What the Silver Tsunami Means if You’re Planning To Sell

 

What the Silver Tsunami Means if You’re Planning To Sell

If you’re following the housing market, you may have heard the term “silver tsunami” lately. It's the idea that millions of homes owned by older Americans could come onto the market as more homeowners reach retirement age and make their next move.

And when you hear a phrase like that, it's easy to picture a flood of houses hitting the market all at once. But that picture doesn't match the data.

This isn't expected to happen overnight. 

And if you're planning to sell, it's not a reason to put your plans on hold. Let's look at what the research actually says.

The Silver Tsunami Will Be More of a Gradual Shift

According to Realtor.com, about 13.9 million homes owned by older Americans are expected to change hands by 2036. Sure, that's a big number. But these homes aren't all expected to come onto the market at once.

The projections show this happening gradually over the next decade, with roughly 1.3 to 1.5 million homes changing hands each year (see graph below):

Rather than a sudden wave of houses flooding the market, this is a gradual shift as longtime homeowners make decisions about where and how they want to live.

The term silver tsunami makes for a dramatic headline, but the actual data tells a much less dramatic story. And there’s another reason these homes won’t overwhelm the market.

The Market Has Room for More Homes

After the 2008 housing crash, builders significantly slowed construction. And for years afterward, they didn't build enough homes to keep up with demand. That led to a housing shortage we're still dealing with today.

And just how big a gap are we talking about? Estimates vary, but many experts say the U.S. is still millions of homes short. For example, a recent report from the White House Council of Economic Advisers explains:

“If homebuilding and the growth of the single-family housing stock had continued at their historical pace instead of falling dramatically after 2008, there would be 10 million or more additional single-family homes today.”

As more longtime homeowners sell, those homes will help a gap that’s already there. But they won’t push us over the edge. That’s because, at the same time, more households are expected to form in the decade ahead, and they’ll need homes, too. 

So, more homes becoming available over time isn't automatically a bad thing. It can give buyers more options and help create a more balanced housing market moving forward.

What Actually Matters When You Sell

Here's the takeaway if you're thinking about selling your house. The silver tsunami isn't something you need to plan your move around. What's happening in your local market is far more important than a national projection about the next decade.

That's because real estate is local. Some markets have more homes for sale than others. Some are seeing houses sell relatively quickly, while others are taking longer.

And those are the conditions that matter when you're deciding how to price, prepare, and market your house.

For example, an agent who knows your area can help you understand:

• How many homes are for sale nearby. This tells you how much choice buyers have and how your house will compare.

• What similar houses are actually selling for. That's one of the most important factors in setting a competitive asking price.

• What buyers are looking for right now. Knowing which features and improvements matter most can help your house make a strong first impression.

And that's something you can act on today, regardless of what happens with the silver tsunami over the next decade.

The right strategy starts with understanding your local market and making decisions based on what's happening there, not what a dramatic national headline suggests might happen years from now.

Bottom Line

The silver tsunami may sound like a major wave of homes coming onto the market, but the research points to a gradual shift over the next decade, not a sudden flood of listings.

If you're thinking about selling, don't let that headline make you second-guess your plans. Let's talk about what's happening in our local market.

What Experts Forecast for Mortgage Rates and Home Prices in 2027

 

What Experts Forecast for Mortgage Rates and Home Prices in 2027

When it comes to housing, two of the biggest questions on everyone’s mind right now are:

1. What’s next for mortgage rates?

2. Where will home prices go from here?

And if you’re weighing whether to move in the next few months or wait until 2027, here’s what you should know.

When experts look ahead to 2027, they see a steady housing market. No wild swings. No big surprises. Just a calmer, more balanced market.

And steady makes planning a whole lot easier. Let’s break it down.

Rates Are Expected To Settle into a Steady Range

Lots of people are holding out for lower rates. But the latest forecasts from Fannie Mae, the Mortgage Bankers Association (MBA), and Wells Fargo show rates holding fairly flat through 2027 (see graph below):

Lenders see it the same way. In a recent survey from HousingWire, 70% of mortgage executives said they expect rates to be around 7.5% or higher six months from now (see graph below):

And if you’re wondering why, the answer is fairly simple. Chen Zhao, Head of Economics Research at Redfin, says:

“Until the underlying economic fundamentals—everything from oil prices to AI–that are keeping rates high change, mortgage rates are unlikely to fall significantly.”

So what does that mean for you? Instead of trying to guess where rates go next, focus on what you can control. Even if rates don’t budge, there are still ways to get the best rate possible. When you talk with your lender, ask about:

• Your credit score. Even a small bump in your score could help lower your rate.

• Different loan types. Some programs offer lower rates or smaller down payments than you might expect.

• Buying down your rate. Paying a little more upfront (called “points”) can lower your rate and your monthly payment.

