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The Price You Set Can Make (or Break) Your Home Sale
The One Decision That Impacts Everything
When you decide to sell your home in Walpole, West Roxbury, Roslindale, Dedham, Norfolk, Wrentham, or Westwood, there’s one decision that determines almost everything that follows.
Not the staging.
Not the photos.
Not even the open house.
It’s the price.
Your asking price determines whether buyers rush to see your home… or scroll right past it. Whether you receive strong offers quickly… or end up reducing the price weeks later.
And in today’s Massachusetts market — where buyers have more options than they did two years ago — pricing strategy matters more than ever.
The #1 Pricing Mistake Sellers Are Making Right Now
If you’re thinking about moving, your first instinct may be to check an online home value estimator.
It’s fast.
It’s free.
It doesn’t require talking to anyone.
But here’s the uncomfortable truth:
Online tools don’t know your house.
They don’t know the new roof you installed.
They don’t know the updated kitchen in your Westwood colonial.
They don’t know that your Roslindale two-family is steps from the commuter rail.
They don’t know your Walpole neighborhood is suddenly getting multiple-offer attention again.
They’re working off public data — and often delayed data at that.
And that lag can cost you.
Where Online Home Value Estimates Fall Short
Online pricing tools rely heavily on:
- Closed sales (which reflect the market from 30–90 days ago)
- Public records
- Square footage
- Lot size
- Automated algorithms
What they can’t see:
- Your home’s condition
- Renovations not reflected in public data
- Buyer behavior happening right now
- Hyper-local trends (like how West Roxbury and Dedham are performing differently this month)
Even small pricing errors can create big consequences:
- Price too high? Buyers skip your listing and momentum dies.
- Price too low? You may leave thousands on the table.
- Price “almost right”? You sit long enough to look stale.
In real estate, perception becomes reality very quickly.
What Sellers Actually Believe About Home Values
Here’s what’s interesting.
When asked:
“Who do you think has the best sense for a home’s value?”
Recent sellers overwhelmingly chose the real estate agent hired to sell the home.
According to 1000WATT:
- 56% say the real estate agent hired to sell the home
- 24% say the homeowner
- 18% say online sources
- 2% say other
That’s not accidental.
Sellers know that when it comes time to actually sell — not just browse — experience matters.
What a Local Walpole-Area Agent Brings to Pricing Strategy
A strong pricing strategy is not about guessing.
It’s about:
1️⃣ Knowing What Buyers Are Paying This Month
Not last quarter.
Not last year.
For example:
- A colonial in Westwood may perform differently than one in Norfolk.
- A ranch in Dedham may attract downsizers willing to pay a premium.
- A Roslindale single-family may be competing directly with Jamaica Plain buyers stretching budgets.
That nuance doesn’t show up in an algorithm.
2️⃣ Understanding Active Competition
Pricing isn’t just about past sales.
It’s about:
- What’s currently for sale
- How long those homes have been sitting
- Which ones just went under agreement
- What buyers are reacting to right now
In Walpole and Wrentham especially, the difference between $649,900 and $669,900 can completely change your buyer pool.
3️⃣ Seeing the Subjective Details That Matter
A professional agent walks through your home and evaluates:
- Flow and layout
- Natural light
- Condition vs. competition
- Updates that add real value
- Features buyers are paying more for today
Online tools can’t smell fresh paint.
They can’t feel how bright your sunroom is.
They can’t sense how desirable your street actually is.
But buyers can.
And I can.
The Hidden Cost of Overpricing
Let’s talk about something sellers don’t always see coming.
When a home hits the market overpriced:
- Showings are slower
- Feedback becomes hesitant
- Days on market increase
- Buyers begin to wonder “what’s wrong with it?”
Eventually, a price reduction happens.
But by then?
Momentum is gone.
And homes that reduce price often sell for less than if they had been priced correctly from the beginning.
In a market like Norfolk County right now — balanced but not frantic — precision matters.
The Hidden Cost of Underpricing
On the flip side:
If you rely on an online estimate that undervalues your home, you could:
- Leave equity on the table
- Undersell improvements
- Miss opportunities for competitive offers
I’ve walked into homes in West Roxbury and Walpole where the Zestimate was tens of thousands below what buyers were actually willing to pay.
That’s not a small difference.
That’s a vacation home difference.
Or retirement cushion difference.
Or “college tuition just got easier” difference.
