Remember a few years back when sellers held all the power and buyers were stuck offering way over asking or waiving inspections just to get a chance at the house? In many markets, those days are behind us.

While it’s going to vary by area, more metros are slowly shifting to favor buyers, and the market is starting to look a lot more like a two-way street again.

And that balance is something we haven’t had in a while.

Whether you’re buying or selling, here’s what you need to know about what’s changing and what it means for your move.

The Most Buyer-Friendly Market in Years

The national data tells an interesting story right now. According to Realtor.com:

“The national housing market is balanced but gradually loosening as the cycle moves in a more buyer-friendly direction . . .“

That’s because, over the past few years, more and more metros have been flipping back to more buyer-friendly terms as inventory’s grown. And when you zoom in on the latest Realtor.com data for the top 50 metro markets over time, the trend becomes really clear (see graph below).

Back in 2021, almost all major metros were seller’s markets. By the end of 2025, only 1 in 3 still favored sellers. That’s an obvious shift.

And that changes how the market is going to feel for everyone. Sellers shouldn’t still expect 2021 conditions, but neither should buyers. At least, not generally speaking.

It’s Not the Same Story Everywhere

That said, who has the power ultimately depends on where you live. While more metros are leaning buyer-friendly lately, there are still plenty of strong seller’s markets right now, too.

It really comes down to how much housing supply and demand there is in your area. And that varies enormously by region.

Sun Belt cities like Austin, Tampa, and San Antonio saw major building booms in recent years, giving buyers more options and more negotiating room. Meanwhile, cities in the Northeast and Midwest – think Rochester, Hartford, and Buffalo – didn’t see that same wave, so inventory stayed tight and competition stayed fierce. As Jeff Ostrowski, Housing Analyst at Bankrate, explains:

“The formerly hot Sun Belt markets have cooled, while the Northeast and Midwest have stayed hot. The big driver here is construction activity. The softest markets now [have] experienced big booms that spurred new building, and that has led to a large supply of new and existing homes on the market in those places.”

Practical Advice for Your Move

To find out who has the power in your local market, talk to an agent. Because knowing what’s happening locally is going to be the key to setting the right strategy for your move.

If the market is working in your favor, great. Lean in and use it to your benefit. But if it’s not, all hope isn’t lost. Your agent can help you figure out how to approach any market.

Here’s some practical advice if there’s a mismatch between your goal and local market conditions.

If you’re buying in a seller’s market:

• Get pre-approved before you start shopping. It shows sellers you’re serious.

• Be ready to act fast when the right home hits the market.

• Consider offering a quick closing date or flexible terms.

• Work closely with your agent to craft a competitive offer.

If you’re selling in a buyer’s market:

• Price it right from day one. Overpricing will cost you time and money.

• Focus on curb appeal and staging to stand out in areas with more inventory.

• Be open to offering incentives, like covering closing costs or a home warranty.

• Expect buyers to negotiate and be ready to be flexible.

Bottom Line

Right now, local markets are moving in very different directions. And your strategy as a buyer or seller should reflect your market.

Want to know which way your local market is leaning and what that means for your move? Talk to a local real estate agent.

Courtesy of Keeping Current Matters

Top Scottsdale Events This Memorial Day Weekend

Scottsdale shines during Memorial Day weekend with luxury resorts, pool parties, live entertainment, sporting events, and incredible dining experiences. Here are twelve of the best events happening around Scottsdale and Phoenix.

1. Memorial Day Weekend at Hotel Valley Ho

Celebrate the holiday with poolside entertainment, dining specials, and classic Scottsdale style.

2. Stars, Stripes & Splash at W Scottsdale

One of Scottsdale's most popular Memorial Day pool party experiences featuring DJs and festive celebrations.

3. Memorial Day Weekend at Royal Palms Resort

Relax with luxury accommodations, resort dining, and holiday programming.

4. Memorial Day at Mountain Shadows

Enjoy desert views, resort activities, and seasonal food and beverage offerings.

5. Celebrate Reggae at the Musical Instrument Museum

Experience live reggae music, cultural performances, and family-friendly entertainment.

6. West Coast Conference Baseball Tournament

Watch championship-level college baseball at Scottsdale Stadium.

7. SolRise Series: Rhythm & Flow

Start your day with movement, mindfulness, and spectacular Camelback Mountain views.

8. Memorial Day Weekend Pool Party at Hotel Solaya

Enjoy one of Scottsdale's newest luxury resort experiences.

9. Tacos, Tequila & Tunes Happy Hour

A perfect combination of live music, handcrafted cocktails, and Southwestern flavors.

10. Aeromyth – Tribute to Aerosmith

Rock fans can enjoy classic Aerosmith hits performed live by one of the region's top tribute bands.

11. Stay Well Weekend

A wellness-focused getaway featuring fitness classes, recovery experiences, and self-care activities.

12. Memorial Day Weekend Salt River Run

Get active outdoors while taking in Arizona's scenic desert landscape.

Why Scottsdale Is One of the Best Memorial Day Weekend Destinations

Scottsdale offers a unique blend of luxury resorts, vibrant nightlife, outdoor adventure, world-class dining, and unforgettable desert scenery. Memorial Day weekend is one of the most exciting times to visit, with special events taking place throughout the city.

