A MESSAGE FROM EXP REALTY & LIBERTAS GROUP
Harris Real Estate Daily
By Tim & Julie Harris · October 15, 2025
⛅ Good morning, {{first_name|agents}}! After years of sellers calling the shots, the market’s finally shifting — and it’s time for buyers and their agents to take the wheel.
From list-to-sale ratios to concessions and contingencies, the power balance is changing fast.
Let’s break down the numbers and the new playbook for success in today’s real estate market. 👇
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🥳 Buyer’s Agents Rejoice: The Real Estate Power Shift is Here
Before diving into the latest housing data, it’s crucial to define the kind of market we’re in — because how you interpret the next six months depends entirely on understanding these three phases.
Seller’s Market: According to NAR, this occurs when inventory falls below six months of supply. Homes sell quickly, prices rise, and sellers hold the leverage. The pandemic years were 100% a Seller’s Market, in virtually EVERY market in the USA and Canada.
Buyer’s Market: HousingWire defines this as when supply exceeds seven months — giving buyers room to negotiate and pushing sellers to offer concessions. Longer days on the market, more price adjustments, more Expired listings and no more guaranteeing the appraisal gap or waiving inspections (with a few exceptions).
Balanced Market: Altos Research describes this as roughly 5–6 months of supply — a zone of stability where neither side dominates.
Today’s signals show we’re migrating toward a buyer’s market, though regional variations remain. Let’s dig in — and highlight exactly what you, the agent, should do in each phase.
Ready to become an EXPIRED Listing Agent? As promised, here is the discount link for the EXPIRED LISTING LEADS: REDX
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1️⃣ The Data Vacuum: Flying Without Instruments 🕳️
We’re operating in a temporary blackout of official data:
The BLS jobs report wasn’t released last week due to the government shutdown.
The CPI inflation report may also be delayed.
Despite that, mortgage rates remain steady around 6.3%, and markets still expect two Fed rate cuts before year-end.
In this vacuum, private sources like ADP and Carlyle Group (which estimated only 17,000 jobs added in September) are shaping sentiment.
💡 Agent Action Step: Don’t wait for headlines — be your clients’ local economist.
Send a “market check-in” email or video explaining what’s happening on the ground in your market: showings, open house traffic, and listing velocity. Clients need perspective, not panic.
Ready to become an EXPIRED Listing Agent? As promised, here is the discount link for the EXPIRED LISTING LEADS: REDX
2️⃣ The Shift to a Buyer’s Market 🏠➡️💰
The signs are unmistakable: higher inventory, longer days on market, and more price adjustments. But remember — this is not a crash, it’s a correction.
⚖️ Buyer Leverage Is Rising
Average sale-to-list ratio: ~98.8%–99.3%, down from pandemic highs of 101–102%.
Homes selling above list: 27%–31%, compared to 50%+ during the frenzy years.
Multiple offers: ~2.5 offers per listing on average — still competitive, but balanced.
Seller concessions: ≈44% of Q1 2025 transactions included repair credits, closing-cost help, or rate buydowns.
💸 Price Adjustments on the Rise
In March 2025, ResiClub Analytics reported 33.9% of active listings had price adjustments. By mid-year, Realtor.com data shows ~20–21% reflect changes monthly. HousingWire notes nearly 40% of homes see at least one adjustment — the highest share in 15 years. That’s not panic — that’s normalization.
🧾 Contingencies Make a Comeback
Inspection and appraisal waivers dropped to 18–24% (down from 40%+ in 2021–2022). Sellers again accept home-sale contingencies and flexible timelines.
💡 Agent Action Step: Coach sellers early. Present three pricing paths — aggressive, balanced, conservative — and set expectations before negotiations start.
3️⃣ Inventory Rebound: Losing Steam 📦
Realtor.com (Sept 2025):
Active listings up +17% YoY to 1.1 million units.
Growth slowing from +25% in July and +31% in April.
Inventory ~10% below pre-pandemic levels.
≈60% of major metros show YoY price declines (< 2%).
💡 Agent Action Step: Create a visual post or short reel showing how your local inventory trend compares nationally.
It positions you as data-driven and helps clients understand the new tempo.
💭 Market Mindset Moment
When the market shifts, confidence sells. Know your micro-market and don’t be a “secret agent.”
4️⃣ Home Price Growth & Market Stability 🏷️
According to Cotality, national home prices rose 1.3% YoY in August and fell 0.3% MoM — the second monthly dip. Seven of the top 10 metros showing declines were in Florida.