Pricing Is Strategy — Not Just a Number
The right price:
- Attracts serious buyers quickly
- Creates urgency
- Generates stronger offers
- Protects your negotiating power
- Minimizes time on market
The wrong price?
Creates friction from day one.
And in towns like Dedham, Roslindale, Walpole, Westwood, Norfolk, and Wrentham — where buyers are savvy and inventory is shifting — you don’t get a second “first impression.”
Bottom Line
Online home value tools can give you a starting point.
But when real money is on the line, starting points aren’t enough.
If you want:
- The strongest possible sale price
- The least amount of stress
- A strategy built specifically for your neighborhood
Then you need more than an algorithm.
You need someone who works these towns every single day.
If you’re thinking about selling in Walpole, West Roxbury, Roslindale, Dedham, Norfolk, Wrentham, or Westwood:
Let’s determine the right price — not just the easy one.
Get your free, no-obligation home valuation today.
Top 3 Reasons to Buy a Home Before the Spring Market Heats Up
If you’re planning to buy a home this year, you may be focused on the spring market. And hoping that when spring does hit, you’ll see:
- Mortgage rates drop a little more.
- More homes hit the market.
But here’s what most buyers don’t realize. Buying just a few weeks earlier could mean paying less, dealing with less stress, and feeling less rushed.
Here are three reasons why accelerating your timeline over the next few weeks could actually be a better play.
1. Holding Out for Lower Rates May Not Pay Off
A lot of buyers are hoping mortgage rates will fall even further. But that’s not the best strategy. Here’s why. Experts are pretty aligned on this: rates are expected to stay roughly where they are.
Forecasts throughout the industry all point to the same thing: rates are projected to be in the low-6% range this year (see graph below):
That’s not a bad thing, especially if you consider how much rates have already come down. Over the past 12 months, they’ve dropped roughly a full percentage point. And for many buyers, that means affordability has already improved more than they may realize.
So why wait a few more weeks just for more buyers to jump in and act as your competition? You already have a window right now. As Chen Zhao, Head of Economics Research at Redfin, explains:
“House hunters should know that this may be near the lowest mortgage rates fall for the foreseeable future.”
2. Spring Means More Competition + More Stress
Speaking of competition, the spring market is popular for a reason, but with popularity comes pressure. With more buyers active at that time of year, you’ll have to move faster once you find a home you like. And no one likes feeling rushed.
But buy now and you have more time to browse. Fewer people are looking, so homes sit longer.
You can see this play out in the data from Realtor.com (see graph below). In winter months, it takes an average of about 70 days for a home to sell. In spring? That drops to about 50 days. That’s a 20-day swing – and that pace is going to be more stressful.
Homes sell faster in the spring, and slower in the winter. And that can be a worthwhile perk for buyers who want to get ahead before their decisions start to feel rushed.
3. Prices Tend To Rise When Competition Heats Up
And here’s something most buyers forget to factor in. Prices usually respond to demand. So, when demand is higher, prices are too. Bankrate explains:
“Spring and early summer are the busiest and most competitive time of year for the real estate market . . . home prices tend to be steeper to reflect the increased demand.”
In fact, data from the National Association of Realtors (NAR) shows that in 2025, buyers who purchased in the beginning of the year saved roughly $30,000–$35,000 compared to those who bought when prices peaked in the spring or early summer.
And let’s be honest, for a lot of buyers today, every little bit of savings helps. That’s why buying just a few weeks earlier, before prices ramp up, will be better for you and your wallet.
Bottom Line
Buying a few weeks before spring isn’t about rushing. It’s about choosing to be ahead of the curve and knowing you want more leverage, less stress, and meaningful savings.
If you’re ready and able to buy now and want to get the ball rolling, let’s connect.
Why So Many Homeowners Are Downsizing Right Now (And What It Means for Retirement Planning)
For a growing number of homeowners, retirement isn’t some distant idea anymore. It’s starting to feel very real.
According to Realtor.com and the Census, nearly 12,000 people will turn 65 every day for the next two years. And the latest data shows as many as 15% of those older Americans are planning to retire in 2026. And another 23% will do the same in 2027.
If you’re considering retiring soon too, here’s what you should be thinking about.
Why Downsize?
Now’s the perfect time to reflect on what you want your life to look like in retirement. Because even though your finances will be going through a big change, you don’t necessarily want to feel like you’re living with less.
