Steve Terry - Fathom Realty - NV S.174560 & UT 5481941

11/02/2025

The Fed cut rates again… and mortgage rates went up.

Most people see that and think it makes no sense.

Rates are supposed to fall when the Fed cuts… right?
Not always.

Here's what actually happened:

For weeks, the market already expected this cut.
It was priced in before the announcement ever hit the news.

So the cut itself didn’t move mortgage rates.
The market already saw it coming.

What mattered was the message that followed.

The moment Powell made it clear that future cuts aren’t guaranteed and that the Fed is watching data before making any next move, markets adjusted.

Investors shifted expectations forward, not backward.
That shift pushed mortgage rates up, even though the Fed lowered theirs.

This is the difference between headlines and how the system works.

The Fed influences the path of money.
The market decides the price of money.

And right now, the market cares more about inflation data, economic cooling, and guidance for what comes next than it does about a single rate cut.

Here’s the real takeaway:

Mortgage rates don’t move on what already happened.
They move on what the market believes is coming.

So waiting for the “perfect rate” isn’t a strategy.
Having a plan for how to act when the window opens is.

Because when the data shifts and it eventually will, the market reacts fast.

And the opportunities go to the people who are already prepared, not those who wait for the headlines to tell them what happened.

10/24/2025

Every year people say they’ll buy next year..

And every year they wish they bought last year…

10/20/2025

10/16/2025

Remember when real estate agents were saying, “Marry the house, date the rate?”

I said then and I’ll say it now…that was bad advice because no one has a crystal ball. If you bought in late 2023 you might have a shot to refinance, but for most the big drop never came. Rates have ticked down a little bit, but not enough to justify refinancing for the majority of homeowners.

Folks, buy a house because you love it, because it fits your life, because it makes financial sense to you now, tomorrow, next month next year.

But don’t EVER gamble on rates magically dropping.

10/15/2025

Let me give you a reality check…Zillow lost $881 million and wiped out $40 billion in stock value buying homes with their own algorithm.

Zillow’s own CEO sold his own house for 40% less than his estimate. 40%. Yet people are still betting their largest single investment, their home, on a free estimate from Zillow.

Make that make sense to me please. Even Zillow doesn’t trust Zillow. So why should you?

If you really want to know what your home is worth don’t gamble on an algorithm. Call a professional real estate agent. Your home deserves more than just a guesstimate. 

10/09/2025

🚨 Fed Officials Quietly Discussed a Possible Housing Market Collapse

The Federal Reserve just released minutes from their latest meeting… and it’s got a lot of people talking.

They admitted they’re worried about a “substantial deterioration” in the housing market.

Despite rate cuts, home sales remain stuck at multi-decade lows — buyers are priced out, and builders are slowing down.

Even Fed Chair Jerome Powell acknowledged that the housing market has been “curiously weak,” and economists warn that if demand for new homes drops further, it could ripple through jobs and the economy.

The big takeaway?

👉 The Fed may keep cutting rates, but that doesn’t guarantee mortgage rates will drop.

👉 Affordability is still the biggest problem.

👉 And the risk of a housing correction is officially on the Fed’s radar.

If you’ve been waiting for a sign that the market’s shifting — this might be it.

10/09/2025

Did you miss the peak of the market? Maybe. And maybe not…

Local home prices are dropping slightly from the same time last year, while the number of homes available for sale continues to rise, according to that report.

09/15/2025

The psychology of overpricing is fascinating.

Sellers think they're being strategic, leaving "negotiation room."

But here's what actually happens:

Day 1-30: Buyers assume you're delusional. They don't even look.

Day 31-60: The few who visit think something's wrong. Why else would it still be available?

Day 61-90: You're now "that house". The one every agent uses as a comparison. "It's priced way better than that place on Oak Street that's been sitting forever."

Day 91+: You're radioactive. Even when you drop the price, buyers wonder what disaster you're hiding.

The longer you sit, the weaker your position becomes.

Meanwhile, the house that priced correctly?

Multiple offers in week one.
Sold above asking by week two.

The seller who "left room" is still explaining to friends why their house is "taking longer in this market."

The market has a memory.

Every day on the market is documented. Every price reduction is public.

Your stubbornness becomes data that buyers use against you.

The irony? You'll eventually sell for less than if you'd priced it right initially.

Those carrying costs and the stress add up to more than you ever would have "negotiated down."

Price it right and let competition drive it up.

Price it wrong and watch isolation drive it down.

The market doesn't negotiate with ego.

It just waits you out.

09/09/2025

The truth is, your house is worth exactly what someone will pay for it tomorrow.

Not what an algorithm thinks.
Not what the tax assessor needs.
Not what your insurance requires to rebuild.

Just what another human with money decides at a specific moment in time.

This is what they don't tell you at closing:

You'll never actually know what your house is worth until you sell it.

Every number until then is theoretical.

A guess. An opinion. A calculation based on other guesses.

Meanwhile, you're sitting in YOUR house, that you bought with YOUR money, and everyone else gets to decide what it's worth.

But here's the secret: None of their numbers matter if you're not selling.

Your house is a place to live, build memories, and escape rent.

And that is priceless...

09/07/2025

The U.S. housing market just flipped on its head.

For the first time ever, there are nearly 500,000 more sellers than buyers. That’s the biggest gap on record.

Why?

• Mortgage rates are still high.
• Prices are sky-high (median sale price over $400K).
• Buyers are sitting on the sidelines, waiting for the market to crack.

Translation: Sellers are losing their leverage. Homes are sitting longer, more price cuts are popping up, and buyers finally have some power.

Don’t expect a housing crash, but do expect some cooling.

Redfin is calling for about a 1% drop in prices this year.

The housing game of 2025 looks a lot different than the bidding wars of 2021.