Like you all, I fall up in the same trap every single year. “I’m going to eat healthy this year!” or maybe “I’ll learn Spanish and go to Spain!” perhaps even the oh-so-familiar “I’m finally going to hit the gym!” Some of you out there are also probably thinking “Maybe I should finally do something about my house plans?”

Buying. Selling. Moving up. Downsizing. Getting out of the dreaded rental loop.

And then the same walls pop up:

“Rates are too high… I’ll wait.”

“Prices are crazy in Seattle… I’ll wait.”

“I don’t have enough for a down payment… I’ll wait.”

“I don’t even want to think about moving… I’ll wait.”

Much like the rest of you, I think that this is finally your year for you! It’s your year to spring into action! Whether it’s eating healthy, learning Spanish, or going to the gym (I promise, I’ll go tomorrow). Just the same, it might be time to re-examine those walls you see and figure out if they’re even too high to climb. With some reassessment you might find they’re just speed bumps. So let’s break down those walls and make this YOUR year!

If you’re buying: don’t wait for a “perfect” rate that may not show up

Yes, rates might dip. No, you probably shouldn’t bet more than a fiver on 3%

Mortgage rates have cooled compared to their highs, but they’re still very much “normal-ish” historically, not pandemic-era weird. Freddie Mac’s latest weekly survey has the 30-year fixed averaging ~6.18%.

Could rates slide lower? Sure. But most economists aren’t calling for a quick teleport back to 3%. Inflation hasn’t magically vanished, and we’re not in some new permanent deflationary era where money gets “cheaper forever.” AP’s recent coverage also points to rates staying a bit above 6% into next year. Forecasts beyond that don’t see them dropping further without some serious change.

Passivity might be the incorrect choice; Seattle might be in a relative dip, but don’t forget that homes here also just recently hit their all-time relative peak. Rates aren’t going anywhere soon, but home prices are. Is buying right for you currently? If it’s what you are looking for in life, buying sooner is better. If/when rates drop you can always refinance, but you can’t remake lost time.

First-time buyer? You might not need the down payment you think you need

Washington has plenty of real world tools that can shrink the “cash hurdle.”

• WSHFC / Here to Home: Their Home Advantage and House Key Opportunity mortgages come with down payment assistance options through Commission-trained lenders.
• Home Advantage is notable because it has a single statewide income limit (currently $215,000) and you don’t have to be a first-time buyer.
• In Seattle specifically, the Seattle Office of Housing offers down payment assistance (through partners) for eligible buyers at or below 80% AMI.
• Many FHA programs exist that offer lower downpayment rates and are available federally.
• Ask your bank! Many banks offer grants to first time home buyers that are members.

Not a first-time buyer? There are still programs—and strategies

Even if you’ve owned before, you may still have options through Home Advantage (again: not strictly first-time) and other local/partner programs depending on income, profession, location, and property type.

And don’t sleep on the “boring” strategies that work:

• negotiate seller credits (where appropriate)
• consider rate buydowns
• be flexible on closing date
• target homes that have been sitting (they’re not all lemons—some just need better marketing or a tweak in expectations)

Unlike the stock market… you can time the market as “the little guy”

Or rather you don’t have to time anything.

Real estate isn’t day trading. You don’t have to “beat Wall Street.” You just need to:

• buy something you can hold long enough to ride out normal cycles
• make sure the monthly payment works for your real life
• be willing to deal with a few standard roadblocks (holiday delays, lender timelines, appraisal scheduling, etc.)

Buying when the market is cool might not have as many options, but competition is much lower. The wrong time for some people might be the right time for you; it’s not just a platitude. Your dream home doesn’t have a set market price and a perfect time to buy. Real people are selling real homes and they aren’t always on time. That home you’ve been thinking of for years might just come on the market when the owner needs to downsize, and they might not have timed the market right.

Expand your search: think “next chapter neighborhoods,” not just the usual hits

If everything feels expensive, widen the lens:

• look at neighborhoods on the edge of your “must-have” areas
• explore pockets with new development, improving amenities, or transit access
• consider homes that need cosmetic updates (paint, lighting, landscaping) vs. major structural work

Remember, the goal isn’t to “settle.” It’s to buy where your dollars stretch further and where the long-term story makes sense for you.

Get your credit + budget dialed in (even more important than the rate)

This is the part I wish everyone did first, even if they aren’t looking for a home:

• Improve your credit score (even a small bump can change your payment)
• Decide what you can afford based on monthly comfort, not max approval
• Keep room for life: repairs, savings, travel, kids, hobbies, peace of mind

A lender can tell you what a bank will lend. You decide what feels right.

If you’re selling in Seattle: the market is still rewarding prepared sellers

Seattle remains a high-demand market overall. Overall, the median Seattle sale price was around $865K, up ~2.4% year-over-year, with homes averaging about 24 days on market.

At the same time, inventory has been rising across the NWMLS (North West Multiple Listing Service), active listings were up ~23.9% year-over-year, which means buyers have more choices than they did in the frenzy years. Even with that increase, supply is still not what most people would call “balanced”: NWMLS has 3 months of inventory, and many I consider 4–6 months “balanced.”

What this means for you? well-presented, well taken care of homes still sell well, but you don’t get to be casual about it. Competing with other homes means you have to actually compete with them. Sounds obvious, but this means whether you sell right this second or 50 years from now you eventually have to put in the effort to sell and show buyers why your home stands out.

“What about condos?”

Condos have been more uneven than single-family homes. Some segments have softened and price movement can be choppy month-to-month. For example, one recent Seattle condo market report showed a citywide condo median around $523K with a notable year-over-year dip (and big neighborhood swings). That doesn’t mean condos can’t sell, it means prep + pricing + building details matter more (HOA health, dues, reserves, special assessments, pet/rental rules, light/view/parking… the whole vibe). Condos are an easy-in-hard-out market. They bend in the financial winds much more rapidly than homes.

The secret sauce for sellers this year: Remove friction

If you want top dollar, don’t just “list.” Launch!

A strong Seattle sale usually comes down to:

• smart pre-list prep (repairs that matter, not random projects)
• staging (or at least strong styling)
• professional photography + online presentation
• pricing that creates urgency (not “let’s test it” pricing)

That prep isn’t fluff at all; it’s strategy. (If you want, I can also share my full “top dollar” marketing menu.)

And if you’re also buying after you sell…

Good news: the same buyer advantages apply to you!

• you may be able to use down payment assistance programs depending on your situation (some aren’t limited to first-time buyers)
• you can negotiate on the purchase side (especially with more inventory on the market)
• and you can plan your timing so you’re not forced into a rushed decision

The real cost of waiting isn’t just money, it’s time

Waiting can be smart… you might have gone through this list and found that nothing really applies to you, but “waiting” without a plan usually turns into years. Those new years resolutions turn into learning eating healthy eventually, learning Spanish sometime, and hitting the gym soon (I mean it, tomorrow for sure). But if those things could improve your life now, maybe that’s worth doing today? Without a plan that wish of moving into your dream house is just another maybe someday on the list. But it doesn’t have to be. How about we cross some of those items off the list? Let us make this your year! (seriously, tomorrow DEFINITLY)

If you need any advice for what was in this article! I’m here for you! Unless it’s eating healthy, or learning Spanish, or hitting the gym. I’m doing that tomorrow. But I can help you with any questions you have about buying or selling your home in the future.

As always, I am your go to resource for all things real estate.