down payment • Home Buyers • Home Sellers • August 15, 2026

Who Has the Upper Hand in Today’s Housing Market?

by Jennifer Bergeron

Ask around and almost every homebuyer out there wants to know if there’s a way to get a better deal. And just about every seller wants to know if they’ll still get top dollar.

The interesting thing is… both can be right at the exact same time. It just depends on where you live.

That’s because today’s housing market isn’t moving in one direction anymore. Some markets clearly favor buyers. Others still favor sellers. But most are sitting somewhere in the middle.

And knowing which market you’re actually in can completely change the strategy you use to buy or sell (and what expectations you should have). Let’s break it down.

One Number Tells You Who’s Got Leverage

So how do you know which market you’re in? There’s one number that tells the story faster than anything else: the months’ supply of homes for sale. It’s the clearest signal of who’s got leverage – and what strategy you’ll need. Think of it like this.

Imagine no additional homes were listed starting today. Months’ supply tells us how long it would take to sell everything that’s currently on the market based on today’s demand.

Generally speaking, if months’ supply is:

Fewer than 4 months: Sellers usually have the advantage.
4 to 6 months: Buyers and sellers are on more equal footing.
More than 6 months: Buyers can usually negotiate for a better deal.

Right now, the National Association of Realtors (NAR) data says that number is 4.6 and that puts the overall market back in balanced territory (see graph below):

That means, as a whole, the market has finally moved back into a much more balanced range after years of being tilted in sellers’ favor. While that may look like the scales have tipped only slightly, it’s enough to make a real difference in what strategy you’ll need for your move – at least in most places.

The Tale of Two Markets: Why ‘Balanced’ Doesn’t Mean the Same Thing Everywhere

Redfin data helps shed some light on how this shakes out across the country. It breaks down which cities are leaning in either direction (see graph below).

Some markets give buyers more leverage. Those are in blue.
Some still favor sellers. That’s the orange.
Others fall somewhere in between. Those are gray.

Notice anything? A lot more places are seeing more buyer-friendly conditions right now. In fact, this is the most buyer-friendly market we’ve seen in nearly 6 years.

But don’t take that as buyers have the upper hand everywhere.

There are still cities where sellers still have the power. And if you’re in one of them, your approach to selling or buying looks completely different than it would in a buyer-leaning market.

The Biggest Mistake You Can Make Right Now

That’s why the biggest mistake isn’t thinking it’s finally a buyer’s market. And it isn’t thinking it’s still a seller’s market either. It’s making any assumption without talking to an expert agent first.

Today’s market is incredibly local. In one market, a buyer may be getting thousands of dollars in concessions from a seller. And a homeowner may have to consider dropping their price.

But in another, a buyer may be stressed about coming in with their best offer, or they may lose out on the home to another buyer. And a seller may still be seeing strong demand and prices inching higher.

Same overall housing market.

Very different experiences.

The truth is what’s happening in your back yard affects everything from pricing your house to making an offer to negotiating repairs or concessions. And that’s why an agent’s local knowledge matters more now than ever before.

Your plan has to be based on your neighborhood – and only an agent has the expertise to get that right.

Bottom Line

This market isn’t one-size-fits-all.

If you’re wondering who has the upper hand where we live, let’s talk. I’ll show you exactly what the numbers look like in our market – and what strategy gives you the best shot at getting what you want.

down payment • Home Buyers • Home Sellers • Interest Rates • August 14, 2026

Here’s Why Mortgage Rates Are What They Are Right Now

by Jennifer Bergeron

If you’re waiting for mortgage rates to fall a lot before you buy, you may be waiting a while. But before you get discouraged, there’s a number working behind the scenes that’s actually good for you right now. It’s called the spread, and once you understand it, you may see today’s rates in a whole new light.

The Pattern That’s Held for 50+ Years

For starters, mortgage rates don’t move on their own. They tend to follow the 10-year treasury yield, a number tied to how investors feel about the economy.

It’s not an exact science, since plenty of other factors can move it day to day, but broadly speaking, when the economy looks strong, that yield tends to climb over time. When the outlook gets shaky, it tends to ease. For over 50 years, the 10-year treasury yield and mortgage rates have moved almost in lockstep (see graph below):

The gap between them is called the “spread.” On average, that gap runs about 1.76 percentage points. And that spread impacts your mortgage rate. A wider spread tends to push mortgage rates higher than the treasury yield alone would suggest, while a narrower spread keeps rates closer to the treasury yield.

