Over the years, I've watched the market ebb and flow, but the current landscape offers a unique challenge: while US home prices continue to rise on paper, the real story is more nuanced. In Q2 2026, even as one major federal index remained flat month-over-month from mid- to late-Q2 (after seasonal adjustment), the national index reported annual appreciation close to 1.5% by late Q2—an uptick from 1% in mid-Q2. However, with inflation hovering around 3.5%, that means home values have actually slipped in real terms for the 13th month in a row. The silver lining? Slower inflation and firmer price gains are beginning to ease the rate of value erosion. Since early 2012, one federal measure has never posted a negative year-over-year change, which underscores the ongoing strength of nominal prices, even as real value faces headwinds. For many first-time buyers, however, affordability continues to be a central concern as typical monthly payments on existing single-family homes rise. Having spent more than two decades guiding clients through shifting markets, I know that clear, honest insight is essential—especially when headlines only tell part of the story. My commitment remains: to help you feel confident, informed, and supported, no matter where the market turns.

As someone who’s spent over two decades guiding clients through the process of buying and selling homes in the Greater Greenville area, I believe it’s important to understand the factors that influence home prices—even before a house hits the market. According to a recent builder group estimate, government regulations now add approximately $132,000 to the average new US home. This figure isn’t just a number; it reflects a range of requirements, from updated building codes and energy efficiency provisions (which alone account for $9,600 to $21,400 per home) to permits, inspections, utility connections, and even land set-asides. The builder group noted that code changes have increased costs by about $40,000 per home, and nearly every developer faces delays—over 90% experience setbacks averaging seven months, often waiting more than a year from zoning application to breaking ground. These regulatory costs can limit builders’ ability to lower prices and make it even more challenging to address a nationwide shortage of around 1.2 million homes. For buyers and sellers alike, understanding these behind-the-scenes factors is essential. My approach has always been to provide clear, honest guidance—ensuring you feel confident and well-informed at every step. Knowledge truly is power, especially in today’s complex real estate landscape.

As we move through late August, there’s a noticeable shift in the real estate landscape: new listings nationwide have edged up 0.4% over the past four weeks, and the total number of homes for sale has increased by 0.5%, now reaching their highest point since early spring. Yet, even as more options appear, pending home sales have dipped 1.1%—the lowest we’ve seen in six months. The combination of a median sale price above $400,000 (up 1.9% from last year) and mortgage rates hovering near 7%, a 13-month high, has understandably caused many buyers to pause their search.

What does this mean for those actively navigating the market? Increasing inventory and cooler demand are creating more balanced, buyer-friendly conditions. For those ready to make a move, there’s greater opportunity to negotiate—especially on homes that have been listed for several weeks. Sellers, meanwhile, are finding that realistic pricing is key, rather than holding out for numbers we saw in previous years.

With two decades of experience guiding clients through changing markets in the Greater Greenville area, I’ve found that careful listening and clear communication are crucial. Whether buying or selling, having up-to-date knowledge—and a partner focused on your best interests—can make all the difference in a shifting market.

Here’s a quick update on Greenville County’s real estate activity. Homes are selling at a similar pace as before. There are plenty of properties available and a steady number of buyers closing deals.

As someone who’s spent over two decades guiding clients through the ups and downs of the real estate market, I’ve seen firsthand how shifting prices ripple through our daily lives. The idea of true ‘price stability’—that everything could remain steady across the board—is more myth than reality, especially in the US. When the cost of one item drops, like technology becoming more affordable and accessible, it often means prices elsewhere—think hotel rooms, sports events, or college tuition—rise as demand and spending shift. Countless factors shape these changes, from global supply chains to the choices we all make in how we spend our money.

While some hope that the central bank can simply manage away these fluctuations, the reality is much more complex. Even if the dollar stayed steady, prices for essentials might compress, but scarcer goods could climb even higher. In real estate, for example, we see how limited inventory can drive up home values, even when broader economic indicators seem calm. Changing prices aren’t always a sign of decline—sometimes, they mark progress and new opportunities. Helping clients navigate these shifts with clarity and confidence has always been my focus, because understanding the market’s true nature is key to making informed decisions.

As someone who has spent over two decades guiding clients through the Greater Greenville real estate landscape, I keep a close eye on trends across South Carolina. Lately, I’m seeing more homes becoming available, which means buyers aren’t facing the same limited options we saw just after the pandemic. Statewide, prices are holding steady, and the increased inventory allows for more meaningful negotiation—something I always encourage my clients to use to their advantage.

Charleston remains in high demand with premium pricing, while Greenville stands out for its own unique balance of affordability, growth, and sustained buyer interest. In my experience, the real advantage comes from understanding that each South Carolina market has a distinct story. Choosing the right community—not just the right house—can make all the difference. My approach has always been to listen, advise clearly, and help buyers feel confident as they navigate these choices.