Kyle Null of Coldwell Banker Realty

05/15/2026

🏠 Cincinnati Home Buyer Criteria 🏠
Run this AI Prompt Before Searching for Homes: https://kylenull.net/posts/ai-powered-home-search/

05/04/2026

📊 Greater Cincinnati Market Snapshot | May 4, 2026

The 30-year fixed jumped to 6.20% to start the week — up 11 bps from last Monday's 6.09% — as 10-year Treasury yields pushed higher on Iran ceasefire uncertainty and climbing oil prices. The Fed is expected to hold this week, so the next move likely hinges on inflation data.

🏠 For Buyers — Each tick higher in rates trims your budget. On a $400K loan, today's payment runs roughly $30/mo more than just last Monday. Loveland and the Landen pocket of Mason are still seller-leaning (homes moving in 16–25 days), but Maineville's 55-day DOM is opening real room to negotiate price and seller concessions. If you're house-hunting that direction, this is the week to push.

🔑 For Sellers — Rate-sensitive buyers are tightening their search filters, so list strategically: price just under round-number caps ($475K vs $480K, $399K vs $405K) to stay visible. Loveland and Landen are still rewarding sharp pricing on day one. In Maineville, build a 30–60 day timeline into your plan and price for today's rate environment, not last quarter's.

Questions about what this means for your move? DM me or drop a comment below.

📍 Serving Mason · Loveland · Maineville · Landen and the Greater Cincinnati area
📞 Kyle Null | Coldwell Banker Realty

*Source: Mortgage News Daily, May 4, 2026*

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04/13/2026

📊 Greater Cincinnati Market Snapshot | April 13, 2026

Mortgage rates dropped again this week — the 30-year fixed is now averaging 6.37%, down 9 basis points from 6.46% last week, marking the biggest weekly decline since February. The move follows the US-Iran ceasefire announcement, which reduced geopolitical uncertainty and sparked a bond market rally that pulled Treasury yields — and mortgage rates — lower.

🏠 For Buyers — Inventory is building and homes are taking longer to sell across Mason, Loveland, Maineville, and Landen. Mason's median days on market has climbed from ~18 days last year to ~38 days today, meaning buyers have real negotiating leverage — especially on anything that's been sitting 30+ days. This week's rate dip from 6.46% to 6.37% saves approximately $55/month on a $450,000 mortgage compared to last week. If you've been on the fence, conditions are shifting in your favor.

🔑 For Sellers — Precision pricing is more important than ever right now. Homes in Mason are closing at 97–98% of list price and averaging 38 days to sell — a meaningful shift from the fast-paced market of recent years. Well-prepared, move-in-ready homes are still attracting competitive offers, but overpriced properties are sitting. My advice: stage well, price to the current market, and plan for a 4–6 week timeline to find the right buyer.

Questions about what this means for your move? DM me or drop a comment below.

📍 Serving Mason · Loveland · Maineville · Landen and the Greater Cincinnati area
📞 Kyle Null | Coldwell Banker Realty

*Source: Freddie Mac Primary Mortgage Market Survey, April 9, 2026 | Market data: Movoto, RealtyTrac, Redfin, April 2026*

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04/07/2026

04/06/2026

📊 Greater Cincinnati Market Snapshot | April 6, 2026

The 30-year fixed mortgage rate dropped to 6.34% this week — down 12 basis points from 6.46% last week. Bond yields fell as investors moved to safety amid renewed tariff uncertainty, giving borrowers a brief window of relief.

🏠 For Buyers — Rates below 6.35% improve affordability modestly, but the real opportunity is in negotiating power. Loveland (67 days on market) and Maineville (43 DOM) are showing buyer-friendly conditions with homes sitting longer than earlier this spring. If you've been watching a listing that hasn't moved, now is the time to make an offer — sellers are starting to adjust. On a $400K loan, the rate drop from 6.46% saves about $30/mo.

🔑 For Sellers — Inventory is climbing across Mason, Loveland, Maineville, and Landen. Mason leads with roughly 155 active listings, and homes that linger past 45 days on market are seeing price cuts — including a $24K reduction on Hunters Lk this week. The market is rewarding well-priced homes in the $400–525K range and punishing overpricing. If your home has been sitting, a strategic price adjustment now can avoid a longer, more costly wait.

Questions about what this means for your move? DM me or drop a comment below.

📍 Serving Mason · Loveland · Maineville · Landen and the Greater Cincinnati area
📞 Kyle Null | Coldwell Banker Realty

*Source: Mortgage News Daily, April 4, 2026*

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04/04/2026

That car you're driving? It's eating your house budget.
Per Fannie Mae guidelines, lenders count your car payment against your mortgage qualification. Every dollar going to your car is a dollar that can't go toward your home loan.

Here's what that actually costs you at a 6.0% rate:
$350/mo sedan → −$58K in buying power
$500/mo mid-size → −$83K in buying power
$650/mo SUV → −$108K in buying power
$800/mo truck → −$133K in buying power
$1,000/mo luxury → −$167K in buying power

Read that again. An $800/mo truck payment wipes out $133K in mortgage power. That's an entire house in some markets.

Planning to buy in the next year or two? Think twice before upgrading your car. The timing of that purchase matters more than most people realize.

And if your car loan has less than 10 payments left — talk to your lender. Paying it off early could unlock serious borrowing power.

Save this for later.

04/02/2026

That home or condo you've been eyeing might be costing you more than you realize.

Lenders count HOA as part of your monthly housing cost. More HOA = less mortgage you qualify for. Simple as that.

Here's a real example:
$200K house. $200/mo HOA.
At 5.5% → Lender sees it like a $235K house
At 6.0% → Lender sees it like a $233K house
At 6.5% → Lender sees it like a $232K house

That $200/mo HOA just added $32K–$35K to what the lender thinks you're really paying for.

A $400/mo HOA? You've lost $63K–$70K in buying power.

Before you fall in love with that condo, run the numbers backward: start with your max payment, subtract the HOA, and see what's left for the actual mortgage.
That's your real budget. Not the listing price.

Save this for when you're ready to shop.

03/30/2026

📊 Greater Cincinnati Market Snapshot | March 30, 2026

Mortgage rates just hit a 6-month high — the 30-year fixed is now at 6.56%, up 34 basis points from last week's 6.22%. Rising Treasury yields, inflation worries tied to Middle East tensions, and growing odds of a Fed rate hike are all pushing borrowing costs higher. That's over a half-point increase from the 3-year lows we saw just three weeks ago.

🏠 For Buyers — If you're shopping in the $400K–$500K range, this rate jump adds roughly $135/month to your payment compared to just 3 weeks ago — real money over the life of the loan. The silver lining: Maineville (114 days on market) and Landen (82 days on market) are significantly softer than Mason right now, giving buyers more room to negotiate. If you have flexibility on location, these markets offer better leverage while rates are elevated.

🔑 For Sellers — Rising rates are compressing the buyer pool, especially above $500K. In Mason, where the median list price sits around $525K, precise pricing and strong presentation are more important than ever. Well-prepped, move-in ready homes in Mason are still moving in under 60 days. If you're in Loveland or Maineville, set realistic expectations — we're seeing 67 to 114 days on market in those areas, and price reductions are becoming more common as sellers adjust to buyer affordability limits.

Questions about what this means for your move? DM me or drop a comment below.

📍 Serving Mason · Loveland · Maineville · Landen and the Greater Cincinnati area
📞 Kyle Null | Coldwell Banker Realty

*Source: Bankrate, Freddie Mac PMMS, Mortgage News Daily, Movoto, Zillow — March 30, 2026*

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