One of the Big Reasons Rates Likely Won’t Drop Dramatically Anytime Soon

If you’re hoping mortgage rates will drop a lot, here’s the reality – they probably won’t, at least not anytime soon. One of the big reasons why comes down to that spread between the 10-year treasury yield and mortgage rates.

A few years ago, that gap got a lot wider as uncertainty in the economy pushed it as high as 3.19 points in 2023.

Now here’s the part worth noting – that gap has been narrowing lately. It’s down to about 2.01, just above the long-term average of 1.76 (see graph below):

When the gap is wide, there’s more room for rates to fall. But when it’s relatively normal, like it is now, there’s less wiggle room for rates to fall.

Why Mortgage Rates Aren’t Higher Right Now

Today’s mortgage rate is basically the treasury yield plus the spread. So, when either one moves, your rate moves with it. Here are 3 different rates, all built off today’s 10-year treasury yield of 4.68% to show you just how much the spread matters for your bottom line (see graph below):

If the spread were still stretched out like it was in 2023, rates would be pushing close to 8% right now. That’s because the spread was over a full point wider than it is today.

But now, thanks to the spread narrowing recently, today’s rate sits around 6.69%. That’s the middle scenario in that visual. That’s a big difference in your monthly payment compared what we could see if the spread was as big as it was 2023. As Logan Mohtashami, Lead Analyst at HousingWire, put it:

“Of course, mortgage spreads being better in 2026 is the housing hero story of the year . . .”

Now compare that middle bar to the 3rd one. If the spread were sitting at its exact long-term average, rates would be around 6.5%. That’s only about a quarter of a point away from where rates actually are today. That means most of the improvement in mortgage rates we should realistically expect from a shrinking spread has already happened.

In other words, the same narrowing spread that’s the reason rates aren’t close to 8% today is also a big reason why they’re not likely to fall a lot further.

Bottom Line

That’s the trade-off with a narrowing spread. Rates may not be where you want them, but they’re better than they could’ve been. If you want help figuring out what that means for your monthly payment, reach out to a local lender

down payment • Home Buyers • August 13, 2026

The Case for Putting 20% Down on Your Next Home

by Jennifer Bergeron

If you’re planning to buy your next home soon, you’ve probably heard the old rule about saving 20% for your down payment.

The truth is, you usually don’t have to. Plenty of loan options let qualified buyers put down much less. But a lot of repeat buyers are choosing to put down 20% anyway.

So, why are they if they don’t have to?

Two reasons. They know a bigger down payment pays off, and after years in their current house, they’ve built up enough equity that it’s finally possible.

Repeat Buyers Put More Money Down

According to the National Association of Realtors (NAR), the typical repeat buyer puts down 23%when they buy a home (see graph below):

That’s more than double the 10% they may have put down as a first-time buyer. So, how do they manage it? Their equity.

When you’ve owned a house for a while, two things tend to happen. One, you pay down your mortgage, and two, your home’s value climbs. The difference between what you still owe on your mortgage and what your house is worth is your equity. And the longer you’ve lived in your house, the bigger that number grows.

When you sell, your equity turns into cash. And NAR data shows most repeat buyers put it straight toward their next down payment (see chart below):

First-time buyers don’t have that springboard yet, and that’s normal. But if you already own, you may be holding more buying power than you think because of it.

And if putting 20% down is finally possible, it may be worth at least considering. Here’s why. Let’s go over what you get in return.

4 Perks of Putting 20% (or More) Down

As Redfin explains, putting more down pays off in a few ways:

A smaller monthly payment. The more you put down, the less you borrow at today’s rates. And if taking on a higher mortgage rate is one of the reasons you’re debating whether to move, that’s a win.
Paying less interest. A smaller loan can also carry less interest across the life of your mortgage. If you put 20% down, you’ll only pay interest on the remaining 80%. Put 5% down and you’ll pay interest on the remaining 95%, which will cost you more over the lifetime of the loan.
No private mortgage insurance (PMI). When you put down less than 20% on a conventional loan, lenders usually add a monthly fee called private mortgage insurance. With 20% down, PMI isn’t required and that saves your money every month.
A stronger offer. A larger down payment can make your offer more attractive, since sellers tend to read it as a sign your financing is solid and the deal is more likely to close.