Frequently Asked Questions

What are the best Scottsdale events this Memorial Day weekend?

Hotel Valley Ho, W Scottsdale's Stars, Stripes & Splash, Royal Palms Resort, Mountain Shadows, and the West Coast Conference Baseball Tournament are among the top attractions.

Are there family-friendly events in Scottsdale this weekend?

Yes. Celebrate Reggae at the Musical Instrument Museum and the West Coast Conference Baseball Tournament are excellent family-friendly options.

What are the best pool parties in Scottsdale this weekend?

W Scottsdale, Hotel Valley Ho, Hotel Solaya, and several luxury resorts are hosting Memorial Day pool celebrations throughout the weekend.

Best Things to Do in the Willamette Valley This Weekend

Known for its world-class Pinot Noir, charming small towns, and beautiful landscapes, the Willamette Valley is one of Oregon's top destinations. Here are twelve events worth adding to your weekend plans.

1. Art in the Argyle Garden

Enjoy local art surrounded by beautiful vineyard gardens and scenic wine country views.

2. Chardonnay Festival

Celebrate one of Oregon's most popular white wines with tastings, food pairings, and vineyard experiences.

3. Memorial Weekend BBQ & Wine at Knudsen Vineyards

A classic holiday weekend event featuring great wine, delicious barbecue, and stunning views.

4. Petals & Pour at Duck Pond Cellars

A spring-inspired event combining flowers, wine tasting, and vineyard hospitality.

5. Memorial Day Open House at Domaine Willamette

Explore one of the region's newest wine destinations while enjoying special holiday offerings.

6. Memorial Day Weekend at Cubanisimo Vineyards

Relax with wine, food, and live entertainment during Memorial Day weekend.

7. Date Night Cooking Class: Spring in Italy

Couples can enjoy a hands-on culinary experience inspired by classic Italian cuisine.

8. Family Cooking Class: Summertime BBQ

A fun and educational experience for families looking to improve their grilling skills.

9. Memorial Sunday Bike Ride & BBQ

Combine outdoor recreation with wine country hospitality during this unique cycling event.

10. Spring Fever Open House

Visit participating nurseries and discover beautiful plants, flowers, and gardening inspiration.

11. Salem Capitals Basketball Game

Cheer on local basketball action while enjoying a family-friendly sporting event.

12. Gaiety Hollow Open Garden Saturday

Explore one of Salem's most beautiful historic gardens during peak spring bloom season.

Why Visit the Willamette Valley This Weekend?

The Willamette Valley offers far more than wine tasting. Visitors can enjoy culinary experiences, outdoor adventures, scenic gardens, local sporting events, and charming small towns that make for the perfect weekend getaway.

Frequently Asked Questions

What are the best wine events in the Willamette Valley this weekend?

The Chardonnay Festival, Art in the Argyle Garden, Memorial Day events at Knudsen Vineyards, Domaine Willamette, and Cubanisimo Vineyards are among the most popular.

What family-friendly events are happening in the Willamette Valley?

Family Cooking Class: Summertime BBQ, Spring Fever Open House, Salem Capitals Basketball, and Gaiety Hollow Garden tours are great family options.

Is Memorial Day weekend a good time to visit Oregon wine country?

Absolutely. Memorial Day weekend marks the beginning of summer wine tourism season with special tastings, food pairings, and outdoor celebrations across the region.

The Best Things to Do in Southern Oregon This Memorial Day Weekend

Memorial Day weekend is one of the best times to get out and explore Southern Oregon. Whether you're looking for world-class theater in Ashland, family-friendly attractions in Medford, outdoor adventures, local wine experiences, or the excitement of the legendary Boatnik Festival in Grants Pass, there's no shortage of events happening across the Rogue Valley.

From jetboat races and live music to Shakespeare productions and community celebrations, here are twelve of the top events happening in Southern Oregon this weekend.

1. A Midsummer Night's Dream at the Oregon Shakespeare Festival

One of Shakespeare's most beloved comedies returns to Ashland with enchanting storytelling, memorable characters, and plenty of laughter. The production offers a perfect introduction to the Oregon Shakespeare Festival for first-time visitors while remaining a favorite among longtime theatergoers.

If you're planning a weekend in Ashland, this classic performance deserves a spot on your itinerary.

2. Boatnik Festival & Jetboat Races (Grants Pass)

Few Memorial Day traditions are as iconic in Southern Oregon as the Boatnik Festival in Grants Pass.

Each year, thousands gather along the Rogue River to watch high-speed jetboat races while enjoying a festive atmosphere filled with carnival rides, food vendors, live entertainment, family activities, and community celebrations.

Whether you're a lifelong local or visiting the region for the first time, Boatnik delivers an unforgettable Memorial Day weekend experience and remains one of Southern Oregon's signature annual events.

3. Come From Away at the Oregon Shakespeare Festival

This award-winning musical tells the remarkable true story of how a small Canadian town welcomed thousands of stranded airline passengers following the events of September 11.

Filled with humor, heart, and uplifting performances, Come From Away has become one of the most beloved productions in modern theater and continues to draw audiences from across the Pacific Northwest.

