Bryon Phelps Capital District Real Estate

04/24/2026

🏡 East Greenbush homeowners — your market just set a new pace.
The median time for a home to go under contract in East Greenbush right now is 7 days. Sellers are not just getting their asking price, they are beating it by nearly 5%. If you have been waiting for the right time to make a move, the data is making a pretty strong case.
Send me a message if you want to know what your home could realistically sell for in this market.

04/16/2026

🏡 Ballston Spa homeowners — the market just made a strong case for listing.
10 days. That's the median time it's taking for homes to go under contract right now. And sellers aren't just getting their asking price — they're beating it by 5%.
If you've been on the fence, this is the kind of market that moves fast in both directions. Message me if you want to know what your home could realistically sell for right now.

04/15/2026

Home inspections can make or break a transaction — but not always for the reasons you'd expect. Understanding how inspectors communicate is just as important as what they find. Read the article here: https://bryonphelps.substack.com/p/what-your-home-inspector-is-really

04/10/2026

Most agents walk a home and see finishes. My background as a former licensed home inspector means I see what a buyer's inspector is going to find — before it becomes a problem at the negotiating table.
I put together a full breakdown of what I look for before listing — key systems, structural tells, moisture indicators, and when a pre-listing inspection actually makes sense for Capital Region sellers.
Full article here → bryonphelps.substack.com
Thinking about selling this spring? Send me a message or request a free home valuation here → https://rebryonp.sterling518.net/evaluation

Practical, data-driven insights on selling, pricing, and the Capital Region real estate market. Click to read Bryon Phelps - Capital Region Real Estate, a Substack publication. Launched a few seconds ago.

04/09/2026

🏡 Glenville homeowners — here's what the market looks like right now.
Less than one month of homes available for sale. Buyers are active and paying close to asking price. Homes are moving in about 5 weeks.
If you've ever thought about selling — this is the market people wait years for.
Message me and let's talk about what your home could get you today.

04/06/2026

If you've been on the fence about selling this spring, now is a good time to pay attention.
Buyer activity is rising, inventory is still low, and serious buyers are actively looking in the Capital Region. That's a combination that works in a seller's favor — and it won't stay that way indefinitely.
Thinking about making a move? Drop a comment or reach out directly — I'm offering free home valuations right now.

04/05/2026

Happy Easter! 🐣

If you know anyone thinking about buying or selling this spring, send them my way — I'll take great care of them.

04/04/2026

Industry data shows the top two reasons real estate deals fall through are inspection issues at 70.4% and buyer financing at 27.8%.

Both are preventable with the right preparation.
Sellers — get ahead of it with a pre-listing inspections.
Buyers — get your financing sorted out before you start looking.

Simple steps that make a real difference when it counts. Thinking about selling this spring? Send me a message — happy to walk you through your options.

04/03/2026

Before listing, one of the first things I tell every seller — remove what doesn't help buyers picture themselves in the space.
Personal photos, decorations, and clutter are the most common culprits. It's a simple step that has a real impact on how showings go.
Thinking about selling in the Capital Region this spring? Drop a comment or send me a message.

04/02/2026

🚨 Just Listed — and this one is hard to pass up.
A build-ready corner lot inside the Sleepy Hollow Lake community.
✅ 0.25 acres
✅ Corner lot with privacy
✅ Builder contacts + site estimates included
✅ Community lake access — beach, pool, boating, fishing, tennis
✅ Minutes from the Hudson River and Hudson Valley towns
One of the most affordable ways into a premier lake community in the region. Tag someone who's been dreaming about building their own place. 👇