We’re seeing a noticeable shift: 20.4% of active listings have had price reductions recently. Nationally, homes going under contract dipped by less than 1% in Mid-Q3, which breaks an eight-month streak of gains. Higher borrowing costs—averaging close to 6.7% for a 30-year fixed mortgage—have made buyers more cautious, and these rates stayed elevated for weeks, ending over 20 basis points above where they started earlier in Q3. Even as demand softened, the market hasn’t stalled. The national median list price adjusted down to $424,500. Active listings climbed about 4%, while new listings dipped a bit. Interestingly, fewer sellers decided to delist, with a 13% drop in those pulling their homes off the market. Slower activity has given buyers a bit more time and leverage at the table, but sellers who priced strategically still found success closing deals. Looking forward, it’s not just about whether mortgage rates fall, but whether they stabilize near 6.7%. If they do, we could see even more price cuts or some sellers decide to wait it out. As someone who’s honed negotiation skills both in and out of uniform, I always keep a close eye on these shifts—because in a market like this, the right strategy can make all the difference for my clients.
Author: David R. Maldonado
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Maryland Home Prices Rise as Market Remains Competitive
As someone who thrives on helping my clients win in this fast-paced Maryland market, I know firsthand how challenging it’s become to find the right home. In August, we saw new listings in Maryland drop by a striking 23.6%, while active inventory fell 13.7%. Despite this squeeze, both median and average home prices pushed up about 2.4%, with the median now at $445,000. Home sales dipped 8.5% and pending sales edged down 1%, showing just how competitive things remain. Navigating tight inventory and rising prices calls for sharp negotiation and a client-first approach—something I’ve honed both in the Army and as your trusted realtor. When the market gets tough, that’s when experience counts most.
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Housing Options Expand, Offering Buyers More Choices in August
August brought a noticeable shift in the housing market: inventory climbed 1.2% from July and 3% year-over-year, even as new listings dropped by 5%. Pending sales edged down 0.2%, and median list prices saw a 1.3% dip. With mortgage rates ticking higher, activity is cooling off a bit. As someone who thrives on negotiation and always keeps my clients’ interests front and center, I see opportunities in these market changes. Whether you’re navigating DC or Maryland real estate, having a disciplined strategy and the right advocate on your side can make all the difference—especially as the pace of the market shifts.
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The Best Time to Buy a Home in 2026 | “The Veteran’s Realtor”
From September 27 to October 3, buyers were expected to see the strongest national mix of inventory, softer pricing, lighter competition, and slower market speed.
During that window, active listings could reach ↑31.9% versus the year's start and ↑13.3% versus the avg. week, expanding choice nationwide for buyers.
Listing prices were projected 3.5% below their seasonal peak, translating to ~$14K in possible savings on a median-priced US home near $416K.
Competition was historically ↓30.1% from its annual peak, while homes were expected to spend ~64 days on market, giving buyers more time.
The backdrop favored buyers: listings kept growing yearly, demand softened, and experts said earlier fall may widen choice while later fall may improve price flexibility. -
Germantown – Most Affordable Homes of August 2026 | “The Veteran’s Realtor”
Germantown — Most Affordable homes for August 2026.
Listings (sorted by price):
1. Listing MDMC2247478 — $209,100
2. Listing MDMC2252130 — $210,000
3. Listing MDMC2201792 — $214,900
4. Listing MDMC2218316 — $219,000
5. Listing MDMC2220688 — $219,000
6. Listing MDMC2251586 — $219,000
7. Listing MDMC2251734 — $219,900
8. Listing MDMC2238686 — $229,999
9. Listing MDMC2230920 — $235,000
10. Listing MDMC2239868 — $249,900
11. Listing MDMC2246312 — $254,999
12. Listing MDMC2238178 — $259,000
13. Listing MDMC2220390 — $260,000
14. Listing MDMC2230710 — $265,000
15. Listing MDMC2253268 — $269,000 -
The Average Down Payment On A House, Explained
Navigating the home buying process means understanding what to expect when it comes to your down payment. In 2025, U.S. buyers typically put down a median of 19%. If it’s your first purchase, that number often sits closer to 10%, while repeat buyers are averaging 23%. The type of loan you choose can shift these numbers, and putting 20% down is the magic number to avoid PMI. There are also assistance programs and smart budgeting strategies out there to help make your path to homeownership smoother.
Drawing from my experience as an Army Veteran and seasoned negotiator, I know that being prepared with the right information—and a clear plan—makes all the difference in helping you win that offer. As someone who’s dedicated to putting clients first, I’m always here to help you understand your options and confidently take the next step.
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U.S. Home Prices Ease Across Major Metros | “The Veteran’s Realtor”
We're seeing some real shifts in the housing market lately—by mid-third quarter, the price per square foot dropped year-over-year in 36 out of the 50 largest U.S. metro areas. That’s a clear sign of cooling across many of the big markets. Nationally, the price per square foot was down about 2% from last year, making it the tenth straight month we’ve seen this kind of softening. As the quarter wrapped up, momentum slowed further, and many sellers started adjusting their expectations—cutting asking prices more sharply to meet buyers in the middle. High mortgage rates are keeping affordability tough, especially in places that had those big run-ups during the pandemic. Some of those boom-era markets are now giving back a chunk of those gains, especially with inventory running a bit higher than before the pandemic. As someone who thrives on negotiation and always puts my clients’ interests front and center, I’m watching these changes closely to help you navigate a shifting landscape and come out on top.
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Experts Share Insights on Future Mortgage Rate Trends
As someone who thrives on helping clients navigate every twist and turn in real estate, I’m always keeping an eye on where mortgage rates are headed. Right now, experts are seeing 30-year fixed rates hovering between 6.7% and 6.9% as we move through 2026. These numbers can shift depending on your credit, where you’re buying, and your financial picture. If the Fed raises rates, we could see them climb a bit higher—but if inflation gets under control, there’s a good chance they’ll drop back. I’ve always believed that preparation is key—so improving your credit score can make a real difference in the rate you secure. My approach, whether flying a helicopter or negotiating a deal, is always about putting you in the best possible position to win.
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New listings hit a four-year high
Seeing new listings hit a four-year high is a big moment for those of us closely following the US housing market. We’re looking at an 8% jump in new listings—the highest since August 2022. Active listings are approaching a balanced market, even as pending sales reach a low point. Mortgage rates at 6.66% are adding pressure to affordability, though the median home price still edged up by 2.2%. As someone who thrives on negotiating the best deals and helping clients navigate these shifts, I see opportunity where others might see obstacles. Staying mission-focused, I’m here to make sure buyers and sellers alike come out ahead—even when the market adds a few twists.
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The best and worst states for first-time home buyer assistance in 2026
As someone who’s navigated high-stakes situations both in the Army and in real estate, I know that for first-time homebuyers, the financial hurdles at the starting line can feel huge. The kind of state assistance you get in 2026 can make all the difference—some states offer generous forgivable loans and grants, while others stick to stricter, repayable aid with a range of loan terms, income restrictions, and even perks like student debt relief. Each of these details can shift your buying power. In my experience helping clients in DC and Maryland, knowing the ins and outs of these programs—not just what’s offered, but how they fit your goals—can be the edge that helps you win. If you’re stepping into the market for the first time, understanding your options is just as critical as making the right offer.
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