268,000 Homes Listed vs. 70,000 (the stat changing everything in 2026)

268,000 Homes Listed vs. 70,000 (the stat changing everything in 2026)

Oct 26, 2026

Oct 26, 2026

Yes, it’s a buyer’s market but sellers hold way more leverage than you think.

Yes, it’s a buyer’s market but sellers hold way more leverage than you think.

Belmont Neighborhood Development
Belmont Neighborhood Development

My Home Of The Week


One Level Living in Waynesboro
Let's see: a home that doesn't need a single bit of maintenance? Check. A home where the HOA pays for the exterior and roof maintenance? Check. Okay, a home that is in the middle of town but doesn't feel like it? Check! This house has a lot going for it, including an upstairs that can add over 1,000 sq ft of finished space.
312 Laurel Wood Run
Waynesboro, VA 22980
3 Bedroom | 2 Bathroom | $550,000
Check out the Listing


What I'm Watching


Sellers outnumber Buyers by 63%
It's official: homes are starting to see price drops in our market. Is this normal? Well, historically, yes. During the fall, house prices tend to soften as sellers outnumber buyers. Like all things, when supply goes up and demand goes down, prices drop. But what's different this time is that sellers outnumber buyers by a whopping 63%, that's according to a new report from Redfin. Do we have a 63% swing here in Central Virginia? I'm not so sure. I'm still seeing single-family homes sell; buyers just have more to choose from. I talked about this last week, and now it's officially here.
Read The Article


What's The Local Market Doing


The Peak Happened
We are looking at a buyer's market, it happened. We had our peak of homes listed, and now we're going to see sellers wait to list until spring, leaving only the ones who need to sell putting their homes on the market. This is great if you're looking to buy now and a seller needs to sell. You'll definitely get the best price and terms of this year, and maybe even last year. We have 711 homes listed right now, and that number is starting to go down each week. Sellers, don't be mad that it's a buyer's market. Just have the right agent in your corner to guide you through the season.
Watch the Video


My Final Thoughts


We Still Won't See 2008 Drops in Prices
Even though sellers outnumber buyers, this is not 2008. The seller in 2008 needed to sell their home like yesterday. They didn't have the luxury of waiting it out, they owed a massive amount on the house.
So why is this different? Because today, more people own their homes free and clear, or they're sitting on a 2.5% mortgage rate. They don't need to sell! That's the difference. If they don't get the price they want, they simply won't sell. I know this firsthand: I've got three homes on the market right now with zero mortgage. Are those sellers scared? Not at all.
In 2009, we had over 268,000 homes listed nationally each week for several years! Right now, we're hovering around 70,000. It's not even close. That is the difference between today's market and the last housing crash.


Featured Listings




My Home Of The Week


One Level Living in Waynesboro
Let's see: a home that doesn't need a single bit of maintenance? Check. A home where the HOA pays for the exterior and roof maintenance? Check. Okay, a home that is in the middle of town but doesn't feel like it? Check! This house has a lot going for it, including an upstairs that can add over 1,000 sq ft of finished space.
312 Laurel Wood Run
Waynesboro, VA 22980
3 Bedroom | 2 Bathroom | $550,000
Check out the Listing


What I'm Watching


Sellers outnumber Buyers by 63%
It's official: homes are starting to see price drops in our market. Is this normal? Well, historically, yes. During the fall, house prices tend to soften as sellers outnumber buyers. Like all things, when supply goes up and demand goes down, prices drop. But what's different this time is that sellers outnumber buyers by a whopping 63%, that's according to a new report from Redfin. Do we have a 63% swing here in Central Virginia? I'm not so sure. I'm still seeing single-family homes sell; buyers just have more to choose from. I talked about this last week, and now it's officially here.
Read The Article


What's The Local Market Doing


The Peak Happened
We are looking at a buyer's market, it happened. We had our peak of homes listed, and now we're going to see sellers wait to list until spring, leaving only the ones who need to sell putting their homes on the market. This is great if you're looking to buy now and a seller needs to sell. You'll definitely get the best price and terms of this year, and maybe even last year. We have 711 homes listed right now, and that number is starting to go down each week. Sellers, don't be mad that it's a buyer's market. Just have the right agent in your corner to guide you through the season.
Watch the Video


My Final Thoughts


We Still Won't See 2008 Drops in Prices
Even though sellers outnumber buyers, this is not 2008. The seller in 2008 needed to sell their home like yesterday. They didn't have the luxury of waiting it out, they owed a massive amount on the house.
So why is this different? Because today, more people own their homes free and clear, or they're sitting on a 2.5% mortgage rate. They don't need to sell! That's the difference. If they don't get the price they want, they simply won't sell. I know this firsthand: I've got three homes on the market right now with zero mortgage. Are those sellers scared? Not at all.
In 2009, we had over 268,000 homes listed nationally each week for several years! Right now, we're hovering around 70,000. It's not even close. That is the difference between today's market and the last housing crash.


Featured Listings