Inventory Is Up, Buyers Are Picky, Sellers Are Firm, Terms Are Back
More Choices for Buyers Means…
Nationally, buyers have more choices than they did a year ago, and it’s making them slower to commit. They are comparing more, touring more, and negotiating harder when something feels overpriced. A good baseline is Realtor.com Housing Trends Hub
What this means if you are buying
You can be pickier, prioritize layout, access, and condition, not just the view.
Ask for terms again, credits, repairs, closing timing, it is back on the table.
Tour more, then move fast on the best fit, the good ones still get attention.
What this means if you are selling
You are competing with more options, so pricing and presentation have to be sharp.
Early showing feedback matters, if it is quiet in week one, adjust quickly.
Make it easy to compare, clean photos, clear upgrades list, clean disclosures, less friction wins.
Pending Sales Can Be Choppy
Pending sales have been choppy, which is a polite way of saying buyers are cautious and timing sensitive. This is where you feel the “I like it, but I’m not chasing it” vibe show up. Here’s the national pulse,
NAR Pending Sales Update.
What this means if you are buying
Use timing as leverage, slower momentum can open room for better terms.
Watch days on market, it can signal where a seller is ready to listen.
Keep your offer clean, even if you negotiate, clarity wins when buyers are cautious.
What this means if you are selling
Don’t overread one quiet week, but do take the hint if it stays quiet.
Reduce the reasons to pause, pre inspection, receipts, permits, and a clean story help.
If you reduce, make it meaningful, tiny tweaks rarely change buyer behavior.
Days On Market Matter More Than Ever
Tahoe is doing the same thing with a local twist, condition and presentation are deciding who gets the offer and who gets the price cut. If it looks easy and priced right, it gets showings, if it has friction, it starts collecting days. For the seller side lens, Compass Sell Overview
What this means if you are buying
Look past the staging and check the real friction, roof, heat source, access, and deferred maintenance.
If a home is clean and priced right, do not assume it will sit, you still need to move with purpose.
Use inspection wisely, focus on big items that change cost or safety, not small cosmetics.
What this means if you are selling
Do the easy wins first, paint, lighting, clean snow removal, minor repairs, it changes the feel instantly.
Pre inspection can be leverage, it reduces fear and helps buyers write cleaner offers.
If your home has friction, price for it up front, buyers punish surprises harder than imperfections.
Wrapping It Up
More inventory means buyers are comparing harder, moving slower, and negotiating like it’s normal again. If something feels overpriced or high friction, buyers are stepping back instead of chasing. In Tahoe, condition and presentation are deciding who gets showings and who gets reductions. If you want the buyer nitpick list, I’ll send it.