But odds are, what you do want is for life to feel easier.
Easier to enjoy.
Easier to manage.
Easier to maintain day-to-day.
The Top Reasons People Over 60 Move
You can see these benefits show up in the data when you look at why people over 60 are moving. The National Association of Realtors (NAR) finds the top 4 reasons aren’t about timing the market or chasing top dollar. They’re about lifestyle:
- Being closer to children, grandchildren, or long-time friends so it’s easier to spend more time with the people who matter most
- Wanting a smaller, more functional home with fewer stairs and easier upkeep
- Retiring and no longer needing to live near the office, so it’s easier to move wherever you want
- Opting for something smaller to reduce monthly expenses tied to utilities, insurance, and maintenance
No matter the reason, the theme is the same: downsizing isn’t about giving something up. It’s about gaining control and choosing simplicity. And it brings peace of mind to know your home fits the years ahead, not the years behind.
And the best part? It’s more financially feasible now than many homeowners would expect.
The #1 Thing Helping So Many Homeowners Downsize
Here’s the part that makes it possible. Thanks to how much home values have grown over the years, many longtime homeowners are realizing they’re in a stronger position than they thought to make that move.
According to Cotality, the average homeowner today has about $299,000 in home equity. And for older Americans, that number is often even higher – simply because they’ve lived in their homes longer.
When you stay in one place for years (or even decades), two things happen at the same time:
- Your home value has time to grow.
- Your mortgage balance shrinks or disappearsaltogether.
That combination creates more options than you’d expect, even in today’s market.
So, whether you just retired, or you’re about to, it’s not too soon to start thinking about what comes next. Sure, it can be hard to leave the house you made so many years of memories in, but maybe it’s time to close one chapter to open a new one that’s just as exciting.
Bottom Line
Downsizing is about setting yourself up for what comes next – on your terms.
If retirement is on the horizon and you’ve started wondering what your current house (and your equity) could make possible, the first step isn’t selling. It’s understanding your options.
Let’s talk. A simple, no-pressure conversation can help you see what downsizing might look like – and whether it makes sense for you.
Mortgage Rates Hit a 3-Year Low: Why Today’s Numbers Are a Big Deal for Homebuyers
If you’re one of the thousands of homebuyers waiting for rates to fall, you should know it’s already happening. And they recently crossed an important milestone. Rates officially dipped their toes into the 5s – something that hasn’t happened in about 3 years.
This moment marked a critical threshold. Now, rates are sitting in the low 6% territory. And expert forecasts project they’ll hover near this range throughout the year.
Here’s why that’s so good for you.
Why Current Rates Are Such a Big Deal
A mortgage rate doesn’t just affect the interest you end up paying on your home loan. It shapes your entire buying experience.
When rates were up around 7% just one year ago, a lot of buyers felt priced out. Payments were higher. Budgets felt tighter. Affordability was a bigger challenge. That’s especially true for first-time homebuyers, who felt the biggest pinch.
But according to industry experts, that’s starting to change now that rates are slowly inching down. Let’s break down why.
Right now, borrowing costs are in their lowest range in almost 3 years. And that can change the type of home you can afford.
At 6% or below, you’ll see:
- Lower monthly payments. The payment on a $400k home loan is down over $300 compared to when rates were around 7%.
- More buying power, thanks to the extra breathing room in your budget.
In other words, you can now make a stronger offer, purchase in a different location, or buy a home that checks more of your boxes. And that feels like a big shift compared to when rates were at 7%.
This Opens the Door for 550,000 Buyers
To drive home just how much this helps potential homebuyers like you, consider this research from the National Association of Realtors (NAR). It shows that when mortgage rates sit around this level, millions more households can afford a home. When rates are at 6% or below:
- 5.5 million more households can afford the median-priced home
- And roughly 550,000 of those people will likely buy a home within 12 to 18 months
That’s not just speculation. That’s pent-up demand finally getting the green light they’ve been waiting for. You’ve got the chance right now to get ahead and buy before more people notice the game has just changed.
Because whether rates stay in the low 6s or dip back down into the upper 5s, the math is already working in your favor. And the difference from a low 6% to a high 5% isn’t as big as you may think. But the difference from 7% to 6%? That is very much a big deal, and it’s a number that’s already working in your favor.
An Important Call Out
Mortgage rates don’t operate in a vacuum. Home prices, local inventory, property taxes, home insurance, and your personal finances still matter.