Bottom Line

So, no. You don’t need to put 20% down to buy your next home. But you may want to. If your equity puts it within reach, going bigger can lower your costs and make moving more doable than you think – even with today’s rates.

A trusted lender can run the numbers on your financing. And when you want to know what your current house could add to your next down payment, let’s talk.

down payment • Home Buyers • Home Equity • Home Sellers • Uncategorized • July 18, 2026

Think Home Prices Will Crash? Here’s What the Experts Actually Expect.

by Jennifer Bergeron

One of the biggest reasons buyers are still sitting on the sidelines is because they think home prices are going to come down.

Some believe a crash is coming and they’ll get a better deal if they hold off.
Others worry they’ll buy now and watch their home’s value fall later.

And nobody wants to overpay or buy right before values drop. But here’s the question worth asking:

What if the crash you’re waiting for isn’t actually coming?

Because that’s what the latest data suggests.

Experts Are Not Calling for a Crash

If you’ve spent any time online lately, you’ve seen posts claiming home prices are about to come crashing down. And it’s true that some markets are seeing small price declines right now.

But that’s not the same thing as a nationwide crash.

While some places are going through a price adjustment, Realtor.com data shows home prices are still rising in 71% of housing markets across the country.

The trouble is, since negative news sells, you’re seeing more coverage about how a handful of markets are seeing declines, than how the majority are still seeing prices rise. And that’s unfortunate.

It’s exactly why a lot of buyers end up with the impression that prices are falling everywhere when they’re not. So how do you really know where prices are really headed from here?

That’s where the Home Price Expectations Survey (HPES) from Fannie Mae comes in.

Home Prices Will Rise for the Next 5 Years

Every quarter, more than 100 economists, housing experts, and market analysts are asked where they think home prices are headed based on the latest data available.

And despite all the uncertainty in today’s market, there’s one thing they largely agreed on:

They don’t think a crash is coming.

In fact, the average of all of their forecasts calls for home prices to rise every year for at least the next 5 years (see graph below):

The point is that the overwhelming expectation isn’t for prices to fall. It’s for prices to rise at a more normal pace. And just in case you’re looking at the forecasts and saying: “of course they’d say that” – know that this survey doesn’t just include optimists. It includes pessimists too.

Even the Pessimists Aren’t Predicting a Crash

Researchers broke the panel into groups based on how bullish or bearish they were about housing. The result? Even the most pessimistic group still expects home prices to climb over the next five years.

Optimists think we’ll see prices go up roughly 4% a year. Pessimists say it’ll be closer to 1%. The reality may be somewhere in the middle.

Think about that for a second. The debate among experts isn’t whether prices will crash. It’s how much they’ll rise.

That’s a very different conversation than the one happening across social media.

This Means Waiting Could Actually Cost You

So, if you’re putting off your move until prices come down, you may be disappointed. According to the experts, a widespread crash isn’t in the cards.

In fact, based on the HPES forecast, a buyer who purchased a $400,000 home this January would gain nearly $40,000 in equity over the next five years from appreciation alone, even in this more moderate market (see below):

Of course, this all depends on local market conditions. This forecast is a national average. But broadly speaking, if the experts are right, the bigger risk isn’t that prices will crash. It may be waiting for a crash that never comes.

Because depending on your market, if you wait, you could be missing out on $40k in equity or paying 40k more in 5 years for the same house.

Bottom Line

A lot of buyers are waiting because they think prices will fall, but that’s not what the experts are saying.

If you’re trying to decide whether waiting still makes sense, let’s connect. That way you understand what’s happening in our local market and what it could mean for your plans.

down payment • Home Buyers • Home Equity • Home Sellers • Uncategorized • July 15, 2026

What To Expect from the Housing Market in the Second Half of 2026

by Jennifer Bergeron

If the first half of this year has left you feeling stuck, you’re not the only one. Mortgage rates stayed higher than people wanted. Affordability remained tight. And uncertainty overseas added another layer of pressure nobody saw coming.

That’s why so many people are asking the same question: Will the second half of the year be any better for the housing market?

While nobody has a crystal ball, there are a few encouraging signs things could start moving in a better direction. Here’s what to watch.

Mortgage Rates Could Be Near a Turning Point

One of the biggest reasons mortgage rates haven’t come down yet is inflation. And higher energy prices and uncertainty overseas are at least part of the reason inflation is still elevated. The encouraging news?

