The Irwin Team

09/03/2026

Why Buyers Shouldn't Overlook a Fall Move

Of course, every market moves a little differently. But here's what doesn't change: Fall consistently buyers. More homes. Lower asking prices. Motivated sellers.

If you’ve been waiting for your search to feel a little more doable, this season may be worth another look.

Let’s have a quick conversation about what's happening in our market and see whether this fall gives you opportunities you may not have had a few months ago.

You've been waiting for something to change before you buy. It just might not be the thing you expected…

09/03/2026

Everyone's been watching mortgage rates. But there's another trend buyers shouldn't overlook...

Every fall, the housing market tends to shift.

More homes hit the market. Asking prices often soften. And sellers are usually more willing to negotiate.

Those seasonal changes happen almost every year – and they can make buying a little easier.

Let's talk about whether those same trends are showing up in our local market – and what it means for you.

09/03/2026

Most buyers don't realize a 401(k) loan and a withdrawal play out very differently when buying a home. 🏡

Tapping a 401(k) with a loan can give Central Valley buyers fast access to cash for a down payment, often with less up-front hassle. The big advantage: no credit check, and the interest you pay goes right back into your own account. But with a withdrawal, you’re looking at an immediate tax hit, possible penalties if you’re not of retirement age, and your nest egg takes a permanent hit.

The important difference? Loans are meant to be repaid and, if you stick to the plan, you can restore your retirement balance over time. Withdrawals are one-way; once the money’s out, your retirement savings shrinks for good. Both options interrupt your retirement investing, but a withdrawal has heavier long-term consequences.

Before you go this route, compare alternatives like down-payment assistance, gifts from family, or mortgage options with lower required cash up front. Sometimes protecting your retirement funds now puts you in a stronger position both for your home and for your future. ✨

Would you consider using your retirement savings to buy a home, or would you look for another option? Tell me your thoughts below or send this to someone weighing their choices!

The Irwin Team | LPT Realty
209-202-3037
DRE # 02143320 | 02082790

09/02/2026

Think New Homes Cost More? Not Right Now.

New homes may actually cost less than an existing home right now. And that’s opening up a window for you to get brand-new for less.

If you want a list of new home communities near you that are currently offering incentives or doing price cuts, let’s connect. That way you have someone in your corner helping you get the best deal possible.

Most people think a newly built home costs more than an existing one. But right now, that’s actually backwards.

09/02/2026

You probably think as a general rule of thumb, brand new homes costs more than existing homes. But right now, that's backwards. This shows just how much.

A newly built home costs about $40k less than an existing one right now. That's because builders are cutting prices and piling on incentives to keep their inventory moving.

And that opens up a window for you to get brand new everything for less than you may expect.

DM me if you want a list of nearby new home communities offering deals like this right now to see if a new build may be in your budget after all.

09/02/2026

Most people assume sellers always have the upper hand, here’s why that’s changing in Modesto. 🏡

Lately, Central Valley buyers are finding more choices and taking their time. Homes aren’t flying off the shelves the way they used to, sellers are now competing for attention, making every price drop and showing count. It’s not uncommon to see well-presented homes attract solid offers quickly, while others linger if pricing or condition isn’t on point.

This means the balance is tipping: buyers have space to be choosy and negotiate, but sellers who set the right expectations and showcase their property’s strengths can still land strong outcomes. For anyone buying, that means sorting out which homes are priced to sell versus those that may see a reduction. For sellers, pricing strategically and preparing your home thoughtfully matters more than ever, scarcity alone isn’t enough to close the deal.

Have you noticed this shift in our local real estate market? Drop your thoughts or questions below. 👇

The Irwin Team | LPT Realty
209-202-3037
DRE # 02143320 | 02082790

09/01/2026

Sellers Outnumber Buyers Right Now

Buying soon? You’ve got more pull than you might expect. Right now, there are more sellers than buyers on the market. And that means sellers know they’ll have to give a little to get their house sold. Exactly how much negotiating power you have depends on where you’re looking. So, let’s chat about how much power you have here, then turn it into a set of keys. 

09/01/2026

Do you realize how much pull you have right now as a buyer?

There are more sellers than buyers on the market right now. That means a lot of sellers know they’ll have to compromise a bit to get their house sold, which leaves you room to negotiate on price and terms.

Of course, exactly how much room you have depends on where you’re looking. But more and more markets are trending in favor of buyers, so let’s chat about what’s going on in our area.

Send a DM, and we’ll turn your negotiating power into a set of keys.

09/01/2026

The Fed paused on rate hikes this spring, here’s what that really means for the Central Valley. 🌱

When the Federal Reserve decided to hold rates steady in March, it sent a clear signal to households across Modesto, Riverbank, and Oakdale: no new jumps in borrowing costs for now. With local job markets feeling uneven and unemployment remaining a concern, this decision brought some much-needed stability to both homeowners and buyers. It didn’t mean everything was perfect, but it did take extra pressure off families and small businesses worried about financing or mortgage changes.

For Central Valley buyers and sellers, the spring pause was more than a headline, it was a reminder that market conditions can change quickly, but thoughtful decisions still matter most. While the Fed isn’t signaling a rapid series of hikes ahead, a steady approach means planning, communication, and real estate negotiation are still key to navigating local uncertainty. As always, having honest, local guidance helps you move confidently when timing matters. 🏡✨

Are you feeling relief, or more questions, about where rates are holding? Share your take below or send this to someone keeping an eye on the market. 📩

The Irwin Team | LPT Realty
209-202-3037
DRE # 02143320 | 02082790

08/31/2026

Every home search in Modesto reveals something new, here’s what’s actually on the market right now.✨

Homes here are listed around $499,900, putting the middle of the market right in focus for Central Valley buyers. With 322 single family homes currently on the market, there’s real variety for different budgets and needs.

On average, these homes have been listed about 37 days, which means buyers aren’t rushing and there’s time to look closely. Prices come in around $306 a square foot, a good reference if you’re weighing options or comparing neighborhoods.📏

In just the past 30 days, 149 homes came on the market, fresh opportunities are popping up often. About 10.9% of homes listed have trimmed their asking price, giving buyers more room to negotiate if the fit is right.🔑

Some 21.7% are back on the market after a previous try, so there’s a mix of homes waiting for new matches. Whether you’re planning your first visit or fine-tuning your strategy, knowing these numbers keeps you one step ahead.

Which part of this snapshot matters most for your next move: price, timing, or having more options?

The Irwin Team | LPT Realty
209-202-3037
DRE # 02143320 | 02082790