And a rate in this territory doesn’t mean every home suddenly works for every buyer. That’s why getting pre-approved and running your numbers with a trusted lender is key.
Still, this rate environment puts more buyers in play than we’ve seen in years. So, if buying didn’t work for you before, it’s worth taking another look.
Bottom Line
Mortgage rates dropping to a 3-year low isn’t just a headline.
For many buyers, where rates are now could be the difference between watching from the sidelines and finally getting the keys to their next home.
If you’ve been waiting for a sign to re-run your numbers and see what’s possible now, this is it.
Let’s take a look at what today’s rates mean for your budget and your options.
The Credit Score Myth That’s Holding Would-Be Buyers Back
Would-be homebuyers aren’t sitting on the sidelines because they don’t want to buy. They’re sitting out because they think they can’t. And sometimes, it’s their credit score that’s holding them back.
According to a Bankrate survey, 2 out of every 5 (42%) Americans believe you need excellent credit to qualify for a mortgage. That may be why, when renters are asked why they don’t own yet, “my credit isn’t good enough” comes up often.
Maybe you’re in the same boat. You look at your score, see it’s not where you want it to be, and assume buying your first place just isn’t realistic right now.
But here’s what you need to know.
Even though a lot of people assume you need flawless credit to buy a house, that’s not necessarily the case.
You Don’t Need Perfect Credit To Buy a Home
So, where’s this myth come from? Part of the confusion stems from the fact that the typical homebuyer today does have a fairly strong credit score. In fact, according to data from the NY Fed, the median credit score for all buyers is 775.
But that doesn’t mean you need a score that high to qualify.
Looking at recent homebuyers, a number were able to get a mortgage with scores below that threshold. Data shows 10% of scores were around 660. Which means some were higher than that and some were lower, but the median in that lowest 10th percentile was around that range (see graph below):
So, even if your score isn’t as high as you want, that doesn’t automatically close the door. FICO explains there is no universal credit score you absolutely have to have when buying a home:
“While many lenders use credit scores like FICO Scores to help them make lending decisions, each lender has its own strategy, including the level of risk it finds acceptable. There is no single ‘cutoff score’ used by all lenders, and there are many additional factors that lenders may use . . .”
The best thing to do is to talk to a trusted lender to see what’s possible for you. Because a portion of buyers are buying with scores in the 600s – and maybe that means you can too.
Bottom Line
Your credit score is important. But that doesn’t mean it has to be perfect.
If credit has been the reason you’ve been waiting to buy a home, it might be time to take another look at your options. If you want help understanding where you stand and what your next step could be, connect with a local lender.
You don’t need to have everything figured out to start the conversation.
Expert Forecasts Point to Affordability Improving in 2026
Wondering what to expect from the housing market in 2026? You’re not the only one. For the past few years, affordability has been the biggest barrier standing between most people and their next move. And a lot of buyers and sellers have been holding their breath waiting for things to get better. The good news? It’s finally happening.
In 2025, affordability was the best it’s been in 3 years. And experts agree the momentum will keep going in 2026. And that’s based on their analysis of the key factors shaping the housing market in the year ahead: mortgage rates, inventory, and home prices.
Lower Mortgage Rates Are Already Here
Mortgage rates have already come down from their peak. By some counts, they dropped by almost a full percentage point over the course of the last year. And that’s a big deal, even if it doesn’t sound like it. But how low will they go? And should you wait for them to come down more? Here’s your answer.
Forecasts suggest they’ll stay pretty much where they are now and hover in the low 6% range throughout 2026 (see graph below):
Where they go from here really depends on what happens with the economy, the job market, and any changes in monetary policy the Fed makes in the year ahead. The important thing is, they’re already lower than they were just one year ago and that’s ideal if you’re planning a 2026 move.
- For buyers: A lower rate reduces monthly payments and increases buying power. And, that combo helps more people qualify for homes that previously felt just out of reach.
- For sellers: It may be time to accept that rates in the 6s are the new normal. And if you need to move, it’s doable, especially with your equity.
Even More Options Are on the Way
In 2025, the number of homes for sale improved by about 15%. As inventory rose, buyers regained things they hadn’t had in years: options, time to consider those options, and negotiating leverage. That helped restore more balance to the housing market.
Not to mention, the inventory gains are a big piece of what’s helped price growth slow down – which in turn improves affordability.