Oil prices have already started coming back down.

That may not sound like it has much to do with buying a home. But historically, mortgage rates and oil prices tend to move in the same direction.

Take a look at the graph below. Generally, they rise and fall together. Both went up in February when the conflict began. While there’s been some volatility lately, experts at the U.S. Energy Information Administration (EIA) say oil prices are forecast to come down. And since oil prices have been on an overall downward trend lately, mortgage rates could come down too:

It’s too soon to say exactly when that will happen (or by how much they’ll fall), but if energy prices go down, inflation cools off, and tensions overseas ease, mortgage rates could come down in the second half of the year.

And that’s good news for anyone thinking about moving. The first half of the year tested everyone’s patience. The second half may finally reward it.

Home Prices Could Pick Back Up

A lot of people want home prices to fall too. But that’s not what most forecasts show.

While price trends are going to vary by area, and some places are seeing mild declines, experts still expect home prices to net positive this year at the national level.

In fact, they’re projecting prices will rise by an average of 2.3% in 2026 (see graph below):

What does that mean for you? Right now, Federal Housing Finance Agency (FHFA)data shows prices are up about 1.7% nationally year-over-year. The average forecast for all of 2026? 2.3%.

Based on those projections, home price growth would have to pick up a bit during the second half of the year. Nothing dramatic, just enough to finish the year around that projected 2.3% gain.

Here’s why that’s possible.

The number of homes for sale has grown, but that growth may be starting to slow down. And if rates improve, more buyers could jump back into the market. More buyers competing could put modest upward pressure on prices, especially if inventory’s not growing as fast.

That’s why buyers shouldn’t assume waiting will guarantee a lower price later. And for sellers, that’s great news if you’ve been worried about your home’s value.

More Homes Are Expected To Sell

If you’ve been wondering why the housing market has felt quieter lately, you’re not imagining it. Home sales have been slower than many experts expected. But that doesn’t mean people have stopped wanting to move.

A lot of people still want or need to make a change. They’ve just been waiting for more certainty, better affordability, or a clearer read on where the market is headed. And early signs show that may be on the horizon.

If rates ease and confidence improves, more people may finally move. As Odeta Kushi, Deputy Chief Economist at First American, explains:

“Overall, we expect pent-up demand to continue emerging gradually. But the pace of recovery will vary significantly across markets and will depend on the path of rates, labor market conditions and inventory growth.”

Based on the latest forecasts, to hit the number of sales expected this year, here’s what would have to happen. The second half of the year would need to outperform the first in sales (see graph below):

In fact, each month for the rest of 2026 would have to come close to matching the best month we’ve had so far this year (May). That’s a sign the experts are calling for more momentum headed into the second half.

More people will finally make their move happen – and you’ve got the chance to be one of them.

Bottom Line

The second half of the year probably won’t be perfect. But it could be better.

Mortgage rates may ease. Home sales could pick up. And prices are expected to continue rising at a healthier, more sustainable pace. If you’ve been waiting for signs of progress, this is it.

If you want to understand what these forecasts mean for your plans and what’s happening in our local market, let’s connect.

Home Buyers • Home Sellers • July 13, 2026

Should You Pay for Your Buyer’s Closing Costs? What Sellers Need To Know

by Jennifer Bergeron

A few years ago, sellers could get away with saying “no” to just about everything.

No repairs.

No concessions.

No negotiation.

If buyers wanted the house, they pretty much had to take it on the seller’s terms. But now that inventory’s grown, negotiations are becoming a normal part of the process again.

That’s why one of the most important things sellers need to understand right now is this:

The goal isn’t to “win” every negotiation.

Sometimes, it’s worth meeting buyers where they are to get a deal done, fast. One example? Helping with a buyer’s closing costs.

Let’s break that down, so you know what to expect if it comes up in your sale.

What Are Buyer Closing Costs?

Closing costs are the extra expenses buyers pay on top of their down payment when they purchase a home. Freddie Mac gives some examples:

Loan origination fees
Appraisal and inspection costs
Title and attorney fees
Survey fees and more

Typically, buyer closing costs range from about 2% to 5% of the home’s purchase price. So, on the typical $400,000 home, that could mean anywhere from $8,000 to $20,000 out of pocket.

And in today’s affordability-challenged market, that upfront cash can be a major hurdle for some buyers – even if they can comfortably afford the monthly mortgage payment itself.