4. 360 ALLSTARS

Part urban circus, part extreme sports showcase, and part live concert, 360 ALLSTARS delivers nonstop energy and entertainment.

Featuring BMX riders, basketball performers, breakdancers, acrobats, and live musicians, this family-friendly event offers something for every age group and is one of the most unique performances happening this weekend.

5. A Raisin in the Sun at the Oregon Shakespeare Festival

This landmark American drama continues to resonate with audiences decades after its debut.

The powerful story explores family, ambition, and resilience while delivering unforgettable performances that make it one of the season's most talked-about productions.

6. Rogue Valley Symphony – Shining Star

Experience an evening of exceptional music with one of Southern Oregon's premier performing arts organizations.

The Rogue Valley Symphony's Shining Star concert showcases talented musicians and an engaging program that appeals to both longtime symphony fans and newcomers alike.

7. You Are Cordially Invited to the End of the World

One of the Oregon Shakespeare Festival's newest productions combines contemporary storytelling, humor, and thought-provoking themes into a unique theatrical experience.

For visitors seeking something beyond the classics, this production offers an exciting alternative.

8. Rolling Stones Mobile Skating Rink

Looking for family-friendly fun?

The Rolling Stones Mobile Skating Rink offers a nostalgic and entertaining experience perfect for kids, teens, and adults. Lace up your skates and enjoy a memorable holiday weekend activity with friends and family.

9. Rogue Memorial Challenge Soccer Tournament

Athletes and families from across the Pacific Northwest travel to Southern Oregon each year for the Rogue Memorial Challenge.

This popular youth soccer tournament brings exciting competition, community spirit, and plenty of action to local fields throughout the weekend.

10. Medford Railroad Park Sunday Run Day

One of Medford's most beloved attractions, Railroad Park offers miniature train rides, railroad exhibits, and hands-on fun for all ages.

It's a perfect outing for families looking to enjoy a relaxing afternoon together during the holiday weekend.

11. Memorial Day Weekend Live Music at Sams Creek Cellars

Spend the afternoon enjoying local wine, beautiful vineyard scenery, and live music at one of Southern Oregon's welcoming wineries.

Events like these showcase why the Rogue Valley wine scene continues to gain recognition throughout the Pacific Northwest.

12. Nick Garrett-Powell at RoxyAnn Winery

Live music and wine country are always a winning combination.

Enjoy an evening performance from local favorite Nick Garrett-Powell while taking in vineyard views and sampling wines from one of the Rogue Valley's most popular wineries.

Why Southern Oregon Is a Great Memorial Day Weekend Destination

Southern Oregon offers an incredible mix of experiences rarely found in one destination.

Visitors can spend the morning watching jetboat races in Grants Pass, enjoy an afternoon wine tasting in the Rogue Valley, and finish the evening with a world-class theater performance in Ashland.

The combination of outdoor recreation, cultural attractions, family-friendly events, wineries, and vibrant downtown districts makes Southern Oregon one of Oregon's most rewarding weekend getaways.

Planning a Move to Southern Oregon?

Many people first discover Southern Oregon while attending local events and quickly fall in love with the region's lifestyle, natural beauty, and strong sense of community.

Whether you're considering relocating to Medford, Ashland, Central Point, Jacksonville, Eagle Point, or Grants Pass, our team can help you explore neighborhoods, schools, market trends, and available homes throughout the Rogue Valley.

Thinking about making Southern Oregon home? Contact Rockwell Real Estate Group to learn more about buying or selling in the Rogue Valley.

Frequently Asked Questions

What are the best things to do in Southern Oregon this weekend?

Some of the most popular events include the Boatnik Festival in Grants Pass, Oregon Shakespeare Festival productions in Ashland, Rogue Valley Symphony performances, local winery events, and Medford Railroad Park Sunday Run Day.

What is the biggest Memorial Day weekend event in Southern Oregon?

The Boatnik Festival in Grants Pass is one of Southern Oregon's largest annual Memorial Day celebrations. The event features jetboat races, carnival rides, food vendors, family activities, and live entertainment.

Are there family-friendly events in Southern Oregon?

Yes. Boatnik Festival, Medford Railroad Park, the Rolling Stones Mobile Skating Rink, and the Rogue Memorial Challenge Soccer Tournament are excellent options for families.

What is happening in Ashland this weekend?

Ashland is hosting several Oregon Shakespeare Festival productions, including A Midsummer Night's Dream, Come From Away, A Raisin in the Sun, and You Are Cordially Invited to the End of the World.

Is Southern Oregon worth visiting during Memorial Day weekend?

Absolutely. Memorial Day weekend offers some of the region's biggest annual events, beautiful spring weather, winery experiences, outdoor recreation, and nationally recognized theater performances.

According to Google Trends, online searches for down payment information recently hit an all-time high. And that’s a clear sign more buyers are trying to figure out what they really need to save before making a move (see graph below):

If you’re wondering the same thing, you can always turn to the internet for answers. But a lot of the time, it’s better to ask a local expert. Because here’s what a pro would tell you.

The 20% Down Payment Myth

The idea that you need 20% down to buy a home is one of the biggest misconceptions around the homebuying process. And the data debunks the myth.