While the inventory gains this year aren’t expected to be as steep, experts at Realtor.com say the supply of homes for sale should grow by another 8.9% this year.
- For buyers: That means even more choice and more negotiating power.
- For sellers: Pricing your house right will be essential to draw in buyers.
Home Price Growth Is Slowing to a More Sustainable Pace
With more homes for sale, there isn’t as much upward pressure on prices right now. And we’ve seen that shake out over the past year. Even so, the overwhelming majority of experts say, nationally, prices will continue rising in the year ahead – just at a slower pace. On average, they say prices will rise by 1.6% in 2026 (see graph below):
And that’s reassuring if you’ve been fed content on social media saying prices are going to come crashing down. But here’s what you need to remember most about this. It’s going to vary a lot by area.
So, lean on a local agent for the latest on what’s happening where you are. Some markets will see prices rise more than this. Others may see prices come down slightly. It really all depends on conditions in your local market
But overall, prices will continue to rise at the national level. And that’s good for the market as a whole. As Realtor.com explains:
“For homebuyers and sellers, the shift signals a more balanced market—one where price growth steadies, rate relief offers breathing room, and negotiating power tilts subtly toward buyers.”
- For buyers: Expect more moderate price growth, not the sudden and intense spikes just a few short years ago. That gives you fewer surprises and more predictability, which makes budgeting a whole lot easier.
- For sellers: This slower price growth restores balance without putting your equity at risk. And that’s a win.
More Homes Will Sell
All of this adds up to a better affordability equation in 2026. And that’s exactly why experts are saying we should see more homes sell (and more people buy) this year.
As Mischa Fisher, Chief Economist at Zillow, says:
“Buyers are benefiting from more inventory and improved affordability, while sellers are seeing price stability and more consistent demand. Each group should have a bit more breathing room in 2026.”
The bottom line is, more people are finally going to be able to make their move this year. So, the question is: will you be one of them? The market is giving you an opportunity you haven’t had in a while. Maybe it’s time to take advantage of it.
Bottom Line
Affordability won’t change suddenly overnight. But, with several key trends working together, it should slowly and steadily improve in the months ahead.
That’s exactly why, in 2026, you should see a market with more balance, more predictability, and more breathing room than you’ve had in years.
Want more information about the opportunities unlocking in our local market?
Let’s chat.
Thinking About Selling Your House As-Is? Read This First
If you’re thinking about selling your house this year, you may be torn between two options:
- Do you sell it as-is and make it easier on yourself? No repairs. No effort.
- Or do you fix it up a bit first – so it shows well and sells for as much as possible?
In 2026, that decision matters more than it used to. Here’s what you need to know.
More Competition Means Your Home’s Condition Is More Important Again
Over the past year, the number of homes for sale has been climbing. And this year, a Realtor.com forecast says it could go up another 8.9%. That matters. As buyers gain more options, they also re-gain the ability to be selective. So, the details are starting to count again.
That’s one reason most sellers choose to make some updates before listing.
According to a recent study from the National Association of Realtors (NAR), two-thirds of sellers (65%) completed minor repairs or improvements before selling (the blue and the green in the chart below). And only one-third (35%) sold as-is:
What Selling As-Is Really Means
Selling as-is means you’re signaling upfront that you won’t handle repairs before listing or negotiate fixes after inspection. That can definitely simplify things on your end, but it also narrows your buyer pool.
Homes that are move-in ready typically attract more buyers and stronger offers. On the flip side, when a home needs work, fewer buyers are willing to take it on. That can mean fewer showings, fewer offers, more time on the market, and often a lower final price.
It doesn’t mean your house won’t sell – it just means it may not sell for as much as it could have.
How an Agent Can Help
How an Agent Can HelpSo, what should you do? The answer isn’t one-size-fits-all. It’s going to depend a lot on your house and your local market.
And that’s why working with an agent is a must. The right agent will help you weigh your options and anticipate what your house may sell for either way – and that can be a key factor in your final decision.
- If you choose to sell as-is: They’ll call attention to the best features, like the location, size, and more, so it’s easy for buyers to see the potential, not just the projects.
- If you decide to make repairs: Your agent can pinpoint what’s really worth the time and effort based on your budget and what buyers care about the most.
The good news is, there’s still time to get repairs done. Typically speaking, the spring is the peak homebuying season, so there are still several months left before buyer demand will be at its seasonal high. That means you have time to make some repairs, without rushing or stressing, and still hit the listing sweet spot.