That’s why more people are asking sellers for help.

And More Sellers Are Saying “Yes”

According to the latest data from Zillow, 67% of sellers reported paying some or all of the buyer’s closing costs in 2025 (see chart below):

Now, that doesn’t mean every seller is doing it. And it definitely doesn’t mean every seller should. But it does show how common concessions have become as the market has shifted. And that’s important for you to know.

When Paying Closing Costs May Make Sense

This is where many sellers get stuck. They hear “help with closing costs” and immediately think: “Why should I pay for their expenses?”

But that’s not always the right way to look at it. You’ve got to consider who has the leverage in today’s market.

Redfin data shows there are more sellers than buyers active today. And that shifts the market dynamics (see graph below):

That doesn’t mean every market favors buyers. Far from it. In some areas, homes are still selling quickly and sellers have plenty of leverage. But in others, buyers have more room to negotiate than they’ve had in years.

That’s why local market conditions matter so much when you make your decision.

For example, helping with closing costs may be worth considering if:

There are a lot of homes for sale in your area
Your house has been sitting on the market longer than expected
You’ve had showings, but no offers
You’re motivated to move quickly
Or you’re trying to keep a deal together during negotiations

After all, if it’s the thing that helps bring a serious buyer across the finish line, it could be well worth it.

Other Concessions You Could Offer Instead

Just remember, being flexible doesn’t mean saying “yes” to every request. It means understanding which compromises actually help you accomplish your goals. Because there are always alternatives.

Redfin suggests considering other concessions if you’re not interested in helping with closing costs, like:

A home warranty
Repair credits
Flexible closing dates, or
Leave behind appliances or furniture

The right answer depends on what buyers in your market are asking for and what matters most to you. That’s exactly why working with an experienced local agent is so important.

Bottom Line

The sellers having the most success today are the ones who understand the market has changed and are adapting to meet it where it is.

Sometimes that means negotiating on closing costs. Sometimes it means offering something else. The key is knowing which concessions are worth it for our local market.

If you’re wondering what’s normal in our area, what’s worth negotiating, and where it makes sense to stand firm, let’s connect.

down payment • Home Buyers • Home Equity • July 8, 2026

Two Big Reasons To Move This Summer

by Jennifer Bergeron

A lot of people who want to move are telling themselves the same thing: “Maybe I’ll just wait until later this year once things calm down.”

While waiting sounds like a good plan, there’s something worth knowing before you decide. Rates aren’t expected to change much, so if that’s the #1 reason you’re waiting, it may not pay off. And there may be other things you miss out on in the meantime.

Historically, Summer is one of the strongest seasons of the year for both buyers and sellers. And if you delay your move until Fall or Winter, some of those opportunities may already be fading.

Buyers: Fresh Inventory Is Your Real Summer Advantage

One of the biggest frustrations buyers have faced over the past few years has been a lack of affordable options. Maybe you’ve run into that yourself:

You find a house you like, but it’s out of your budget.
You find something in your budget, but you don’t like it.
Or worse, nothing interesting hits the market for weeks.

Historically, Summer helps with that.

Looking at data from the last few years, Summer months consistently bring more sellers into the market than later in the year. And that gives buyers a real window of fresh choices.

According to Realtor.com, any given Summer month typically sees about 32% more fresh options than the average month from September-December.

With more newly listed homes, there’s a better chance of finding one you like where the numbers actually work.

Because all it really takes is one home to completely change your search. And if you’ve got more popping onto the market to choose from, maybe one of those is exactly what you need.

But keep in mind, this seasonal window isn’t open forever. Fresh inventory tends to slow down once Summer ends.

Many homeowners who planned to sell this year have already listed by then. Families who wanted to move before school starts have often already gotten it done, or at least, set it into motion. So, new listing activity usually cools as we head into Fall and Winter.

Of course, every year is different. But if finding the right home at the right price has been your biggest challenge, waiting until later in the year may not necessarily give you more options. In fact, recent history suggests it may do just the opposite.

Sellers: Homes Usually Sell for More in the Summer

If you’re thinking of selling, you may be considering holding off because you’ve seen headlines about lower asking prices, price cuts, and softer conditions in some markets. But those headlines don’t tell the whole story or convey just how much it varies by area.

Here’s what you really need to know. Even though the market’s becoming more balanced and some pockets are experiencing price declines, that doesn’t mean you’ve missed your chance to sell.