While there are benefits to putting that much money down, most first-time buyers put down far less.

Here’s why. Unless it’s stated by your lender, you typically don’t have to have a 20% down payment. There are even some loan options designed to help you get into a home with a much smaller upfront cost. As the Mortgage Reports explains:

“The amount you need to put down will depend on a variety of factors, including the loan type and your financial goals. If you don’t have a large down payment saved up, don’t worry—there are plenty of options available, and you don’t need to put down the traditional 20% . . . many homebuyers are able to secure a home with as little as 3% or even no down payment at all . . .”

For example, FHA loans allow down payments as low as 3.5%, while VA and USDA loans offer zero down payment options for qualified applicants, like Veterans.

And those options are just one reason so many first-time buyers are able to buy without a 20% down payment.

What Buyers Are Actually Putting Down

So, if buyers aren’t doing 20%, how much do they actually put down?

According to the National Association of Realtors (NAR), the median down payment for first-time homebuyers is only 10%. That’s half of what you probably expected.

That means if you’re aiming to save 20% because you think you have to, you may be setting a timeline that’s longer than necessary.  

And here’s some more good news. It’s not only that you may be able to buy with less money down than you thought, but there are also options to help you get to your down payment goal even faster.

Why You Should Look into Down Payment Assistance Programs

There are a lot of programs designed to help you save for a down payment – and they can make a big difference in how fast you hit your savings target. Unfortunately, buyers don’t realize how many there are, or that they may qualify for help.

Research from Realtor.com shows almost 80% of first-time homebuyers qualify for down payment assistance (DPA), but only 13% actually use it (see chart below): 

And that’s another big miss holding would-be buyers like you back.

In the U.S., there are over 2,600 homeownership programs available, many offering significant financial support. As Down Payment Resource shares:

“With an average benefit of $18,000, down payment assistance (DPA) remains one of the most essential tools for addressing the nation’s affordability challenges. Programs continue to expand in scope, serving a broader range of incomes, property types and borrower needs, including first-generation, military and repeat buyers.”

Imagine how much further your savings could go with an extra $18,000 you can use to buy. In some cases, you may even be able to stack multiple programs, giving what you’ve saved an even bigger boost.

FAQs About Down Payments for First-Time Buyers

Do you really need a 20% down payment to buy a house?
No. Many first-time homebuyers purchase homes with much smaller down payments depending on the loan program they use.

What is the average down payment for first-time homebuyers?
According to the National Association of Realtors, the median down payment for first-time buyers is around 10%.

Can you buy a house with 3% down?
Yes. Some conventional loan programs allow qualified buyers to purchase a home with as little as 3% down.

What loans offer low or zero down payment options?
FHA loans can allow down payments as low as 3.5%, while VA and USDA loans may offer zero down payment options for eligible buyers.

What is down payment assistance?
Down payment assistance programs provide grants, loans, or financial help to qualified homebuyers to reduce upfront costs.

Who qualifies for down payment assistance programs?
Qualification depends on income, location, loan type, occupation, military status, and other factors. Many first-time buyers may qualify without realizing it.

Can you combine multiple down payment assistance programs?
In some cases, yes. Certain buyers may qualify for multiple assistance programs to reduce their upfront costs even further.

Key Takeaways

• Most first-time buyers do not put 20% down.
• Some loan programs allow down payments as low as 3% or even 0% for qualified buyers.
• Down payment assistance programs may help reduce upfront costs.
• Many buyers qualify for assistance without realizing it.
• Talking with a lender can help you understand your real options sooner than expected.

Bottom Line

The simple truth is: most first-time buyers don’t put 20% down. And if you’ve been waiting to buy until you have that saved, you may be setting a timeline that’s longer than necessary.

Wondering how much you really need to buy a home? A trusted lender or local real estate expert can help you explore loan options, down payment assistance programs, and what may be possible based on your goals and budget.

To find out what you really need to save and if you qualify for any help, connect with a trusted lender who can walk you through your options. You may be able to buy sooner than you thought.

Courtesy of Keeping Current Matters

The Truth About the 20% Down Payment Myth, Low Down Payment Mortgage Options, First-Time Homebuyer Assistance Programs, How To Buy a Home With Less Money Down, What First-Time Buyers Should Know About Down Payments, Ways To Save on Upfront Homebuying Costs

There’s a lot of uncertainty right now and that’s leading to some dramatic headlines. And if you’re thinking about buying a home, that can make you feel a little less sure about your decision.

A recent study by CNBC asked homebuyers what they’re most worried about, and three themes kept coming up again and again:

• Mortgage rates
• The number of homes for sale
• Home prices

But a lot of what you may be hearing on those is based more on misconceptions. Not facts. So, let’s break it down and separate fact from fiction.

Misconception #1: “I’ll Just Wait, Because Mortgage Rates Are Going To Fall Dramatically”

One idea doing its rounds on social is that mortgage rates are going to drop dramatically soon. So, it’s better to wait to buy.

But is that really what’s expected?

While mortgage rates have come down a bit in the last few weeks, forecasts don’t show a major drop ahead. The most likely scenario is that rates stay somewhere in the low 6% range this year. 