The choice is yours. No matter what you end up picking, your agent will market your house to draw in as many buyers as possible. And in today’s market, that expertise is going to be worth it.
Bottom Line
While selling as-is can still make sense in certain situations, in some markets today, it may cost you. So, no, you don’t have to make repairs before you list. But you may want to.
To make sure you’re considering all your options and making the best choice possible, let’s have a quick conversation about your house.
Reasons To Be Optimistic About the 2026 Housing Market
A Market That’s Finally Finding Its Footing
If a move is on your radar for 2026, here’s some good news: there’s a lot more working in your favor than there has been in a while.
After several years of tight inventory, fast decisions, and frustrating trade-offs, the housing market is starting to feel… more normal. Not “easy.” Not predictable. But balanced — and that’s a big deal.
2026 is shaping up to be a year with:
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More options
-
More negotiating room
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More clarity for both buyers and sellers
And this shift isn’t based on wishful thinking. It’s coming from economists across the industry who are seeing real changes in supply, affordability, and buyer behavior.
As Realtor.com Chief Economist Danielle Hale puts it:
“After a challenging period for buyers, sellers and renters, 2026 should offer a welcome, if modest, step toward a healthier housing market.”
Let’s break down why that matters, and what it could mean here in Walpole, West Roxbury, Roslindale, Dedham, Norfolk, Wrentham, and Westwood.
1. Inventory Is Slowly — But Meaningfully — Improving
For the past few years, the biggest challenge for buyers wasn’t interest rates. It was lack of choice.
Many homeowners felt “locked in” by low mortgage rates and simply didn’t want to give them up. The result? Fewer listings, more competition, and buyers making rushed decisions just to stay in the game.
That’s starting to change.
According to the National Association of Realtors (NAR):
“Top economists have one word to sum up the housing market for 2026: opportunity. Lower mortgage rates and a rising supply of homes are expected to open up the housing market.”
In our local Massachusetts markets, that likely means:
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More listings coming online across multiple price points
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Less pressure to waive protections just to compete
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More realistic timelines for buyers and sellers
Inventory doesn’t need to flood the market to make a difference. Even moderate increases can dramatically change the experience.
2. Buyers Are Gaining Purchasing Power (Even If Rates Don’t Plummet)
Here’s a truth that doesn’t always make headlines: affordability isn’t only about interest rates.
Income growth, wage stability, and price appreciation all play a role — and for the first time in years, those forces are starting to line up.
Mark Fleming, Chief Economist at First American, explains it this way:
“Mortgage rates may drift down only slowly, but income growth exceeding house price appreciation will provide a boost to house-buying power.”
In practical terms, that means:
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Buyers may qualify for more than they expect
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Monthly payments become more manageable over time
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Fewer people feel priced out before they even start
Especially in towns like Dedham, Roslindale, and West Roxbury, this could open doors for buyers who paused their plans in 2023–2025.
3. Sellers Are Seeing Price Stability — Not a Crash
One of the biggest fears sellers have right now is, “What if I wait too long and miss the peak?”
The good news? Most economists aren’t predicting a sharp drop in home values.
Mischa Fisher, Chief Economist at Zillow, sums it up well:
“Buyers are benefiting from more inventory and improved affordability, while sellers are seeing price stability and more consistent demand.”
That’s a healthier market for everyone.
For sellers in places like Westwood, Walpole, and Norfolk, this means:
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Less urgency to “beat the market”
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Strong pricing when homes are positioned correctly
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Buyers who are serious, prepared, and intentional
Homes still sell well — they just sell with strategy, not frenzy.
4. Negotiation Is Back (Yes, Really)
For years, buyers had very little leverage. Multiple offers were common, inspections were skipped, and sellers held all the cards.
In 2026, negotiation is making a comeback.
You may see:
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Inspection contingencies returning
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Credits or concessions for repairs
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More thoughtful offers instead of rushed ones
This doesn’t mean buyers suddenly control the market. It means both sides can have a real conversation again — and that’s a win for smoother transactions.
5. Why Local Insight Matters More Than Ever
Here’s the part that really matters — especially in Massachusetts.
National trends are helpful. Local trends are everything.
Lisa Sturtevant, Chief Economist at Bright MLS, explains it clearly:
“Market performance will hinge on local economic conditions, making 2026 one of the most geographically divided markets we’ve seen in years.”
