Why you are Misaligned to Your Realtor. Willingness to Be Wrong
Alignment is Critical. If your Promises are Like Pie?
Our Strategy: Real People, Real Conversations
Real estate still happens best face to face. That’s why we remain committed to open houses — not as a box-checking exercise, but as a high-impact way to meet real buyers who are already here, already curious, and increasingly ready to act.
As we head into fall, the nature of foot traffic is shifting. People coming through doors now are more intentional. They’ve been watching the market. They’re timing their next step. And when they walk into one of our homes, they’re looking for more than a brochure — they’re looking for clarity.
With a four-person team, we’re able to host multiple open houses every week, including weekdays. And we treat those events like working sessions. We listen, we adapt, and we use what we learn to better match buyers with our listings.
👉 Three of our current listings have sold to buyers we first met at an open house. That tells us everything we need to know: this strategy matters.
We’re not chasing clicks or waiting on internet leads that might convert someday. We’re putting ourselves — and your listings — in front of real people, in real time, with real momentum.
What the Numbers Aren’t Telling You
This August, the reported average Days on Market for single-family homes sold on 30A is projected around 164 days — a return to pre-COVID pacing.
But that number doesn’t tell the whole truth.
A rules change in our MLS system now allows listings to be pulled for just 30 days, then re-entered as “new,” resetting Days on Market back to zero. Previously, it took 90 days off-market to reset.
This new 30-day reset rule is suppressing the data.
If a home sits for 180 days, gets pulled for 30, then comes back — it reenters the market with a clean slate. The 180-day wait disappears from the averages. Repeat this across the market, and the numbers shift dramatically.
We estimate true Days on Market today would land closer to 194–215 days under the old standard — a six-week difference you can feel.
And you’ve probably felt it already. Momentum is slower. Offers take longer. And that reset button isn’t speeding up the real work.
Slower Doesn’t Mean Stalled
We know it can feel disheartening. Price reductions. Silence. Delays.
We feel it too. And we wish it were different.
But this is the current market: slower, more selective, and more demanding of listings that deliver real value.
Still, our job hasn’t changed:
Find the market. Produce offers.
And we’re doing exactly that — sometimes with new pricing, sometimes with patience, but always with purpose.
The Trend We’re Watching Closely
In early 2022, we publicly called for a steep decline in unit volume. It happened.
By mid-2023, we began talking openly about absolute price declines. That happened too.
Want to see what we said back then?
Watch the original forecast here (unpolished, but on point)
A New Shift Is Emerging
That two-year downward slope in unit volume? It’s now flattening.
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We’ve moved from decline to friction. Volume isn’t falling anymore — it’s stabilizing. And that matters.
Stabilization allows for gradual absorption of inventory, especially at the margins. When value aligns with price, buyers act. We’re seeing it.
In places like WaterColor, sales that once hovered around $1,250 per square foot are now closing below $1,000 — and buyers are showing up at those numbers.
This is how bottoms form.
Not overnight. Not with a headline.
But slowly — as supply adjusts, activity resumes, and expectations stabilize.
Standing on the Floor (Not Bouncing Off It)
We’re not in recovery yet.
But we may be standing on the floor that makes one possible.
That said, we expect to stay on that floor — especially compared to other asset classes — for some time. Maybe even years.
Real estate may appreciate, but at a slower pace than other investments.
That doesn’t spell explosive returns for investors.
But it does point to what this market has always done best:
Who This Market Is For
This is a market for people who value quality of life.
For people who see this place not just as an investment — but as home.
Not just as a transaction — but as an upgrade to how they live.
That’s who we’re serving.
And that’s who’s buying in this market.
That is who we are Seeking for you and your Property from the market and from among our own buyer client base.
We appreciate your being with us and trusting that we are seeking to stay on top of change and adapt strategies to fit the market we have.
Thanks
