Author: Pam Lovett

This summer brought a noteworthy shift in the U.S. housing market: new listings rose about 3% month-over-month in mid-Q3, reaching the highest level we've seen in over four years. As more homeowners found opportunities to list, total homes for sale climbed roughly 4% MoM, offering buyers a wider selection even as market conditions remained on the slower side nationwide. Pending home sales held steady while closed transactions dipped slightly, signaling that buyers are still weighing their options carefully with more inventory on the market. Affordability remains a challenge—median sale prices hit around $399,000, up 2% year-over-year, and mortgage rates hovered near 7%. About 60% of homes sold below their original asking price in mid-Q3, giving buyers more room to negotiate on price, repairs, or closing costs. In my 26 years guiding families through Hinesville real estate, I’ve seen how a changing market can open new doors for both buyers and sellers—especially when you know how to navigate the opportunities.

Indigenous Peoples’ Day celebrates, recognizes, and honors the beautiful traditions and cultures of the Indigenous People
We take a stand for and support the indigenous people on this day.
We should also offer our support to those who invest and uplift the indigenous communities.

I’ve always believed that no two communities are quite the same, and a new trade-group study on data centers really highlights that. The study found there’s no single nationwide trend when it comes to how data centers impact housing: in areas where they’re clustered, home values and household incomes tend to be higher—$431,750 and about $89,000, compared to $174,500 and around $64,000 in places without them. But these same areas come with higher utility costs, which is something many families keep in mind as they weigh their next move.

Interestingly, 92% of US counties don’t have any data centers at all; just 1% have more than 10, and most are concentrated in only a handful of places. Even among real estate brokers, there’s no consensus—25% report residential gains near data centers, while 22% see declines. On the commercial side, half noticed rising values and 42% saw stronger land demand. Still, energy costs and water use came up as top concerns (61% and 56% of clients, respectively), making it more important than ever to really know your local market.

After 26 years working in Hinesville, I’ve seen how unique local factors shape every buying decision. When you’re ready to navigate these complexities, having someone who truly understands your community can make all the difference.

It’s been an interesting season for homebuyers and sellers lately. Nationally, existing-home sales dipped to a 14-month low, slipping just under 4 million in Mid-Q3—with a pace of 3.98 million and a 2% month-over-month decline. What does that mean for those of us navigating the real estate market right now?

With the average 30-year fixed mortgage hovering near 7% and supply stretching to 4.9 months, there’s a shift: buyers have more choices, and homes are spending a bit longer on the market (31 days on average). Even so, the median home price just set a new Mid-Q3 record at $429,100, with higher-priced homes seeing the most action.

It’s worth noting that rising wages and steady job gains are still supporting demand. First-time buyers made up 30% of all purchases in Mid-Q3, and 27% of deals were all-cash. I see these national trends reflected in our local Hinesville market, too—especially when it comes to new opportunities for negotiation. Every buyer’s situation is unique, and having a bit more time and choice can make all the difference when finding the right fit. If you have questions about what these changes could mean for your own home search or sale, I’m always here to chat.

Mortgage costs have reached a 14-month high by late Q3, with the typical US buyer now looking at a monthly payment of $2,600. Median sale prices are holding steady—up about 2% year over year to roughly $399,000—which is putting extra pressure on affordability. Pending sales have stayed flat month-over-month and are lower compared to last year, and mortgage-purchase applications recently dipped just a bit. Even with the holidays slowing things down, new listings were still a touch higher than the same period last year.

I’ve seen firsthand how the right pricing strategy makes all the difference: about 21% of active listings have cut prices, and sharper pricing is drawing in buyers, while overpricing tends to create hesitation. Inventory is showing a little improvement too, with active supply up about 2% year over year to 1.5 million homes nationwide and nearly four months’ worth of inventory—though we’re still not quite at a balanced market.

If you’re wondering how these trends might shape your home search or sale, know that every market, including ours here in Hinesville, has its own rhythms. After 26 years helping folks navigate these shifts, I’ve learned that being flexible and informed is key to finding the right fit—even when the numbers feel challenging.