What does that mean for you?
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Walpole and Westwood may see stronger demand from move-up buyers
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Roslindale and West Roxbury may attract buyers priced out of other Boston neighborhoods
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Norfolk and Wrentham could benefit from buyers seeking space and flexibility
Same state. Same year. Very different outcomes.
That’s why understanding your specific market — not just the headlines — makes all the difference.
Bottom Line: A Smarter, More Balanced Market Is Taking Shape
2026 isn’t about timing the market perfectly.
It’s about being informed, prepared, and strategic.
If you’re thinking about:
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Buying your first home
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Selling and moving up
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Downsizing or relocating
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Or just understanding your options
This is a year worth paying attention to.
If you’d like to talk through what these trends mean specifically for your neighborhood, let’s connect. I’m happy to walk you through what’s happening locally and help you decide your best next move.
Your House Didn’t Sell. What Now? A Smarter Strategy to Get It Sold.
When your house doesn’t sell, it does more than disrupt your plans, it hits close to home. You prepared for the next chapter. You told people you were moving. You pictured where you’d go next. And then nothing happened.
It’s normal to feel frustrated, confused, or even a little embarrassed. But here’s the part you have to remember: just because your house didn’t sell the first time, doesn’t mean it won’t sell.
And here’s what most agents won’t tell you. In most cases, the difference typically comes down to the strategy behind the sale, not the house itself. And there’s real data to back that up.
Research from REDX found over half (54%) of homeowners who re-list with a different agent end up selling their house. Re-list with the same agent? That stat drops to only 36%. You deserve better odds than that.
So, if your house didn’t sell, don’t stress. You’re not stuck. You may just need a different professional with a different approach.
Because, at the end of the day, maybe the problem wasn’t the market or your home. It was the strategy.
Let’s break down what might’ve gone wrong – and how a fresh perspective can help you have a winning plan this time.
1. The Price Was Working Against You
A lot of sellers are aiming a bit too high these days, hoping to match the price their neighbor got during the 2021 frenzy. And that’s not working anymore.
Today’s buyers are being more selective. Even a slightly overpriced home will get overlooked today. And once your listing starts to go stale, it’s hard to regain momentum. The result? A widening gap between seller and buyer expectations (see graph below). That could be what cost you your sale.
The Fix: Get a fresh pricing analysis rooted in what’s happening right now in your neighborhood – not what happened in 2021. Sometimes even a small adjustment can bring the right buyers through the door. HousingWire reports many successful sellers only had to reduce their price by about 4% to get real traction. In the grand scheme of selling a home, it’s really not that much.
2. Your House Didn’t Show Well
You only get one shot at a first impression. If the listing photos didn’t pop, the house wasn’t staged well, or it wasn’t updated, most buyers today will skip over it without ever scheduling a showing. And even if buyers did pass through, small things like scuffed walls, outdated light fixtures, or a wobbly doorknob can turn them away.
The Fix: Let’s walk through your house with fresh eyes to see if there are any areas that may have been sticking points inside and out. Sometimes simple updates (new paint, updated lighting, fresh landscaping, or better listing photos) can completely change how buyers react.
3. It Didn’t Get the Right Exposure
If your home didn’t sell, chances are it wasn’t getting the visibility it deserved. Generic flyers and a few online photos aren’t enough anymore. Today’s top agents are using highly targeted digital marketing, social media strategies, custom video content, and more to get your listing in front of the right buyers at the right time.
The Fix: We have to do more than just put your house online and hope it sells. With the right pricing, staging, and marketing, your house can still sell. It may even happen faster if you switch agents. Here’s a real-world example (see graph below):
4. You Weren’t Willing To Negotiate
4. You Weren’t Willing To NegotiateIn this market, flexibility matters. If you weren’t open to negotiating on repairs, closing costs, or other concessions, buyers may have walked, especially because many now expect at least some give-and-take.
The Fix: Be willing to meet buyers where they are. The goal is to get the deal done – and sometimes that means getting creative to cross the finish line. Home values have increased by 48.5% over the last five years, so you likely have enough wiggle room to offer some perks without sacrificing your bottom line.
Bottom Line
If your house didn’t sell and your listing has expired, you’re not stuck. You just need a better plan. And maybe, a better partner.
Same house. Different strategy. Completely different results.
