Best and worst days to sell a home

Timing is everything

We’re always looking for ways to help our readers get a leg up in the market. Today’s edition is a perfect example. This edition is FULL of good tips and helpful data.

We have an informative list below that lays out the dates that have proven to get sellers the highest and lowest premiums on their homes. 

We also report on the growing trend of crypto-backed mortgages. While still niche, this certainly shows us where the market could be going, and how younger buyers are finding new ways to purchase homes.

Plus, we conclude our three-part series with our tips on how to properly price a home. Today, we give you our advice on how to devise the optimal pricing strategy.

With that, let’s get into today’s Blueprint!

- James and David

Disappointing home sales to close out April

Just 71,000 single-family homes went under contract in the final week of the month, down 8% from the same week last year, according to HousingWire. Here are other takeaways from the report:

• Pricing softened as well. The median price of weekly pending sales dipped to $395,000, falling below the same week last year. This marks the first negative year-over-year price reading in nearly two years.

• Inventory also continues to climb. There are now 744,000 unsold single-family homes on the market, up 2% from last week and 33% from last year, and more than April 2020, when, due to the pandemic boom, inventory started falling rapidly each month.

• There were 78,000 unsold new listings, up 12% from last year.

• There were dramatically fewer immediate sales happening now than in recent years. Only 15,000 new listings went into contract immediately after hitting the market at the end of April.

• 36.5% of the homes on the market have taken a price cut.

Our take

The slowdown in sales, coupled with rising inventory, are clear signs that the market is shifting. Supply is finally reaching a level that can influence pricing. Buyers are gaining leverage, and sellers need to price more competitively to move their homes. As we mentioned last week, sellers are out of sync with buyers. List prices are rising twice as high as sale prices. Agents should double down on pricing strategy, set clear expectations with clients, and position themselves as the calm in the storm. The market may be cooling, but smart guidance is still in high demand.

Crypto mortgages gaining traction

Homebuyers are now increasingly using crypto-backed mortgages to purchase property. The Bitcoin loan market, though still niche, currently stands at $8.58 billion. Projections have it reaching $45.27 billion by 2030, according to Realtor.com’s latest report. Here’s what to know about this growing trend:

• As of May 1st, Bitcoin is up 66% year-over-year and 15% month-over-month.

• Buyers can use Bitcoin or other cryptocurrencies, such as Ethereum, as collateral instead of selling their holdings when using crypto mortgage lenders..

• Buyers must pledge crypto assets equal in value to the property’s purchase price.

• The application process takes just minutes, and there’s no credit check IF you qualify based on your crypto assets.

• Unlike traditional lenders, crypto mortgage providers like Milo, Ledn, and SALT do not require liquidation of digital assets.

• Transactions can settle in as little as one day due to the speed of crypto fund transfers, compared to the typical 30-to-90-day escrow.

• Depending on the lender, payments may be made in U.S. dollars or crypto.

• Due to the volatility of cryptocurrencies, borrowers may be asked to add collateral if values drop.

• Crypto mortgages are especially popular among buyers of second homes and investment properties in Florida, California, and New York.

• Florida remains the top destination for crypto-backed home purchases.

Our take

This isn’t just a novelty, it reveals a deeper shift in how younger, tech-savvy buyers are approaching wealth and homeownership. Agents should stay informed on trends like this, whether or not they are part of your daily business. Even if only a small share of clients use crypto today, the interest is growing, especially among investors. The more you understand it, the more you can speak with authority when the topic inevitably comes up. We’re not recommending you push crypto mortgages to your clients, but be informed about this trend.

The best and worst days to sell a home

Sellers who listed their homes for sale in the late winter to early summer have consistently garnered premiums above market valuations, with the peak coming in late May. On the flipside, the lowest premiums have come in the fall and early Winter, with the low point around Christmas. That’s according to ATTOM’s analysis of more than 47 million single-family residences (SFR) and condo sales from 2015 to 2024.

Here are the top 10 dates where home sellers secured the highest and lowest premiums above market prices:

Our take

Insights like these aren’t just trivia, they’re tools. Every seller wants to know the best time to list. Agents can use this data-driven guidance to help set realistic expectations with their clients and devise stronger pricing strategies. This builds trust. When clients see that your advice is rooted in real market trends, it eases their anxiety and positions you as a reliable expert. Timing the market may not always be possible, but helping clients make smart, informed decisions always is.

Schematics

The news that just missed the cut

• Updated list of all the Trump administration’s actions that impact housing

• What to say to buyers struggling in the current economy 

• Home builders are PILING on discounts to entice buyers

• What do Gen Z renters want?

• Daily habits that eliminate transaction droughts

Foundation Plans

Advice from James and David to win the day

In today’s edition, we complete our three-part series on how to price your listing. Part 1 covered understanding the property details of your listing. Part 2 covered what you need to know when gathering the relevant sale comps. Today, Part 3 covers how to develop an optimal pricing strategy. Let’s get into it!

3. Develop a Pricing Strategy

Once you have gathered comparable sales data, it's time to create a pricing strategy. Follow these steps:

• Monitor feedback. Use the NAR script. If there’s no offer after two weeks or 10 showings, adjust the price based on market expectations.

• Consider a pre-inspection. Identifying and addressing potential issues before listing can prevent complications later.

• Prepare net sheets. Give the seller three net sheets based on low, medium, and high pricing scenarios.

• Consult experts if needed. If the property is too far outside your expertise, ask an appraiser or broker for help.

• Double-check competition. Compare the final price to active listings, ensuring it aligns with similar homes in the area. Adjust for unique features or drawbacks, such as proximity to a freeway or lack of a garage.

Remember, pricing is an ongoing conversation. Factors like interest rates, inventory, and local economic changes all play a role in determining the best price for your property. Every Comparable Market Analysis (CMA) you conduct will help you refine your skills. Follow these steps consistently to price homes effectively.

If you’re an agent, tell us what you think. What steps do you use to price your listings? What do you think of our advice? Do you agree or disagree with it? Drop us a line. We love reading your feedback.

Just in Case

Keep the latest industry data in your back pocket with today’s mortgage rates:

“It is not necessary to do extraordinary things to get extraordinary results.” – Warren Buffett

Coming from Buffett, that says a lot. Success starts by getting going and builds through consistency. Plan, but don’t wait until everything’s perfect. Start messy. Improve as you go. Progress compounds. Success snowballs.

- James and David