Feeling Unsure About Buying or Selling Right Now? You’re Not Alone.

If you’ve been thinking about making a move, buying, selling, or both, but feel stuck, you’re not imagining things. Lately, almost every conversation I have with clients in Raleigh and across the Triangle includes the same themes:

• “I’m worried about the economy.”

• “What if rates come down after I buy?”

• “What if prices drop?”

• “Is now really the right time to move?”

These are reasonable concerns. Let’s talk through them calmly, factually, and with a local perspective so you can decide what makes sense for you, not what headlines or social media suggest.

Economic Uncertainty: What Experts Are Actually Saying

National economists are largely aligned on one thing:

The economy is slowing, but it is not showing the same warning signs that preceded the 2008 housing crash.

Key differences from past downturns:

• Lending standards remain tight

• Homeowners have significantly more equity

• Inventory is still historically low

• Foreclosures remain near record lows

This doesn’t mean there’s no risk, it means today’s housing market is operating on a very different foundation.

Local note:
The Triangle continues to benefit from diversified job growth in tech, healthcare, education, and life sciences. That doesn’t make us immune, but it has historically helped stabilize housing demand during uncertain periods.

Mortgage Rates: The Source of Most Anxiety

Rates are the single biggest emotional factor right now.

Here’s what most experts agree on:

• Rates may ease gradually over time, but sharp drops are unlikely in the short term

• Small changes (0.25%–0.50%) matter less than people think over long holding periods

• Waiting for the “perfect” rate often means competing with more buyers later

In the Triangle specifically:

• Higher rates have reduced competition in many price ranges

• Buyers today often have more room to negotiate price, repairs, or concessions

• Some sellers are offering incentives that simply weren’t available a few years ago

That tradeoff, rate vs. competition, is one of the most important considerations buyers should evaluate.

Home Prices: Will Values Drop?

This is where national headlines often lose local context.

What we’re seeing in the Triangle:

• Some price softening in certain neighborhoods and higher price points

• Well-priced homes in desirable areas are still selling

• Entry-level and mid-range homes remain relatively resilient due to limited supply

Most housing economists are projecting:

• Modest price movement (flat to slightly up/down depending on market)

• Not a widespread or dramatic decline in strong regional markets

In other words, price movement is becoming more neighborhood-specific, not market-wide.

So… Should You Make a Move Now?

This is where I intentionally don’t give a one-size-fits-all answer.

It may make sense to move now if:

• Your decision is driven by lifestyle, family, or work changes

• You plan to stay put for several years

• You value flexibility and negotiating leverage over timing the market

• You’re financially comfortable with today’s numbers

It may make sense to wait if:

• Your move is purely speculative

• You’re stretching financially

• You need more time to build savings or clarity

• Staying put doesn’t negatively impact your life

Both choices can be smart, depending on the situation.

A Local Perspective That Often Gets Missed

One thing I’ve noticed here in Raleigh, Cary, Apex, and surrounding areas:
Many people who are “waiting for certainty” are actually waiting for emotional confidence, not just better numbers.

Markets rarely feel comfortable at turning points.

• When rates are low, competition is high.

• When competition cools, uncertainty rises.

Clarity usually comes from understanding your position, not predicting the market perfectly.

Final Thoughts

If you’re feeling cautious, that doesn’t mean you’re behind, it means you’re thoughtful.

The best decisions I see clients make aren’t based on fear or hype. They’re based on:

• Clear financial boundaries

• Local data (not national noise)

• Honest conversations about goals and tradeoffs

Whether you move now, later, or not at all, the goal isn’t timing the market.
It’s making a decision you’ll feel good about long after the headlines change.

If You Want to Talk It Through

If you’re wrestling with these questions and want a pressure-free, local perspective, I’m always happy to walk through your options, even if the answer is “not right now.”

Sometimes the most valuable clarity comes from a conversation, not a commitment.