And that’s not a big change from where rates are now (see graph below): 

Of course, this depends on where inflation and the economy go from here. But, based on what we know today, waiting for a big drop in rates may not work out the way some people hope. As U.S. News explains:

“Mortgage rates aren’t expected to change much over the next several quarters . . .”

Not to mention, even with rates where they are today, it’s already more affordable than a year ago. So, even if they don’t change much, it’s still better than it was.

Misconception #2: “There Are Too Many Homes for Sale Right Now”

You’ve probably heard inventory is up. And nationally, it is. The number of homes for sale is 8% higher than this time last year. But that’s not a bad thing. In fact, it’s one of the reasons buyers have a bit more breathing room right now.

The problem is the headlines are making something good, sound bad. They’re focusing on how this is the most inventory we’ve had since 2019 or how many homes builders are building. And that can make it sound like the number of homes for sale is rising too far, too fast.

But that’s not what the bigger picture shows.

Data from Realtor.com proves that, even though inventory is up compared to last year, it’s still nearly 14% lower than it was during the last normal housing market (2017-2019):

While it can vary a lot based on where you live, only 9 states have more inventory than pre-pandemic today. That’s a key reason why there still aren’t enough homes for sale to trigger something like the crash back in 2008.

Misconception #3: “Home Prices Are About To Crash”

You’ve probably seen this one, too. The confusion is coming from the fact that some metros are experiencing slight price declines. And influencers are running with that and saying prices are crashing. But that’s not the reality.

Most areas are seeing prices rise, not fall. And that’s because:

• Many homeowners aren’t selling because they don’t want to give up the low mortgage rate they locked in a few years ago. And that’s keeping a lid on how much inventory can grow.
• Since inventory is still below pre-pandemic norms, there aren’t enough homes for sale to cause a price crash.
• And even in markets with more inventory, some sellers are choosing to pull their homes off the market instead of cutting prices.

And those are 3 big reasons prices aren’t headed for a crash. 

And even in the markets experiencing mild declines, the drops aren’t enough to cancel out the big gains most homeowners have seen in the last 5 years (see graph below):

That’s not a crash. That’s just prices moderating after a few record-breaking years.

FAQs About Today’s Housing Market

Are mortgage rates expected to drop significantly in 2026?
Most forecasts suggest mortgage rates may fluctuate slightly but are expected to remain relatively stable in the low-to-mid 6% range unless inflation or the economy changes dramatically.

Is the housing market going to crash?
Most experts do not expect a housing market crash because inventory remains below pre-pandemic norms in many markets and homeowner equity remains strong.

Are there too many homes for sale right now?
Inventory has increased compared to last year, but nationally, housing supply is still below normal historical levels in many areas.

Why are home prices still rising in many markets?
Prices continue rising in many regions because demand remains steady while the number of homes for sale is still limited.

Should I wait to buy until mortgage rates fall?
Waiting for a dramatic drop in rates may not pay off if home prices continue rising or buyer competition increases again later.

What’s causing confusion about the housing market right now?
Many online headlines focus on isolated market trends or short-term data without showing the full national and local market picture.

Quick Market Facts

• Mortgage rates are expected to stay relatively stable this year.
• Housing inventory is improving, but still below normal levels in many markets.
• Most markets are still seeing home price growth, not crashes.
• Buyers today have more options and negotiating power than during the pandemic market.
• Local market conditions matter more than national headlines.

• Explore today’s mortgage payments >
• See what homes are available in Oregon and Arizona > 

• Talk with a local real estate expert > 

Bottom Line

Online posts are going to make things sound worse than they are. If you want a true, data-bound look at what’s really happening in today’s market, lean on a real estate agent.

Trying to make sense of today’s housing market? A local real estate expert can help you understand what’s really happening in your area so you can make confident decisions based on facts, not fear.

Connect with a local agent so you have someone to separate fact from fiction today.

Courtesy of Keeping Current Matters

Will Mortgage Rates Drop in 2026? Is the Housing Market Going To Crash? Why Inventory Levels Matter. What Buyers Need To Know About Today’s Market. Housing Market Facts vs Myths. Should You Wait To Buy a Home?

Most sellers come into the market with one number in mind. And it’s often the one that costs them the most. That’s their asking price. 

A survey from Realtor.com shows about 8 in 10 (80%) of sellers expect to sell at or above their asking price today. But here’s where things get interesting.

In reality, only about 4 out of every 10 (roughly 40%) actually do.

That’s a big gap. And it’s where a lot of sellers get caught off guard. So, why the disconnect? And how can you set yourself up to be one of the 4 in 10 that get top dollar? 

Let’s break it down.

What Should You Really Expect To Get for Your House? 

That 40% may sound low at first, but it’s not.

If you look back to the last typical year for the housing market (2019), what we’re really seeing is a return to what’s normal (see chart below). If anything, slightly more homeowners are able to sell above list price today compared to 2019:

It only feels low because the past few years were anything but typical. Between 2020 and mid-2022, buyer demand was sky-high and the number of homes for sale was at record lows. Almost everything sold over asking. 

Now, the market has shifted.

There are more homes for sale. Buyers have more options. And that means they’re more selective about how they spend their money.

In other words, the rules have changed – and pricing like it’s still 2021 is where sellers run into trouble. You have to meet the market where it is if you really want to cash in big.