Seasonality can still work in your favor no matter where you are. And this Summer could still give you the chance to sell for a good price.

According to the National Association of Realtors (NAR), homes sold during a Summer month usually sell for about 4% more than homes sold during the typical month from September-December:

Why? Summer buyers are usually operating on a set timeframe. They’re trying to move before the next school year or when they have more PTO and warmer weather to tour houses. That urgency can translate into better offers.

Now, that doesn’t mean you should price your house 4% higher this Summer. That would actually be a mistake in today’s market.

It just means if you’re looking to get as much for your house as you reasonably can, a Summer move could be a smarter play than waiting until later this year.

Because based on typical seasonality, you may get more for your house than you would if you waited until the Fall or Winter (when there are typically fewer buyers active).

And if you’re considering a move anyway, that’s worth factoring in.

Bottom Line

Could waiting until later this year work out? Sure. But it’s important to understand what you may gain by moving now too – that way you have the full picture before you decide.

If a 2026 move is on your radar, let’s connect and talk about what matters most to you. Depending on your priorities, Summer could be your moment.

down payment • Home Buyers • June 8, 2026

How gift funds work when buying a home

by Jennifer Bergeron

Buying a home is already a big financial step, so when a parent, grandparent, spouse, or family member offers to help with your down payment, it can feel like a huge relief.

And honestly, it is.

A $10,000, $25,000, or even $100,000 gift toward your home purchase can make a major difference. It can help you qualify, lower your loan amount, reduce your monthly payment, or simply make the entire process feel more manageable.

But here’s the part many buyers do not realize:

Gift funds are not as simple as someone sending you money and you using it for your down payment.

When you are getting a mortgage, your lender has to document where that money came from, confirm that it is truly a gift, and make sure it follows the rules of your loan program. If the money is moved the wrong way, sent too late, transferred without documentation, or treated casually, it can create delays right when you are trying to get to the closing table.

So if someone is gifting you money for your home purchase, that is amazing. Just do not accidentally turn that gift into a problem.

Here’s what you need to know.

Tell your lender before any money moves

This is the first and most important rule.

Before your parents, relatives, or anyone else transfers money to you, talk to your lender.

Do not move the money first and ask questions later.

Your lender will tell you exactly how the funds should be transferred, where they should go, what documents will be needed, and whether the timing matters for your specific loan file.

Sometimes the gift funds may need to go into your bank account. Sometimes they may go directly to escrow or the title company. Sometimes the lender may want the transfer handled a very specific way to keep the paper trail clean.

This is not the part of the home buying process where you want to guess.

A quick conversation with your lender upfront can prevent a lot of unnecessary stress later.

You will probably need a gift letter

In most cases, your lender will require a gift letter.

A gift letter is a simple document that confirms the money being given to you is actually a gift and not a loan that needs to be repaid.

This matters because your lender is reviewing your full financial picture. If the money has to be paid back, that could affect your debt, your qualification, and your ability to afford the home.

A typical gift letter may include:

The amount of the gift

The name of the person giving the gift

Their relationship to you

The property address

A statement confirming the money is a true gift

A statement confirming repayment is not required

The donor’s signature

Your lender will usually provide the exact gift letter form they want used, so do not just download a random one online unless your lender tells you to.

The paper trail matters

This is where a lot of buyers get frustrated.

They think, “It’s from my dad. Why does underwriting need so much proof?”

Because underwriting does not operate on trust alone. It operates on documentation.

Your lender may need to verify where the funds came from, that the donor had the funds available, that the funds left the donor’s account, and that the funds arrived in your account or went to escrow properly.

That can mean providing things like:

The donor’s bank statement

Proof the money left the donor’s account

Proof the money was deposited into your account

Proof the money was sent to escrow or the title company

A copy of the cleared check or wire confirmation

This is why cash is a problem.

Cash does not create a clean paper trail. Mystery deposits are also a problem. Random transfers from payment apps can create questions too.

If the money suddenly appears in your account and there is no clear documentation, underwriting is going to ask questions.

And those questions can slow down your approval.

Move the money exactly how your lender tells you

Gift funds are not something to handle casually.

Do not have your parents send money through random apps. Do not deposit cash. Do not move money between several accounts. Do not transfer funds just because it seems easier.

Ask your lender first.