That way, you’ll know exactly where you stand and what a comfortable monthly payment looks like for you. 

Prices Should Keep Climbing, Just More Slowly

But what about prices? Here’s where steady really works in your favor. 

Experts don’t see a home price drop coming. On average, forecasts from Fannie Mae, MBA, and Wells Fargo show prices rising about 1% to 1.5% a year through 2027 (see graph below):

In plain terms, in most places prices are still going up, just not as fast. For sellers, that means your home should hold onto its value. For buyers, slower growth gives you a little more breathing room. Just don’t count on prices getting cheaper while you wait.

But keep in mind, these are national forecasts. Prices can look very different from one area to the next, so what matters most is what’s happening where you live.

The Best Time To Move Is When It Fits Your Life

When the market is steady, you don’t have to try to time it perfectly. There’s no big swing to wait out.

That puts the focus back on you. Maybe you need more space for a growing family. Maybe you’re ready for less upkeep. A steady market makes it easier to plan for either one.

Bottom Line

If you’re asking yourself should you move now or wait? You should know experts see a steady market through 2027, with rates holding near today’s levels and prices rising slowly. 

So, rather than waiting for a big shift that may not come, let’s run the numbers on what a move looks like at today’s rates and prices, so you can decide based on your goals instead of the headlines.

Home Prices Increased in 78% of Metro Areas in Third Quarter of 2026

Home Prices Increased in 78% of Metro Areas in Third Quarter of 2026: Home prices increased in 78% of U.S. metro areas during the third quarter of 2026, according to the National Association of REALTORS®. The national median single-family existing-home price rose 1.7% year-over-year to $432,900. Despite continued price growth, housing affordability remains a challenge, with mortgage payments rising for both typical households and first-time buyers.

Who’s Buying Homes with Cash Right Now?

 

Who’s Buying Homes with Cash Right Now?

Ryan Serhant, CEO of SERHANT, says there isn’t just 1 housing market right now. There are really 4: cash buyers, buyers who need a mortgage, homeowners with low mortgage rates, and builders.

Today, let’s zoom in on the 1st group – cash buyers.

According to the National Association of Realtors (NAR), 27% of homes sold in September were bought with all cash. That’s more than 1 in 4 buyers. And that’s a pretty big number, especially when so many people are struggling with affordability.

So where is all that cash coming from? When you hear a number like that, it's easy to picture wealthy investors buying up houses left and right. But that’s not necessarily the case. Some of those cash buyers are actually homeowners who've built up enough equity to buy their next home outright.

Here's what you should know about who's paying cash and what that really means for the market.

Who’s Paying Cash?

Cash buyers tend to fall into a few groups, according to NAR:

• Homeowners who sold a house and are using that money to buy their next one

• People buying a 2nd home

• Investors

So, it’s not all those big investors social media talks about. That 1st group may include people a lot more like you. Here’s how. According to Cotality, the average homeowner with a mortgage has about $310,000 in equity.

That’s a big deal right now. Many homeowners feel stuck because they don’t want to give up the low mortgage rate they have today. But once they learn they may have enough equity to move and pay cash for their next home, today’s rates don’t matter nearly as much. Because buying in all cash means…

• No monthly mortgage payment

• No need to borrow at today’s mortgage rates

• No loan approval process, so you may be able to close faster

And even if the equity won’t cover the whole purchase, putting more of it toward the next home means borrowing less. That can mean a smaller monthly payment, too.

But cash buyers like this are more common in some places than others. And how big of a segment of your local market this is, is going to depend on where you live.

For example, Realtor.com data shows cash buyers made up almost 47% of sales in Mississippi and 46% in Montana earlier this year (see map below).

Where does your state fall?

According to Realtor.com, the states with the most cash buyers reflect “a mix of affordability, wealth and buyer demographics.” Think places with lower home prices, or lots of retirees and 2nd-home buyers.

So, depending on where you live, you may see a lot more (or a lot fewer) cash buyers than the national number suggests. An agent who knows your area can tell you who’s actually buying near you.

Most Buyers Are Still Using a Mortgage

And if all of this has you thinking everyone’s paying cash, they’re not. If you’re planning to buy and need a mortgage, you’re actually in the majority.

Based on NAR’s numbers, nearly 3 out of 4 home purchases still involve financing. And for homes priced between $200,000 and $750,000, only about 1 in 5 sold for cash, according to Realtor.com (see graph below):

That means most people buying in that price range are financing their purchase, too. So, there’s no need to assume you’re at a disadvantage just because you’re using a loan.

Cash Buyers and Your Move

So, what does all this mean for you? Maybe more than you think.

If you already own a house, you may have enough equity to make your next move more affordable than you realize. And if you're buying with a mortgage, remember, you're in good company. Most buyers are financing their purchases, too.