What Happens When a Home Is Priced Too High

Here’s the reality. It’s easy to think pricing high gives you room to negotiate. But it usually does the opposite.

When your home is priced above what buyers expect, in this market, they don’t negotiate. They move on.

Because buyers notice price first. And if your home doesn’t line up with similar options in your area, it may not even get a showing. And that’s when things start to snowball:

• A high price gets less interest from buyers.

• Less interest means fewer offers.

• And fewer offers usually means more time on the market.

Take a look at this table from the Indiana Association of Realtors. While this data is from one state, the general trend is going to hold true across many markets in the country. It shows that homes listed at or under market value sell fast. But homes priced high? They linger. And that delay comes at a very real cost.

The Price Cut Trap (And How To Avoid It)

When a home sits that long without offers, a lot of sellers will do a price reduction. According to Realtor.com, 16.7% of sellers are going that route today.

But here’s the real problem. Even a price cut doesn’t guarantee a sale.

In fact, some buyers will see a reduction as a sign something’s wrong with the house – even when nothing is.

That’s why data from the National Association of Realtors (NAR) shows the longer a home sits, the bigger that price cut tends to be to attract buyers back:

So, what starts as a strategy to “leave room” for negotiate can end up costing you more in the long run.

Why Pricing Right from Day One Matters

Even though listing at or even just shy of market value may sound counter intuitive if you’re looking to get as much money for your house as possible, a lot of the time it really is the best strategy.

Because the goal isn’t just to list your house to see what price sticks. It’s to price it in a way that creates demand from day one.

NAR puts it best:

“While some sellers are pricing their homes higher than ever, a more ‘goldilocks’ frame of mind is a better approach to avoid price cuts and lingering time on the market.”

In other words, there’s a sweet spot. Too high, and buyers disappear. Too low, and they question the value.

But right in the middle? That’s where the magic happens.

And that’s where the right agent comes in.

They help you understand what buyers are actually paying right now, how your home compares, and how to price it so it stands out immediately. And in today’s market, that strategy is the difference between:

1. Listing high, watching it sit, and selling for less later.

2. Or, pricing it right, creating competition, and putting yourself in a position to win from the start.

FAQs About Pricing Your Home To Sell

What happens if you price your house too high?
Overpricing a home can lead to fewer showings, less buyer interest, longer time on the market, and eventual price reductions that may hurt buyer confidence.

Is pricing high to leave room for negotiation a good strategy?
In today’s market, buyers are more selective. Many overpriced homes are skipped entirely instead of receiving lower offers.

Why do homes sit on the market longer now?
With more inventory available, buyers have more options and compare prices carefully. Homes that don’t align with market value often stay unsold longer.

Do price reductions hurt a home sale?
Sometimes. Buyers may assume something is wrong with the property when they see multiple price cuts or extended time on the market.

What is the best pricing strategy when selling a house?
The best strategy is usually pricing at or near current market value from day one to attract strong interest and competitive offers.

How does a real estate agent help with pricing?
A local agent analyzes comparable sales, buyer demand, local inventory, and market trends to help determine a competitive listing price.

Bottom Line

A lot of homeowners think they can list high now and negotiate later, but that’s a mistake that costs them. And it’s the reason only 4 out of every 10 sellers are getting their asking price or more.

If you want to be in that group, it starts with getting the price right from day one.

Connect with a local agent to make sure you are.

Wondering what your home could realistically sell for in today’s market? A local real estate expert can help you price strategically, attract serious buyers, and avoid costly pricing mistakes from the start.

Find out what your home is worth >

See what homes are selling for in Oregon and Arizona > 

Get a personalized pricing strategy > 

Courtesy of Keeping Current Matters

Why Overpricing Your Home Backfires, The Risks of Pricing Too High, How Buyers React to Overpriced Homes, Why Correct Pricing Matters in Today’s Market, The Best Strategy for Selling Your Home Faster, How To Avoid Price Reductions

At some point, as you start thinking about the years ahead, this question tends to come up:

“Could I stay here long-term… or would it make more sense to move?”

It’s not always urgent. It often shows up in small moments, like going up and down the stairs, keeping up with the maintenance, or just thinking about what the next chapter of your life might look like in this home.

And for most people, the answer is simple. They want to stay.

The USC Leonard Davis School of Gerontology found about 90% of adults over 65 prefer to stay in their homes as they get older (see below):

But even if staying feels like the right answer, it’s still worth thinking ahead about what that might actually look like. That’s where the right agent can really help.

What You Need To Plan for If You’re Staying in Your Home

Aging in place is definitely possible. But it’s better if you have a plan. And here’s why. The home that once worked perfectly may need to change with you over the years. And it’s easier if you can anticipate those expenses.

• Sometimes that means small updates: like adding grab bars in the shower.
• Other times, you’ll have to make bigger decisions: like reworking layouts or moving key spaces to the first floor.

Some of those changes are going to be simple. Others can be a meaningful investment. And that’s why thinking about it early matters. Not because you need to decide anything right now, but because it gives you time.

• Time to understand what your home may need.
• Time to explore your options.
• Time to find the right contractors.
• Time to space out the expense of the upgrades.

