The Market Is Evolving — But Scarcity Still Reigns
Real estate markets don’t shift with headlines. They evolve in the margins — slowly, then suddenly. April brought clarity to what Q1 had been hinting at all along: this is still a seller’s market, but one that now rewards precision over presence. Inventory is scarce. Prices are rising. And the homes that succeed are no longer just available — they’re intentional.
For buyers, the challenge is obvious: fewer options, more competition, faster timelines. But for sellers, the real challenge is psychological. Many want to move — but don’t know where to go. That hesitation has become one of the market’s most powerful forces. And yet, those who overcome it are being met with some of the strongest offers we’ve seen in a year.
The Market Beneath the Surface
By the numbers, April looks like a paradox:
- Inventory fell 21% year over year
- Median prices jumped 20%
- Days on Market dropped 33%
- Yet unit sales declined 13%
This isn’t contradiction — it’s evolution. The homes that are moving are doing so faster and for more money than they were a year ago. But not every home is succeeding. Today’s buyers are sharp, disciplined, and unwilling to stretch for anything that feels overpriced, underprepared, or uncertain. This market doesn’t lift all listings — it spotlights the best ones. Strategy, not luck, is what’s driving results.
Fear Is Fueling Scarcity — and Strategy Is the Cure
What’s keeping inventory low isn’t just locked-in mortgage rates — it’s locked-in thinking. Many would-be sellers are afraid to list because they don’t know where they’ll go next. But their hesitation tightens the very market they’re waiting on — creating a self-reinforcing cycle of scarcity.
Meanwhile, buyers are still motivated. They’re watching every new listing closely, moving quickly on well-positioned homes, and passing over anything that feels like a reach. The result? A high-stakes environment where hesitation leads to missed opportunities — and clarity, speed, and planning are the new currency of success.
For Sellers: Scarcity Is Working in Your Favor — If You Know How to Use It
If you’re thinking of selling this year, understand this: you’re not competing with a flood of listings — you’re competing with a trickle. And that gives you leverage. But leverage only matters if you use it well.
The market is rewarding homes that are prepared, priced with intention, and launched with a plan. The rest? They linger — and in a market this efficient, buyers notice quickly. Today’s buyers are not passive; they’re observant, analytical, and quick to move when something checks all the boxes.
But here’s the deeper truth: many sellers aren’t just hesitating — they’re stuck. They want to move but don’t see where they’d go. That’s where real strategy begins.
At CR&T, we’ve helped sellers:
- Find off-market and pre-market inventory that never hits public sites
- Negotiate rent-backs and flexible timelines that create breathing room
- Pair their sale with their next move, using timing and structure to make the transition seamless
You don’t need to see the entire path to take the next step — you just need a guide who’s navigated it before. The sellers who are winning right now aren’t waiting for certainty. They’re executing with clarity.
This market doesn’t reward hesitation. It rewards preparation.
For Buyers: The Right Homes Are Going Fast — But Not All Homes Are Worth Chasing
This is not a buyer’s market — but it’s a market where buyers can win, if they’re strategic.
Inventory remains scarce, and the best homes are still drawing multiple offers. But buyers aren’t overbidding indiscriminately. They’re focused. Selective. Willing to stretch — but only when the value is real and the product is right.
To succeed, buyers need to stop thinking in terms of “getting a deal” and start thinking in terms of winning the right home, on the right terms.
Here’s what we’re advising right now:
- Be selectively aggressive — move quickly when the home checks all the boxes and walk away when it doesn’t.
- Be prepared — financing lined up, contingencies sharpened, and decision-making crystal clear.
- Look where others aren’t — many of our clients are seeing success in pre-market or private sales, well before listings go public.
- Structure smarter offers — in this market, flexibility, creativity, and speed often beat price alone.
The best buyers right now aren’t just competing. They’re anticipating — and acting decisively when the moment comes.
The Bottom Line
April confirmed what Q1 hinted at: this is a market that rewards precision. Not every home is selling — but the right ones are selling fast, and often for more. Not every buyer is winning — but the ones who are, come to the table prepared, advised, and ready to move with confidence.
The biggest risk right now? Waiting without a plan.
When you’re ready, we’re here. We’ll help you see the big picture clearly — and move forward strategically.
