Mirela Real Estate

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Mirela Real Estate

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06/23/2026

While the headlines focus on Baby Boomers dominating the market and first-time buyers struggling, there's a quieter story worth telling about older Millennials.

Buyers ages 36–45 are having a genuine moment in 2026. They bought starter homes in their late 20s or early 30s — right before or early in the price surge. They've built significant equity. And now, as their lives have expanded (kids, remote work, aging parents), they're ready to move up.

These are buyers who understand the process. They've been through it. They know how to read a contract, ask good questions, and negotiate from a position of knowledge. They're not panicking at inspection findings. They're not making emotional offers.

And they're entering the move-up market with more leverage than most: equity from their current home, established credit, stable employment, and a clear picture of what they actually want.

If this is you — your moment is here. The move-up market in 2026 is more favorable than it has been in years. You have more to look at, more room to negotiate, and a competitive advantage most first-time buyers simply don't have.

DM me and let's map out your move.

06/22/2026

One of the most common questions I get right now: 'Should I buy new construction or an existing home?'

Here's the most honest answer I can give you.

The case FOR new construction in 2026:
Builders are motivated. New home starts are expected to be the slowest since 2019 — which means builders have inventory to move and they're offering rate buydowns, closing cost assistance, and design upgrades to do it. A builder-paid 2/1 buydown can save you $400–500/month in your first year.

New construction also means no competition for the home, no inspection surprises, and energy-efficient systems that will lower your utility bills from day one.

The case FOR resale in 2026:
Established neighborhoods. Mature landscaping. Faster closing timelines. And often, more room to negotiate — especially on homes that have been sitting.

Resale also gives you something new construction rarely offers: the ability to know exactly what the neighborhood looks, feels, and sounds like before you buy.

Neither is universally better. The right answer depends on your timeline, your budget, and your priorities. But knowing the landscape helps you make the decision clearly.

Drop a NEW or RESALE below — I want to know which direction you're leaning and why.

06/19/2026

In real estate, there's a term for a home that sat on the market too long without selling: stale.

And June is when the stale listing clock really starts ticking.

Here's the pattern: A home hits the market in spring with high hopes. It's priced slightly above where it should be. Buyers tour it but don't offer. It sits through May. Now it's June — the peak season — and it still hasn't sold. By July, buyers are asking their agents: 'Why hasn't this one sold? What's wrong with it?'

That question — 'what's wrong with it?' — is the beginning of the stigma. And once a listing gets that label, price reductions often don't fix it because the perception problem runs deeper than the price.

The solution isn't to panic. It's to be proactive:

If your home has been on the market 30+ days without an offer, it's time to have an honest conversation about pricing, presentation, or both. A strategic price adjustment in June — when buyer traffic is still high — is far better than a desperate one in August when the market cools.

Don't let June slip by. DM me 'STALE' and let's talk about your options.

06/18/2026

In June 2026, one of the most powerful tools in a buyer's negotiation toolkit isn't a lower price. It's a rate buydown.

Here's how it works: instead of asking the seller to drop their price by $15,000, you ask them to buy your mortgage rate down by 1–2 points for the first 1–2 years. That $15,000 translates to roughly $85–90/month in savings from a price reduction. But used as a 2/1 buydown? It can save you $400–500/month in your first year — right when your cash flow is tightest after closing.

Homebuilders have been offering this strategy all year to move inventory. Now it's showing up in existing home sales too, as sellers get more motivated and buyers get more strategic.

The math:
2/1 buydown on a $400,000 mortgage:
Year 1: rate drops 2 points = saves ~$500/month
Year 2: rate drops 1 point = saves ~$250/month
Year 3+: regular rate applies

This strategy works best when you plan to refinance when rates drop further — or when you simply need breathing room in the first two years.

DM me 'BUYDOWN' and I'll walk you through how to structure this into your next offer.

06/17/2026

If we’re being honest, resale value would take a backseat to the things that make everyday life a little better. A coffee station, a hidden pantry, a closet that finally fits everything, and a bathroom that feels like a luxury hotel. What would be your non-negotiable?

