Market headlines change quickly. Start with three things:
Look at months of supply, which is how long the homes on the market now would take to sell at the recent pace; days on market in your price range; and your own timeline. Homes under about $1 million can behave differently from homes over about $1.5 million. Watch how long homes take to sell and what sellers are giving up in concessions in each range. Having your loan ready and knowing your inspection plan can matter more than a small difference in the quoted rate.
Sellers: price with discipline and use photos that look good on a phone.
Buyers: have the lender underwrite you before you write an offer, know which inspections matter most to you, and write clean terms. That is how you cut through the noise.
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