I was not expecting to be writing this blog with this kind of energy in February, but here we are.

The spring market arrived early in 2026, and the data backs up what I'm seeing on the ground every single day. If you've been waiting for a sign to make a move— buying or selling— this might be it. Let’s break down what's happening, why it matters, and what you should do about it.

Something Has Shifted

Something has shifted, and the numbers are backing up what I'm seeing in real time.

Inventory is rising, buyer demand is strengthening, and prices are stabilizing. Mortgage rates are hovering around 6.27%*, and some of my buyers right now are actually breaking into the 5s.

Yes, you read that right. The 5s.

Pending home sales climbed steadily through January, up both week-over-week and year-over-year, and mortgage purchase applications are up 18% compared to this time last year.* Experts say that housing demand historically strengthens when rates approach 6%— and 2026 may be the first year we see that trend actually hold.

The Buyers Are Back

In the past month alone, I've had three buyers reach out to me who had been on the sidelines since 2023. People who paused their home search two years ago because of rates, affordability concerns, or just plain frustration are back out there, and they are ready.

If you've been in that camp, you are not alone. And there’s finally some really good news for you.

For the first time in a while, buyers have options and negotiating leverage. Every deal I'm currently working on has seen buyers win— whether that's a price reduction, cash back at closing, or seller-paid repairs after inspection. Getting sellers to agree to repairs after inspection is something we simply weren’t seeing 3 to 5 years ago. The market has genuinely shifted in buyers’ favor, and there are so many ways to take advantage of it right now.

What This Means If You're Thinking About Selling

I think sellers need to hear both sides of this story, and you know I will always tell it to you straight.

Yes, the market is picking up. Yes, buyers are coming back. But this is not 2021. Buyers have choices now, and they know it. The sellers who are winning right now are the ones who have their homes show-ready and priced right from day one.

For example, in 32708, 46% of listings saw price decreases in January. That tells us something important: overpriced homes are sitting. Homes that need work and are priced like they don't? Also sitting. But ready-to-go homes, presented beautifully, and priced competitively? Those are finding buyers.

I'll say it plainly: ready homes are selling. Homes that need work or are priced too high are sitting— and eventually dropping their price.

If you've been thinking about listing, now is a really good time to have a conversation. Not to rush, but to plan. What does your home need? What should it be priced at in this market? Those answers matter more right now than ever.

Straight from My Title Rep

I want to share something from my title partner, Heidi Foster at First American Title, because what she's seeing on her end reinforces everything I'm experiencing:

"This year has been a strong shift. I'm up significantly in both open orders and revenue compared to 2025, and many of my mortgage partners are telling me they're seeing more loan applications than they have in several years. It's clear there's renewed momentum building in the market." — Heidi Foster, Business Development Manager, First American Title

When your title rep and your mortgage partners are all saying the same thing? You pay attention.

So, What Should You Do?

Whether you're a buyer or a seller, my advice is the same: don't wait for perfect conditions. The window of opportunity we have right now— stabilizing prices, rates approaching the 5s for some, inventory giving buyers real options— is a meaningful one.

If you're a buyer: Get pre-approved, get clear on your priorities, and get back in the game. You have more leverage than you've had in years, and the competition isn't as fierce as it was. This is your moment.
If you're a seller: Call me before you do anything else. We need to talk about condition, pricing, and timing. In this market, those three things will determine everything.

As always, I'm here when you're ready. Whether you're ready to move or just starting to think about it, I'm always happy to talk through where things stand. Let's make some moves. 🏡

Have questions about the current market? Want to know what your home is worth right now? Reach out anytime, I'm always happy to chat.

* Market data sourced from HOMEWISE and HousingWire Housing Market Tracker, January 2026.