According to ElderLife Financial, here’s a rough baseline of what it could cost depending on what needs to be done (see below):

And don’t worry. If your heart is really set on staying, but the costs feel like a concern, it helps to know you have options. Depending on your situation, there may be financial assistance programs available, along with tools like home warranties to help manage unexpected costs.

Just remember, if you’re thinking about making updates, it’s always worth having a quick conversation before you start. A real estate agent can help you understand which changes tend to make sense for your situation and how they may impact your home’s value based on your local market.

When Moving Might Make More Sense

But staying isn’t always the best fit for every situation. According to Pegasus Senior Living:

“While most seniors hope to age in place, practical considerations sometimes make selling a home the wiser choice.”

Sometimes, it comes down to a simple shift: when the home that once made life easier, starts to make it harder.

That might look like:

• Maintenance or yardwork that’s starting to feel overwhelming
• Stairs or layouts that are getting harder to manage day-to-day
• Or needing more support or care or being too far from loved ones

And sometimes, it’s not about necessity at all. It’s about lifestyle. Some homeowners just don’t want to live through major renovations. Others are ready to simplify, downsize, or move somewhere that better fits this next chapter, whether that’s a smaller home, a 55+ community, or a place closer to family. 

For them, moving simply means making daily life easier.

Bottom Line

There’s no one-size-fits-all answer here.

Some people stay and make updates. Others move to simplify things. Either can be the right choice. The goal isn’t to pick one today. It’s to understand your options early, so when the time comes, you feel confident instead of rushed.

And if you ever want a sounding board to think through what the future could look like for you, a local Rockwell Group real estate agent is here to help.

Thinking about whether staying or moving makes more sense for your future? A local real estate expert can help you explore your options, understand your home’s value, and create a plan that fits your lifestyle and long-term goals.

FAQs About Aging in Place and Selling Your Home

Is it better to age in place or move to a smaller home?
It depends on your lifestyle, health needs, finances, and long-term goals. Some homeowners prefer staying and updating their current home, while others choose to downsize for convenience and lower maintenance.

What home modifications help seniors age in place?
Popular upgrades include grab bars, walk-in showers, stair lifts, wider doorways, first-floor bedrooms, non-slip flooring, and improved lighting.

How much does it cost to age in place?
Costs vary depending on the updates needed. Minor accessibility upgrades may cost a few hundred dollars, while major renovations can cost several thousand.

When should seniors consider selling their home?
Many homeowners consider selling when maintenance becomes overwhelming, stairs become difficult, or they want to move closer to family or healthcare services.

Does remodeling increase home value for seniors?
Some updates can improve both safety and resale value. A local real estate agent can help determine which improvements make the most sense for your market.

What are the benefits of downsizing later in life?
Downsizing can reduce maintenance, lower monthly expenses, simplify daily living, and free up home equity for retirement or travel.

Find out what your home is worth > 

Explore downsizing options in Oregon and Arizona > 

Talk with a local real estate expert > 

Courtesy of Keeping Current Matters

Aging in Place vs Downsizing, Senior Home Planning Tips, When To Sell Your Home as You Get Older, Home Updates for Aging in Place, Downsizing Options for Seniors

Things to Do in Medford Oregon (May 2026): Top Events, Festivals & Local Activities

If you’re looking for things to do in Medford Oregon this May, you’re in one of the best months of the year to get out and experience everything Southern Oregon has to offer.

From wine tours and festivals to live music and family-friendly events, May is packed with reasons to explore the area. Whether you’ve lived here for years or you’re just getting familiar with Medford, these are the events people look forward to every spring.

🎭 Oregon Shakespeare Festival (All Month)

Oregon Shakespeare Festival

Running throughout May just minutes from Medford, this nationally recognized festival brings in top-tier performances ranging from Shakespeare classics to modern productions.

It’s one of the biggest cultural draws in the region and a big reason why people love living in the Rogue Valley.

🌸 Art In Bloom Festival (May 9–10)

A spring favorite featuring floral displays, local artists, and community exhibits.

It’s a great weekend event if you’re looking for something relaxed, creative, and easy to enjoy with family or friends.

🍷 Spring Uncorked Wine Tour (May 16)

Southern Oregon’s wine scene is on full display here. Local wineries open their doors for tastings, special releases, and scenic vineyard experiences.

If you’ve never explored the wineries around Medford, this is one of the best times to do it.

🤠 Wild Rogue Pro Rodeo (May 14–16)

A high-energy event that brings together rodeo competitions, food vendors, and live entertainment.

It’s a staple in Southern Oregon and always draws a strong crowd.

🎉 Rogue Comic Con (May 16–17 & May 23–24)

One of the fastest-growing events in the area, featuring vendors, entertainment, and a mix of indoor activities that make it perfect for all ages.

🎨 Clayfolk Spring Show & Sale (May 9–10)

Local artists showcase handmade ceramics and artwork, giving you a chance to support the creative community while finding unique pieces.

🌿 Wood House Farm Festival (May 16–17)

A laid-back outdoor event with vendors, food, and activities in a farm setting.

Perfect if you’re looking for a slower-paced weekend with a strong local feel.