If you’re ready to understand what held your sale back (and how to get it right this time), let’s take a fresh look together. A few strategic shifts could be all it takes to get your move back on track.
Location, Location, Location: How a Flexible Wish List Can Unlock Better Homes Without Raising Your Budget
The Problem (and the Opportunity)
One of the biggest advantages you can give yourself as a homebuyer right now is surprisingly simple: a flexible wish list.
Think of your home search like it has guardrails. On one side is your budget. On the other is your wish list. When your budget needs to stay put (and let’s be honest — for most buyers, it does), the only lever left to pull is how rigid your wish list really needs to be.
And here’s the good news: most buyers figure this out mid-search — and it works in their favor.
According to a recent study from Cotality, about 70% of buyers ended up compromising on at least one item from their original wish list. Yet before they started searching, only 33% thought they would compromise at all.
What changed?
They realized something important:
The things you can’t change matter far more than the things you can.
What Buyers Learn Once They’re in the Market
When buyers first start looking, it’s easy to get attached to finishes, features, and aesthetics. Quartz countertops. Perfect hardwood floors. A Pinterest-ready bathroom.
But once you’ve walked through a few homes — especially in competitive areas like Walpole, Dedham, Westwood, and West Roxbury — reality sets in.
Here’s what buyers quickly learn:
You can change later:
- Install hardwood floors
- Upgrade kitchens and baths
- Add custom closets
- Improve landscaping
You can’t easily change:
- The location
- Lot size or usable land
- Proximity to family, schools, or work
- The home’s fundamental layout or “bones”
That realization is powerful. And it’s often the moment when buyers stop feeling stuck — and start seeing options.
Why Location Still Wins (Especially Locally)
In towns like Roslindale, West Roxbury, Walpole, Norfolk, Wrentham, and Westwood, location impacts far more than resale value. It affects your daily life.
Location determines:
- Your commute time
- School districts and community feel
- Access to shops, trails, commuter rail, and highways
- How connected you feel to the people and routines that matter most
You can remodel a kitchen.
You can’t remodel a commute.
A slightly dated home in the right neighborhood often turns out to be the smarter long-term choice — both financially and emotionally.
A Simple Exercise That Opens More Doors
If your search feels frustrating or everything online looks like a “no,” this one exercise can completely reset the process.
Grab a pen (or your Notes app) and write down everything you want in a home. Then sort each item into three buckets:
1. Must-Haves (Non-Negotiables)
These are the things that make daily life workable:
- Minimum number of bedrooms or bathrooms
- Commute limits
- Accessibility needs
- Being close to family, schools, or support systems
2. Nice-to-Haves
Features you’d absolutely enjoy — but could live without:
- Fenced-in yard
- Dual closets
- Finished basement
- Patio or deck
3. Dream Features
The “one day” list:
- Chef’s kitchen
- Spa-like primary bath
- Oversized lot
- Fully renovated everything
Once you do this, something almost always jumps out.
Many buyers are accidentally treating nice-to-haves like must-haves.
Loosen that just a little — and suddenly homes you scrolled past start to make sense.
Small Flexibility, Big Payoff
Stretching your options doesn’t mean settling. It means choosing strategically.
Maybe that looks like:
- A home with solid bones that needs cosmetic updates
- A slightly smaller yard in exchange for a better location
- One less bathroom, but a layout that works long-term
These aren’t sacrifices. They’re smart trade-offs.
Because while finishes can be upgraded over time, the right location, layout, and neighborhood set you up for years — not just move-in day.
Why a Local Agent Changes the Game
This is where working with a local expert really matters.
A good agent doesn’t just unlock doors — they help you:
- Identify which compromises are worth making
- Spot homes with hidden potential
- Understand which features truly affect resale in your specific town
- Avoid giving up things you’ll regret later
In markets like Dedham, Walpole, and Westwood, experience matters. Knowing the neighborhoods, the micro-markets, and what’s actually flexible makes all the difference.
Bottom Line
Your next home doesn’t need to check every box.
It just needs to check the right ones.
If you’re ready to find a home that fits both your budget and your life, let’s take a look at your wish list together. A little flexibility — guided by the right strategy — can open up far more opportunity than you might expect.
Thinking about buying in Walpole, West Roxbury, Roslindale, Dedham, Norfolk, Wrentham, or Westwood?
Let’s review your wish list and find the homes you may be overlooking.