Depending on your loan type and situation, your lender may prefer that the gift funds go directly to escrow. In other cases, they may want the funds deposited into your account first. Sometimes timing matters because deposits may need to be sourced and documented before closing.

The cleanest path is usually the one your lender gives you.

Follow it exactly.

Check the loan program rules

Not every loan program treats gift funds the same way.

Some loan programs may allow your entire down payment to come from gift funds. Others may require you to contribute some of your own money, depending on the loan type, property type, down payment amount, and borrower profile.

This is another reason you want to discuss gift funds early in the process.

You do not want to find out a week before closing that your loan program has a rule you did not know about.

If you are using conventional financing, FHA, VA, USDA, jumbo financing, or another type of loan, the rules may vary. Your lender can explain what applies to your specific situation.

Do not forget about reserves

Even if you receive a large gift, your lender may still want to see that you have money left after closing.

This is called reserves.

Reserves are funds you have available after your down payment and closing costs are paid. They help show the lender that you are not completely draining every dollar you have just to buy the home.

Not every buyer needs reserves, but some do. It depends on the loan program, property type, borrower profile, and overall file.

For example, a buyer purchasing a primary residence with strong qualifications may have different reserve requirements than someone buying an investment property or using a more complex loan structure.

The key point is this:

A large gift can help tremendously, but it does not automatically erase every other financial requirement.

Ask a CPA about gift tax questions

Gift funds can also raise tax questions, especially when the gift amount is large.

In many situations, the buyer receiving the gift does not pay tax on the gift. However, the person giving the gift may need to file a gift tax form depending on the amount and current tax rules.

That does not always mean they owe gift tax, but it may mean there is a reporting requirement.

This is where you should talk to a CPA or qualified tax professional.

Your real estate agent can help you understand the home buying process. Your lender can help you understand mortgage documentation. But gift tax questions belong with a tax professional.

Do not guess based on Google. Do not assume based on what a friend told you. Ask someone qualified.

Common gift fund mistakes buyers should avoid

Gift funds can be incredibly helpful, but these common mistakes can create delays:

Moving the money before talking to your lender

Using cash

Sending money through payment apps without asking first

Making large deposits with no documentation

Not having a signed gift letter

Calling the money a gift when it is actually a loan

Waiting until the last minute

Using multiple accounts unnecessarily

Assuming all loan programs have the same rules

Not asking about reserves

The biggest mistake is treating gift funds like a casual family transfer instead of part of a mortgage file.

Once you are getting a home loan, everything has to be documented.

That does not mean you should be scared of using gift funds. It just means you need to handle them correctly.

Final thoughts

Receiving gift money for a down payment is a huge blessing. It can help you buy sooner, reduce your financial pressure, and make homeownership feel much more realistic.

But the money has to be handled the right way.

Before anything moves, talk to your lender. Make sure the gift letter is prepared correctly. Keep the paper trail clean. Follow the transfer instructions exactly. Ask about loan program rules. Confirm whether reserves are needed. And for tax questions, speak with a CPA.

Gift funds can absolutely help you buy a home.

You just want to make sure they help your approval instead of slowing it down.

If you are thinking about buying a home and a family member may be helping with your down payment, start the conversation early. The earlier you get clear on the rules, the smoother the process can be.

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Home Sellers • May 6, 2026

The Secret To Selling Fast, No Matter the Market

by Jennifer Bergeron

When you put your house on the market, you don’t just want it to sell. You want it to sell fast. But the thing is, nationally, it’s taking a little longer to sell lately. And that slowdown can feel frustrating if you want a fast process. Here’s what you need to realize.

In every market right now, there’s one clear exception:

Well-priced, well-presented homes are still selling, and it’s often faster than you’d expect.

If you can tap into that, you can still set yourself up to move quickly, too. Here’s how to get it done.

How Long It Takes To Sell Today

According to Realtor.com, homes are selling in about 52 days right now. That’s how long the process takes from the day it hits the market until closing day.

And while that may sound slow to you, it’s not slow. It’s normal.

That’s because it’s pretty much right in line with what it was during the last normal years in the market (see 2018-2019 in the graph below):

It just feels slow when you’re eager to move – or when you think back a few years to when homes seemed to sell almost instantly.

But here’s what matters most. The market is normalizing. Not at a standstill.

This is the norm for timing from start to finish. You may have an accepted offer in hand even faster than this.

