09/09/2026
π‘ Waiting for the market to "cool down enough" before you start looking? Here's the thing nobody tells you: cooling markets don't come with a big announcement.
For years, buyers said they wished the market would calm down β fewer bidding wars, less urgency, more room to actually evaluate a home instead of deciding in the driveway. So when you hear about price reductions, homes sitting longer, or deals falling through, that might actually be the signal you've been waiting for, not a warning sign.
Here's what's really happening right now, both nationally and close to home:
Nationally, institutional investors have been net sellers for 9 consecutive quarters in a row β by Q2 this year, net selling was up 408% compared to the same time last year. Fewer big investors competing for homes means real opportunity for buyers.
Locally, we're seeing something similar. Even with rates still elevated, more buyers are sitting on the sidelines than you'd expect given how active the market actually is. At the same time, more homes are hitting the market, days on market are increasing, and sellers are beginning to offer more concessions to get deals done.
That combination β more inventory, longer time to sell, sellers more willing to negotiate β is exactly what buyers have been asking for. The irony? A lot of people are still waiting for a clearer sign, when the sign has already arrived. It's just quieter than a hot market ever was.
That doesn't mean every home is a deal, or that well-priced homes won't still draw real interest. But there's a real difference between healthy competition and the chaos of a truly hot market.
We broke down the full picture in our latest post. Link below. π
π https://www.thespinosas.co/blog/is-this-housing-market-just-right-for-buyers/
Real Estate | Bristow & Northern Virginia Updated September 2026 Whether they're aware of it or not, people often decide whether to buy a home bas