🏇 Kentucky Derby Party @ Ravissant Cellars (May 2)

A fun mix of wine, social atmosphere, and Derby-themed celebration to kick off the month.

🎶 Live Music & Concerts (All Month)

There’s no shortage of live music throughout May, from local bands to larger performances at venues like The Holly Theatre and local wineries and breweries.

⚾ Medford Rogues Baseball Games (Late May)

Baseball season starts up again, offering an easy, family-friendly way to spend an evening.

Why May Is One of the Best Times to Be in Medford

May brings together everything people enjoy about living here:

• Comfortable weather and longer days
• A full calendar of events and activities
• Strong local energy across Medford, Ashland, and Jacksonville
• Easy access to wineries, outdoor spaces, and entertainment

It’s the kind of month that reminds you why Southern Oregon is such a desirable place to live.

❓ FAQs

What are the best things to do in Medford Oregon in May?

Some of the top events include the Oregon Shakespeare Festival, Spring Uncorked Wine Tour, Wild Rogue Pro Rodeo, Rogue Comic Con, and Art In Bloom Festival.

Are there family-friendly events in Medford in May?

Yes. Events like Art In Bloom, Wood House Farm Festival, and Medford Rogues games are great options for families.

What wine events are happening in Medford Oregon?

Spring Uncorked is one of the biggest wine events of the month, along with ongoing tastings at local vineyards.

Is May a good time to visit or explore Medford Oregon?

Yes. The weather is ideal, events are in full swing, and it’s one of the most active times of year in the area.

What is happening in Medford Oregon this weekend?

Most weekends in May include a mix of festivals, live music, markets, and local events across the Rogue Valley.

Thinking About Your Next Move in Southern Oregon?

Whether you’re enjoying everything Medford has to offer, thinking about selling, or curious what your home might be worth in today’s market, timing and local insight matter.

You can explore available homes, check your home value, or connect with a local expert here:
👉 Rockwell Group

Are Home Prices Dropping in Oregon and Arizona?

Don’t Let Home Prices Headlines Fool You

Spend about 5 minutes online searching for news about the housing market, and odds are you’ll see something pop up about home prices. You may even stumble onto social media influencers saying we’re headed for a crash. Let’s get you the context you need.

The truth is prices are going to vary depending on where you live. But they’re not crashing.

Here’s what you need to know.

The Local Perspective: Home Price Trends by Area

The biggest thing feeding into the confusion online is how different home price trends are by area right now. Take a look at this data from ResiClub and Zillow (see graph below).

About half of the largest metros are seeing prices go up.

The other half are seeing some declines.

Unfortunately, the online chatter only focuses on the markets where prices are down – and that makes it sound like something bigger is happening.

But, as you can see in this graph, that’s only one side of the story. The full picture is different.

The National Perspective: Moderate Price Growth

As a country, when you average it all together to get a true baseline, one thing becomes clear, home prices are still net positive at the national level.

According to the Redfin, national home prices were up about 1% year-over-year in February. So, what we’re seeing right now isn’t a collapse. It’s a market that’s normalizing after a period of unusually fast growth. And that impacts some local markets more than others – particularly those where prices rose too far, too fast during the pandemic. 

A true crash, like what happened in 2008, would mean prices dropping sharply across the entire country. That’s just not what the data shows today. And it’s not where things are going either.

Experts Agree This Isn’t 2008

In fact, Fannie Mae surveyed over 100 housing market experts to ask their opinions on where prices are headed from here. And the experts agree, nationally, prices are expected to keep rising over the next five years: 

That rise will be moderate, particularly this year, but the trend is clear. Nationally, prices are forecast to grow every year now through at least 2030 – and that’s normal. Daryl Fairweather, Chief Economist, at Redfin explains:

“House prices aren’t going to fall on a national scale any time soon—and that’s actually a good thing. It’s normal for house prices to rise gradually over time . . .”

That’s why even in the select areas where prices have dropped slightly this year, the decline is expected to be temporary. According to that same quarterly Fannie Mae survey mentioned above, 85% of the experts say the markets that are seeing mild declines right now will return to positive price growth before the end of 2027.

The main takeaway? This isn’t a crash. And prices aren’t expected to fall nationally. If anything, the few areas experiencing declines are expected to rebound in the next year or so.

Are home prices dropping in Oregon and Arizona?

Not necessarily. Prices vary by city and neighborhood, and many areas remain stable or continue to see growth.

Why do national headlines feel different from local reality?

Because housing markets are local. What’s happening nationwide may not reflect what’s happening in Oregon or Arizona.

Is now a good time to buy despite the headlines?

For many buyers, yes - especially with shifting inventory and more negotiation opportunities.

How can I get accurate home price data locally?

Working with a local agent gives you real-time insights specific to your area.

Bottom Line

It’s easy to get caught up in headlines that make it sound like something big is about to happen. But don’t be fooled. The housing market isn’t crashing. It’s just shifting.

The key is understanding what’s actually happening in your market, so you can make the right move for you. Connect with a real estate agent if you want the local perspective.

Across Oregon and Arizona, pricing trends can vary widely depending on location, demand, and inventory levels. If you want a clear, accurate picture of what homes are really worth in your area, Rockwell Group can provide real-time insights and help you make informed decisions with confidence.