Sean Duncan NMLS ID: 496895

04/21/2026

The biggest story in real estate right now is not rates, inventory, or prices. It is the ceasefire, and here is why it changes everything for buyers who have been sitting on the sidelines.

When the conflict in the Middle East kicked off in late February, oil prices spiked, Treasury yields jumped, and the spring market essentially froze in place. But the two-week US and Iran ceasefire announced earlier this month has already pulled the 10-year Treasury yield back down and stabilized energy markets. That matters for one significant reason: mortgage rates follow the 10-year Treasury. When that yield comes down, your rate comes down with it.

Freddie Mac's chief economist Sam Khater is already calling this a positive development for homebuyers that could spark a stronger spring market than we saw last year. The buyers who went quiet in March are watching this closely, and a more stable backdrop tends to bring fence-sitters right back into showings fast. Add to that the fact that Bright MLS is reporting a historic rise in inventory, which means more choices and more room to negotiate the moment confidence returns.

If you paused your home search this spring, now is the time to take another look. The window is opening back up and buyers who move with the right strategy right now are going to be very well positioned.

04/14/2026

04/14/2026

Redfin just dropped a report that every buyer and seller needs to see, and the numbers are more significant than most people realize.

Buyers currently have more leverage than at any point in the last 13 years. Let that sink in for a moment. There are approximately 46% more sellers than buyers in today's market, and that imbalance is doing something we have not seen in years: bringing back real concessions, closing cost credits, and genuine room to negotiate. Inventory just crossed 723,000 single-family homes, which means buyers finally have options again instead of fighting over the same three listings in their price range.

And sellers are not losing here either. More homes are being priced accurately from day one, which is producing cleaner transactions and faster closings across the board. That is a better experience for everyone involved.

Here is the piece I am most excited to share right now. The week of April 12th through April 18th is statistically the single best week of the entire year to list a home according to Realtor.com data. Buyer traffic peaks, search volume spikes, and homes listed during this window consistently sell faster and for more money than listings from any other week of the year. If you have been waiting for the right moment to list, that moment is right now.

Follow me for more real-time market updates every week.

04/07/2026

drones

04/03/2026

If you have been considering buying a home outside of a major city, USDA just made a move that could seriously speed up your path to closing.

The Department of Agriculture just launched what they are calling the Rural Housing Modernization Initiative, and it changes the process in a meaningful way. Qualified lenders can now approve and close guaranteed USDA loans on their own, which means less back and forth, fewer delays, and a faster timeline from start to finish. This brings USDA in line with how VA and FHA loans already work, and if you have ever been frustrated by longer USDA timelines, that frustration is about to become a thing of the past. USDA also launched a new online portal called My RD Loan that gives borrowers with direct loans 24/7 access to their account, payments, and loan information all in one place.

Here is the best part. Nothing changed with eligibility. Same guidelines, same protections, just a smoother experience. And USDA loans are still one of the best kept secrets in home lending: zero down payment, no PMI, and now a faster process from application to closing.

If you are buying in a rural or suburban area and want to know if you qualify, send me a DM and I will check your area for free.

03/05/2026

The rate-lock effect is finally thawing, and spring is showing up early.

For the last couple years, many homeowners stayed put to avoid giving up their 3% era mortgage rate, which kept listings tight and buyers stuck in scarcity mode.

Now active inventory is up roughly 7% to 10% year over year, and buyers are getting real choices again.

The key point is demand is not disappearing, with pending sales up over 6% year over year in many markets, which signals the season is starting early.

Buyers get more options and more negotiating power, and sellers should remember the best homes priced right are still moving.

02/20/2026

The 2026 housing outlook is starting to look a lot more optimistic.

According to NAR’s latest Broker Power Hour recap, mortgage rates are expected to trend lower over time. NAR Chief Economist Lawrence Yun is forecasting about a 14% year-over-year increase in existing-home sales in 2026.

A double-digit jump like that usually signals a recovery-style year. Momentum returns. More buyers re-enter the market. The “frozen” segments start to thaw.

If you’re a buyer, that could mean more inventory and more negotiating power. If you’re a homeowner, it could finally create a path to move up or right-size.

The key is preparing now. Get your credit, income docs, and down payment strategy dialed in so you’re ready when opportunity shows up.

02/09/2026

In 2025, 60% of buyers paid below asking price — and the discounts were bigger than we’ve seen in over a decade.

That means one thing: sellers are negotiating again.

This is your chance to ask for things like seller-paid rate buydowns, closing cost credits, and pre-move-in repairs — but only if you know how to structure the offer.

If your offer isn’t worded the right way, you could leave thousands on the table or lose the home entirely.

Want to know the top 3 strategies we’re using to help clients negotiate better deals? Send me a message.