Author: chrisdrewer-com

–TO BE BUILT—LEHIGH AT HAMPTONS RYAN HOMES. Smart design and light-filled spaces complete the Lehigh. The inviting exterior opens to a spacious foyer that can take on any task playroom, living room or office. The open kitchen hosts a large island and walk-in pantry and connects to the dining and family room. Upstairs, a loft makes an ideal hang-out spot or bedroom. The primary bedroom offers a cozy getaway with walk-in closets and private bathroom. Finished basement with full bathroom included! No need to sacrifice style for sensibility here. Enjoy the lake living lifestyle from kayaking, fishing, hiking or just lounging with your feet in the sand. Take a dip in one of the four pools or schedule your get together at one of the four clubhouses. Want something new partner on the tennis courts, play a game of hoops or hike on the miles and miles of nature trails. Other floor plans and homesites are available. Photos are representative. Ryan Homes is taking precautionary measures to protect our valued customers and employees. Our models are open by appointment only.

Luxury home sales across the US are displaying remarkable diversity right now. Recent data from a listings platform highlights that the nation’s top luxury transactions ranged anywhere from $3.7M all the way to a headline-making $130M. Other significant sales were recorded at $47M, $40.2M, $40M, $21.2M, $19M, $18M, and $17.5M, spanning major metro areas. Notably, in four leading markets, even the fifth-highest sale surpassed $10M—an indicator of just how strong the upper end is in those areas. One particular market caught my attention with a narrow price spread among its top five luxury sales, ranging from $24M to $40M. This analysis is based on publicly listed properties, so it may not reflect private sales, and in nondisclosure regions, the reported figures represent listing prices. Understanding these national trends gives valuable perspective, especially when advising clients in the Baltimore, Baltimore County, Harford County, Anne Arundel, and Howard real estate markets, where local dynamics can differ significantly.

Over my years working in Baltimore, Baltimore County, Harford, Anne Arundel, and Howard, I’ve seen firsthand how cash sales can offer a fast read on market shifts. Around 25% of US existing-home transactions have been cash deals in recent years—a figure that reveals a lot about buyer competition and financing trends. When cash purchases rise alongside prices, it often signals increased competition among buyers. But if cash sales increase while overall volume drops, it suggests financing hurdles may be sidelining those needing loans. Conversely, when cash share decreases but prices remain steady, it can mean credit conditions have improved and more traditional buyers are finding their way back into the market.

In my local experience, smaller cash buyers tend to pursue properties with probate, tax issues, deferred maintenance, or urgent relocation needs. Even when traditional financed sales slow down, affordability pressures keep older homes in demand. The reality for US single-family investing is that local taxes, title insurance, renovation costs, and hands-on management matter—a lot. Scaling up isn’t easy here, so disciplined local operators are often the ones who thrive.

As the market evolves, I expect we’ll see more margin consolidation rather than widespread roll-ups. For international investors, partnering with trusted local experts can be more effective than direct acquisitions. Local insight and experience remain key advantages for navigating these complexities.

September brought some notable shifts in the U.S. housing landscape. After eight months of steady momentum, pending home sales finally dipped year-over-year—reflecting how higher borrowing costs have taken some steam out of buyer activity. We’re also seeing contract signings ease off, homes taking around 60 days to sell, and mortgage rates rising from about 6% in late Q1 up into the high-6% range.

For buyers, though, there’s a bit more negotiating power out there. The median list price inched down to $424,500, price reductions are now seen on roughly 20% of listings, and delistings have dropped compared to last year. Active inventory has also crept up by about 4%, yet nationwide, we’re still about 11% below the inventory levels we saw before the pandemic—reminding us just how persistent the housing shortage remains, even as some buyers rethink their timing.

Industry watchers are keeping a close eye on seller delistings, pricing tactics, and whether local market differences start to narrow as everyone adjusts to firmer borrowing costs. My experience across Baltimore and surrounding counties puts me in a strong position to help clients interpret these shifts for their own real estate decisions.

Recently, US new listings ↑0.4% and total homes for sale ↑0.5%, pushing both measures to their highest levels since Late-Q1 and Mid-Q2.
At the same time, pending home sales ↓1.1%, reaching their lowest point in 6 mo as buyers faced >$400K median prices nationwide.
Financing costs stayed in the mid-6%, only slightly below a recent peak, and some house hunters waited through economic uncertainty or hoped rates ease.
With inventory building and demand softer, active US buyers may find negotiating room, including price cuts, concessions, rate buydowns, or repairs on longer-listed homes.
An economist said buyers had a window before activity potentially picked up later in Late-Q3, while sellers benefited from pricing correctly from the start.

In the past four weeks ending August 23, we've seen a slight uptick in new US listings—up 0.4% weekly—and a 0.5% rise in total homes for sale, bringing inventory to its highest point since early Q2. While this means more options for buyers, pending US home sales dipped 1.1% weekly to a six-month low, showing that high housing costs are still keeping many on the sidelines despite the improved selection. The median US home-sale price is up 1.9% from last year, now topping $400K, and average mortgage rates are hovering near 7%, marking a 13-month peak. With inventory building and demand softening, buyers currently have more negotiating power—including the possibility of price cuts or concessions, especially in properties that have been listed for several weeks. For sellers, realistic pricing—rather than holding out for last year’s numbers—remains key to success. As someone deeply familiar with local trends in Baltimore, Baltimore County, Harford County, Anne Arundel, and Howard, I always keep these national shifts in mind to help clients navigate our dynamic market.

Over the last four weeks ending August 23, we've seen a slight uptick in new US listings—up 0.4%—and total homes for sale have grown by 0.5%, reaching their highest point since early Q2. While more inventory is welcome news for buyers, pending national home sales dipped by 1.1% to a six-month low, as elevated housing costs have kept some on the sidelines. The median sale price across the US is now up 1.9% year-over-year, surpassing $400K, with average mortgage rates hovering near 7%, close to a 13-month high. For those actively searching, this combination of increased inventory and softer demand has created a more buyer-friendly environment, often opening the door to price negotiations or concessions—especially for homes on the market several weeks. Sellers benefit from realistic, data-driven pricing rather than chasing numbers from previous years. My experience across Baltimore, Baltimore County, Harford, Anne Arundel, and Howard counties has shown that adapting to these shifts is key—both for finding value and for making your next move with confidence.