06/16/2026

Single women now account for 25% of all home purchases in the United States — the second largest buyer group, behind only married couples.

Let that number sink in for a moment.

One in four homes purchased right now is being bought by a woman on her own. And according to NAR, single women have consistently outpaced single male buyers for 40 consecutive years.

NAR's deputy chief economist put it this way: 'They're really making a lot of sacrifices to get into homeownership — and that says to me, it's important to her. She wants to be a homeowner.'

If you're a single woman who has been thinking about buying and wondering if you 'should wait' until there's another income in the picture — this number tells you something important: you don't have to. Hundreds of thousands of women are making this work, on their own terms, every single year.

I work with single buyers regularly and understand the specific questions — down payment strategies, financing on a single income, the right neighborhoods, the right size home. DM me and let's have that conversation.

Tag a woman you know who's been thinking about buying her first home. 🏠

06/15/2026

Every June, a specific type of buyer enters the market with a hard deadline: the school year.

These are families who need to be settled, unpacked, and enrolled before August. That gives them roughly 6–8 weeks to find a home, go under contract, close, and move. The urgency is real — and so is their motivation.

For sellers: family buyers are not casual browsers. When they schedule a showing in June, they're ready to make decisions. A well-prepared, move-in-ready home in or near a desirable school district is exactly what they're looking for — and they'll often pay a premium to get it.

For family buyers: here's your honest timeline check.

If you need to be in a home before school starts, you should be under contract by late June at the latest. Closing typically takes 30–45 days. That means you have weeks, not months, to find your home.

This is one of the most focused, motivated buyer pools of the year. If you're selling — you want to be on the market right now. If you're buying — you want to be pre-approved and moving fast.

DM me and let's build your June timeline today.

06/12/2026

We're halfway through 2026.

If you started this year saying 'I want to buy a home this year' or 'I think we're going to sell this year' — this is your check-in.

Where are you actually at?

If you're a buyer:
Are you pre-approved? Have you toured homes? Do you know your real budget — not just your mortgage approval number, but the number that lets you sleep at night? If the answer to any of these is no, June is the time to fix that. The second half of the year still has strong inventory. But the family-buyer rush ends in August, and the market shifts.

If you're a seller:
Have you had a pricing conversation? Do you know what your home would sell for today — not what it sold for in 2022 or what your neighbor thinks it's worth? The summer window is open. Fall is quieter. If you've been circling this decision, the halfway mark is a good time to make a call.

Sometimes goals need a restart, not an abandonment. If 2026 felt like it got away from you — there's still time.

DM me and let's figure out where you actually stand and what it would take to move forward.

06/11/2026

In 2021 and 2022, buyers were waiving inspections to win bidding wars. That era is over.

In June 2026, home inspections are back — and they're being used strategically. Buyers aren't just using them as a safety check. They're using them as a second negotiation.

Here's how it typically plays out:

Buyer gets an inspection. Inspector finds $8,000 in deferred maintenance — aging HVAC, minor roof wear, plumbing valve that needs replacing. Buyer comes back and asks for either a $6,000 credit or repairs before closing. Seller is caught off guard because they didn't know about any of these issues.

The sellers who are navigating this well in 2026 are the ones who got a pre-listing inspection. They knew what was there. They either fixed it, priced around it, or disclosed it upfront — all of which builds buyer confidence and keeps deals from falling apart.

For buyers: never skip the inspection. Not in this market, not in any market. Your inspector is the best $400 you'll spend in the entire transaction.

For sellers: get ahead of this conversation before your buyer does. DM me 'INSPECT' and I'll send you my pre-listing prep guide.

06/10/2026

The homes we’re drawn to often reflect more than our style—they reflect the life we’re hoping to create. Whether it’s a waterfront escape, a historic charmer, or a modern retreat, your dream home might say more about you than you think.

Address

3310 W Big Beaver, Suite 105
Troy, MI
48084

Telephone

+15868048506

Website

http://mirelarealestate.com/

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