05/28/2026
EXIT Realty Coannah — “I’m waiting for the market to crash before I buy.”
I’m hearing this in buyer conversations right now. And I get it — the headlines are confusing, prices feel high, and 2008 left a scar on a lot of people’s financial memory.
But here is what my MLS data actually shows:
Active listings are around 26,000 — elevated, yes.
Days on market are at 81 days. But the sold median price is holding steady around $450K, and homes are still selling at 95–98% of list price.
That is not a market in freefall. That is a balanced market where buyers have room to negotiate without sellers getting desperate.
And here is the part most people do not think about:
you cannot have low prices and low rates at the same time.
The housing market is a teeter-totter.
When prices drop it is usually because the economy is struggling — which means rates stay high or go higher.
We saw the opposite play out in 2020.
Rates hit historic lows and the market exploded overnight.
The buyers who had been “waiting for the right time” suddenly found themselves in bidding wars, waiving inspections, and losing offer after offer.
The structural conditions that caused 2008 — toxic subprime loans, no-doc mortgages, reckless lending — do not exist today.
The average American homeowner holds nearly $300,000 in equity. Lending standards are sound.
Even Steve Eisman, the investor who predicted the 2008 crash and was featured in The Big Short, has said publicly that today’s market has nothing to do with subprime.
Right now — more inventory, motivated sellers, negotiating room, less competition — is actually the window most buyers say they are waiting for. The moment rates drop, that window closes.
If you have been on the fence, I would love to show you what the numbers actually look like for your situation. Not a pitch. Just an honest conversation.