📈 Since 2019, average U.S. home prices have climbed 50–55%.
💰 Equity & Ownership Strength
Mortgage-holding homeowners average $302,000 in equity.
46% of mortgaged homes are equity-rich.
40% of homeowners own free and clear.
🏚️ Foreclosures & Short Sales Minimal
0.13% of units had a foreclosure filing in H1 2025.
0.49% of loans in foreclosure end of Q1.
Short sales < 3% of transactions nationwide.
💡 Agent Action Step: Use equity stats in listing presentations to build confidence and context.
🎙️ “So what’s the story behind the slowdown? It’s not fear — it’s adjustment.”
REAL ESTATE LEADS, LEADS and more LEADS: Question: What is Tim and Julie Harris’s favorite PROBATE LEAD PROVIDER? Simple, alltheleads.com/harris
5️⃣ Cash Is (Still) King 💵
In H1 2025, 32.8% of U.S. home sales were all-cash — slightly below 2024 but above pre-pandemic 25–30%.
📍 Hotspots: Mississippi, New Mexico, Maine, Hawaii, Montana, Idaho.
💡 Agent Action Step: Help financed buyers compete with cash — faster inspections, flexible closing, limited contingencies.
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A MESSAGE FROM EXP REALTY & LIBERTAS GROUP
🏆 The Breakthrough You’ve Been Working Toward
You’re putting in the work — the calls, the follow-ups, the open houses. But the truth is… effort without the right systems can only take you so far.
When you join eXp Realty with Tim & Julie Harris + the Libertas Group, you unlock the blueprint top agents use to scale:
✅ FREE Premier Coaching with Tim & Julie Harris ($3,000+ value)
✅ Harris Certified Coach Certification ($25,000 value, min. group 300)
✅ Daily live coaching calls, business plans & scripts
✅ HyperFast Agent Training ($3,000+ value)
✅ CRM access (BoldTrail, Cloze, or Lofty)
Plus: a national referral network, private masterminds, concierge onboarding, and exclusive live events.
🔥 Over $35,000 in coaching and tools — yours FREE when you partner with Libertas.
6️⃣ The Geography of Supply 🗺️
Top 100 metros = 66% of active listings
Top 200 metros = 80% of listings
~60% of major metros show modest price declines (~1.6%)
📍 Largest Declines: Honolulu (–8.8%), Durham (–7.5%), Cape Coral (–7.0%), Bridgeport-Stamford (–5.8%), Charleston (–5.2%), San Diego (–4.9%), Austin (–4.8%), LA (–4.8%), Miami (–4.8%).
💡 Agent Action Step: Post a “Market Snapshot” for your town — what’s hot and what’s not.
7️⃣ Delistings and Expired Listings on the Rise 📉
July 2025 delistings up 41% YTD / 57% YoY.
≈ 24 delistings per 100 new listings (Realtor.com).
Delistings ≈ 4.1% of all actives ( up from 3.2% in 2024 ).
💡 Agent Action Step: Pull expireds weekly. Call with a refreshed pricing plan.
Text RED to 47372 for your RedX discount — list 1 more home per month and see what 1 contact a day can do!
8️⃣ What It All Means for Agents 🧩
✅ Skill now beats luck.
✅ Pricing precision and empathy win.
✅ Buyers finally have leverage.
💡 Agent Action Step: Build your own “Market Shift Playbook.” Make it your weekly email theme or lead magnet.
📊 Top 3 Talking Points
1️⃣ Inventory up +17% YoY → More buyer options
2️⃣ 33.9% of listings see price adjustments → Reality check for sellers
3️⃣ Delistings up 57% YoY → Relist opportunities
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🎬 Conclusion: A Correction, Not a Collapse
This isn’t 2008 — it’s a rebalancing after years of scarcity and rapid appreciation.
For skilled agents, this is the market you’ve been waiting for: more listings, motivated buyers, room to negotiate.
Lead with facts. Speak with confidence. Talk to every buyer about today’s opportunities.
🔗 Call to Action
If you’re ready to master today’s market and make 2026 your breakout year, join Premier Coaching today at PremierCoaching.com.
Learn the scripts, systems, and skills to lead in any market — and turn opportunity into income.
From America’s #1 Real Estate Coaches
🎯 How Top Agents Are Turning a Tough Market Into Their Biggest Opportunity
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No fluff. No replays. Just a roadmap that works.
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