Markets Where Homes Still Sell Quickly, Even Now

Zillow says the typical home will go “pending” or “under contract” in 19 days. Some homes even see it happen in as little as 7 days. It just depends on where you are – and how you prep your house.

So, don’t let the slowing pace of sales stress you out. Homes can still sell fast, if they’re positioned right.

Just to show you, here’s a quick look at some of the markets that are moving faster than the norm, according to Zillow (see map below). This’ll show you how different it can be based on where you live.

The key things you need to remember when looking at this visual:

It varies a lot based on where you live. Within the same state, individual neighborhoods or pockets may sell much faster than the norm.
Even in slower moving states, you can still sell quickly. As the map shows, in those places there are still homes that go under contract in as little as a week.

So don’t worry about if your state made either list. As Orphe Divounguy, Senior Economist at Zillow, says:

“The cream of the crop is still selling fast, even in markets that have slowed considerably. . .”

The Big Reasons Some Homes Sit, and Some Sell Fast

And here’s the big secret. While location can definitely play a role, it’s not just about location. It’s about strategy.

Today’s buyers are paying attention to condition. They’re comparing photos, upgrades, layout, location, and price. And they’re choosing homes that feel move-in ready and well worth the value.

The homes that check those boxes? They’re not sitting for long – no matter where they are.

As the Wall Street Journal (WSJ) explains:

“. . . some homes are still flying off the shelves. These houses are often in the Midwest or Northeast, where the lack of new construction keeps a lid on supply. Certain homes in other markets are selling quickly, too, often when a home is move-in ready.”

Because in any market – hot or not – if a home is overpriced, needs too much work, or just doesn’t meet current buyer expectations, it’s not going to sell.

In this market, the sellers who win are the ones who get real about their house. They’re honest about how their home compares to other listings, realistic about price, and they work with an agent who truly understands today’s market and what it takes to sell.

When your agent knows how to price strategically, spotlight the strengths of your home, and move quickly when the market gives clear signals, that’s when the results follow.

Bottom Line

Today’s housing market rewards the right strategy. Because even in a slower area, the homes that are priced realistically and positioned well are still selling – sometimes faster than you may expect.

Let’s connect if you’re ready to make yours one of them.

Home Buyers • Home Equity • April 11, 2026

When Buying a Home Feels Out of Reach, Some Families Do This Instead

by Jennifer Bergeron

For a lot of people, the math on buying a home just doesn’t really work right now. Maybe that’s how it feels for you too. You look at the cost of buying. Then you look at the cost of childcare. And it starts to feel like you have to choose one or the other.

But some families are finding a way to make both work by doing something a little different: teaming up to purchase a multi-generational home.

One Reason This Is Becoming More Common

It’s no secret that affordability has been a challenge in recent years. But for families with young kids, there’s an added layer that can make it feel even harder: childcare.

According to the Department of Health and Human Services, childcare should take up no more than 7% of your monthly income. But in reality, the average married couple spends closer to 10% (see map below):

When you combine that with the cost of buying a home, it’s easy to see why things can feel stretched. That’s exactly why more families are starting to rethink how they approach both.

The Solution More People Are Turning To: Multi-Generational Living

One option gaining traction? Multi-generational living. That’s when parents, grandparents, or other relatives buy a house together and live under the same roof. And it’s not just about convenience anymore. It’s becoming a go-to strategy.

You can see it in the data. According to the National Association of Realtors (NAR), almost 1 in 7 homebuyers (14%) bought a multi-generational home in 2025 (see graph below):

And for the first time, childcare is showing up as a key reason why they chose this option. As NAR explains:

“This year’s report features two new primary reasons for purchasing a multi-generational home: grandchildren living in the home (12%) and to help reduce the cost of childcare (6%).”

Why It Works

Buying a multi-generational home solves two big challenges at the same time.

First, it shares the financial responsibility. If you pool multiple incomes together, you may be able to afford a home you couldn’t have on your own.
Second, it can also solve the childcare puzzle. When grandparents or other relatives live in the home, they may be able to help with daily care – which can significantly reduce or even eliminate daycare costs.

And for many people, that combination is what finally makes their move possible.

If the costs of childcare and housing together have made buying feel out of reach right now, it may be worth exploring creative options like buying a home with your loved ones.

Bottom Line

If you want more information on multi-generational homes, let’s have a quick conversation about what’s available in our area.

Sometimes the path to homeownership isn’t doing it alone. It’s doing it together.