The takeaway? Don't make assumptions about what's possible based on how other people are buying homes. What really matters is your equity, your budget, and what’s happening in your local market.

Bottom Line

Cash buyers are a meaningful part of today’s market, but they aren’t the whole market.

Whether you’re hoping to put your equity to work or you’re buying with a mortgage, let’s look at how much equity you have and who’s buying in your area, so you know what your next move could look like.

Don't Let the Fear of a Buyer Backing Out Scare You Away from Selling

 

Don't Let the Fear of a Buyer Backing Out Scare You Away from Selling

There's nothing quite like the excitement of getting an offer on your house. You're one step closer to moving on to what's next. But what happens if that buyer backs out or ghosts you before closing?

If you've been seeing headlines about more home sales falling through lately, that possibility may be keeping you up at night. And it's true. According to Redfin and Cotality, canceled contracts have been on the rise.

But here's what those headlines don't always tell you…

Most sales still go through. Only 10-15% hit this snag. And even so, there are things you can do to help keep your sale from becoming one of them.

The key is knowing what tends to scare buyers away and getting ahead of those issues before they have a chance to derail your move.

What's Behind the Rise in Canceled Contracts?

Today's buyers are being more cautious. Mortgage rates are stretching budgets, and with more homes to choose from, buyers have more freedom to walk away if something doesn't feel right. As Redfin explains:

"That gives house hunters more options and makes them more likely to walk away if an inspection uncovers problems, an appraisal comes in low or the seller doesn't agree to concessions."

That's why an accepted offer isn't always a guaranteed sale. But it doesn't mean you should be afraid to put your house on the market, either.

It just means getting ahead of potential problems matters more than ever.

3 Things That Can Scare Off a Buyer (and How To Get Ahead of Them)

A Redfin survey asked real estate agents why some buyers are backing out. And their answers give you a short of cheatsheet into what could go sideways and how you can get ahead of those headaches (see graph below):

1. Inspection or repair issues (70.4%)

This is the big one. And the good news? It's also one of the areas where you can be the most proactive.

One simple way to head this off is by getting a pre-listing inspection before your house goes on the market. That way, if something needs attention, you can decide whether to fix it upfront (before you sell), adjust your price, or disclose it and come in already prepared for what’s likely to pop up in negotiations. It’s a lot better to find the skeletons in the closet before a buyer does.

2. Buyer financing falls through (27.8%)

Even buyers who are pre-approved can run into financing issues before closing. And with mortgage rates putting extra pressure on affordability, some buyers are finding it harder to make the numbers work.

While you can't control whether a buyer's loan goes through, you can work with your agent to look closely at their financing before accepting an offer. And if affordability is the concern, your agent can help you explore whether incentives like closing cost credits or a mortgage-rate buydown could make a difference.

3. The buyer can't sell their current home (21%)

Sometimes, your buyer needs to sell their house before they can buy yours. And if their sale falls through, yours could be affected too.

That's why it's important to understand any home-sale contingencies before accepting an offer. Your agent can help you look at where the buyer is in their own selling process and what protections you may want in place.

The goal isn't to eliminate every possible risk. It's to avoid being caught off guard by the ones you can plan for.

Don't Let the What-Ifs Keep You Up at Night 

Just remember when you read headlines about canceled deals, they don’t give you the full picture. Most home sales still make it to closing.

And if a sale does fall through, that doesn't automatically mean your house won't sell. Sometimes a buyer's circumstances change. Sometimes an issue comes up that can be addressed before the next offer.

What matters is having an agent who knows how to spot potential problems early, help you navigate negotiations, and keep your sale moving forward.

Because while you can't control every twist and turn, you can control how prepared you are.

Bottom Line

There's no need to let the fear of a buyer backing out hold you back. While no sale comes with guarantees, a little preparation upfront can go a long way toward making the whole process smoother.

If you're ready to make a move, let's talk about whether a pre-listing inspection makes sense for you.

Pending Home Sales Decreased 7.3% in September

Pending Home Sales Decreased 7.3% in September: Pending home sales decreased 7.3% in September and 11.3% from a year earlier. All four U.S. regions recorded monthly and annual declines, with the West posting the largest decreases. NAR Chief Economist Lawrence Yun said rising mortgage rates weakened market conditions and continued to affect housing affordability

Existing-Home Sales Increased 1.5% in September, According to NAR Report

Existing-Home Sales Increased 1.5% in September, According to NAR Report: Existing-home sales increased 1.5% in September to a seasonally adjusted annual rate of 3.99 million, according to NAR. Housing inventory rose to 1.60 million units, representing a 4.8-month supply, while the median existing-home price climbed 1.3% year-over-year to $417,500. Sales gains in the South and West were offset by annual declines across all four U.S. regions.