Inventory is high and pace is measured. That means more choice and negotiating room for buyers, and precision pricing + presentation for sellers. The sweet spot is sub-$500k; the luxury tier requires patience and strong value adds.
Key Stats (snapshot)
Overall months of inventory (MOI): ~18–25 months (local market remains buyer-leaning)
≤ $500k: ~20 MOI (tightest segment)
$500k–$1M: ~28 MOI
$1M+: ~54 MOI (longer timelines typical)
MOI = how many months to sell current listings at the recent sales pace. ~6 months is “balanced”.
[ September 1st Market Report]
What This Means for Buyers
More choice, more leverage. With double-digit MOI, you can compare, negotiate, and not rush.
Ask for help on payments. Rate buydowns, closing-cost credits, and repair concessions are common now.
Target 150+ DOM. Stale listings often have the most flexibility; bring clean terms and strong proof of funds.
Do the coastal homework. Verify wind/flood insurance, HOA rules, and—if renting—STR performance, permits, and county rules.
What This Means for Sellers
Price precisely on Day 1. Overpricing compounds days on market; micro-adjust every 21–30 days to stay in buyer feeds.
Reduce buyer friction. Consider a 2-1 buydown or closing-cost credit; tidy inspection items early; offer flexible possession.
Win the click. New hero photo, tight staging, and a lifestyle-first lead image (porch + view, beach access, golf cart life).
Set timelines by tier. Sub-$500k moves faster; luxury needs patience and standout value (furnishings, warranties, club/HOA credits).
Fall on Bolivar: Why Now Still Works
Seasonal calm = better shopping. Less competition than summer; sellers are motivated ahead of year-end.
Experience-driven stays. Weekends still hum with events, dining, and fishing—great for STRs and family escapes.
Local experts on your team. We connect you with lenders, insurance pros, inspectors, builders, and STR managers who know coastal.
Quick Q&A
Q: Is this a buyer’s market?
A: With MOI well above 6, conditions favor buyers overall—especially outside the sub-$500k tier.
Q: How do I price my home now?
A: Nail the comp set, price to today (not last summer), and plan small, regular adjustments vs. one big cut later.
Q: What about insurance?
A: Factor wind and flood up front. We can pull quotes early so financing and cash flows stay on track.
Ready to move?
Buying? Tell me your must-haves and budget; I’ll shortlist homes with motivated sellers and clean STR potential.
Selling? I’ll audit price, photos, and positioning, then propose a 30-day plan (micro-pricing, marketing refresh, and incentives).
Call/Text: 214-801-9801 • Email: BethTerminella@gmail.com