Hi friends,

It’s been a minute.

I usually send a market note every 10-12 days, but I’ve been… pausing. I’ve written this email four or five times and scrapped every version because the market has been doing that “am I in / am I out?” thing, not crashing, not roaring, just shifting. I feel I have used that word for 20 plus months now……

And then the 3 weeks it’s started to feel a little lighter. A glimmer of hope. Across our team and many other agents I’ve talked to, we’re seeing showings pick up. Buyers are back in the car. A few pockets are moving faster (Hilton Head, Bluffton, south of Broad feel like they’re already in a different season). In Beaufort and the Islands, we’re a little more of a lagging indicator.

So here’s the honest read, for both buyers and sellers.

What’s happening right now (the “why it feels weird” part)

1) Demand is rising… but buyers are picky. News and social media headlines of rates dropping drive a lot of this. This is not 2021. Buyers will absolutely pay strong money for the right home, but they’re inspecting harder, negotiating more, and walking away faster if something doesn’t line up.

2) Contracts are falling through more often. We’re seeing more “back on market” properties because inspections and appraisals or just cold feet. That doesn’t mean the market is broken, it means we’re back to a market where condition and pricing discipline matter.

3) Days on market are up, but the best homes still move.
The pristine homes, the ones that feel turnkey, updated, well-maintained, clean, landscaped, and priced with intention are still selling close to asking. The homes that feel “fine” (or priced like 2022) are the ones sitting.

That’s the new line in the sand: quality + price + presentation.

Sellers: “Do you want to list… or do you want to sell?”

There are two very different strategies, and both can be valid as long as your motivation is clear. I know we’ve discussed this before and this has been a common theme and going into 2026, I feel it is important to be very upfront and honest here. The market is rewarding sellers who want to compete for the buyers. Period. 

Option A: The “Sell It” Strategy

If you need a result (timeline, relocation, downsizing, life change), the market is rewarding sellers who:

• price to meet the moment (not the memory),

• present the home like a product (photos, repairs, clean lines, curb appeal, fresh paint, updated systems, staged homes),

• and remove buyer fear (pre-inspections, clear disclosures, receipts, warranties when possible).

These are the homes creating urgency, even with higher inventory and picky buyers.

Option B: The “Test It” Strategy

If you don’t need to move and you’d rather push the ceiling, that’s okay — just plan for:

• a longer runway,

• more showings without offers,

• and a higher chance you’ll need to adjust after we collect real market feedback.

Neither is “wrong.” Unclear motivation is what gets expensive.

If you pulled your home off the market to reset for 90 days…

Smart move. Truly. A reset can work, especially if you use it to improve presentation.

But here’s my guidance: start prepping now, even if we wait a bit to relaunch.

The spring market isn’t fully here yet, and my hunch is we need another 20–30 days to see whether the pace accelerates cleanly or stays selective.

In the meantime: paint touch-ups, landscaping, lighting, decluttering, small repairs — the boring stuff that quietly adds thousands.

Buyers: waiting on a “crash” is a risky strategy

If you’re waiting for prices to fall significantly before buying, you’re betting on something that has been historically rare, and even when prices do soften, the best homes usually don’t get cheap… they just get more competitive when the tide comes back in.

Here’s the reality our team is seeing:

• In many markets, prices are already firming again, not falling.

• And in the few places that did dip from the peak (think pandemic boom towns), that window can be an opportunity — if you’re ready.

What I’d rather you focus on is not “timing the market,” but timing your life with a smart plan:

• Get fully underwritten (not just pre-qualified).

• Know your “must-haves” vs. “nice-to-haves.”

• Decide your walk-away line on inspections and concessions before you fall in love.

• Be ready to move when the right home shows up — because the good ones don’t wait.

And yes: if we get that spring rush, it won’t just be more listings — it will be more competition.

The bottom line (for both sides)

This market is not headed toward a dramatic crash. It’s headed toward a more normal season — one where:

• Pricing matters

• Condition matters

• Location always matters

• Motivation decides everything

If you’re a seller, the question is: Do you want top dollar and time… or a clean win and certainty?
If you’re a buyer, the question is: Do you want the perfect rate… or the right house with a strategy that protects you?

If you want to chat, I’ll tell you, candidly, what I’d do if it were my own home.

Warmly,
Allison Greco

The Greco Group

843.812.3711