Why Today’s Housing Market Rewards Strategy, Not Speed

The Twin Cities housing market has shifted in a meaningful way—away from speed and toward strategy. Lately, I’ve been reflecting on how powerful it is to truly understand people—not just their price point or timeline, but their story. I recently read How to Know a Person by David Brooks, and one idea deeply connected with how I approach real estate: people don’t just want to be helped—they want to be seen.

Buying or selling a home is rarely just a transaction. It’s tied to change, loss, growth, family, finances, and often emotions that aren’t said out loud. The better I understand what truly matters to my clients beneath the surface, the better I can guide, protect, and advocate for them.

In a market that once moved at lightning speed, today’s environment requires something different: clarity, preparation, and thoughtful decision-making.

The Twin Cities Market: Year-End Snapshot

As we close out the year, the Twin Cities housing market continues to show stability over frenzy and strategy over speed. National trends show that homeowners are still realizing strong returns, with U.S. sellers earning an average profit of nearly 50% in Q3, according to the latest ATTOM Home Sales Report. Locally, the Twin Cities continues to reflect this steady-but-strategic environment. For the week ending November 29, new listings were down 11.6%, pending sales dipped 7%, and overall inventory inched up 0.5% to 9,671 homes. Looking at October as a whole, the median sales price rose 2.1% to $389,900, homes spent an average of 48 days on the market (up slightly), sellers received 98.1% of their original list price, and months supply tightened to 2.7—reinforcing that we remain in a balanced-but-firm seller’s market where preparation and positioning truly matter.

Here’s what we’re seeing right now:

• Inventory remains tight at just under three months of supply, keeping us in seller-market territory.

• Prices are rising at a healthy, sustainable pace, not the rapid acceleration we saw in previous years.

• Homes are taking slightly longer to sell, giving buyers more space to think, inspect, and negotiate.

• Well-prepared sellers are still achieving strong results, averaging just over 98% of list price.

In the $1–3M range, homes continue to sell when they are positioned correctly—with:

• Thoughtful pricing

• Strong presentation

• Realistic expectations

Where we see homes stall is typically when:

• Pricing doesn’t align with condition

• HOA fees create friction

• Deferred maintenance becomes a value concern for today’s more discerning buyer

Affordability has stabilized slightly, bringing more well-qualified buyers back into the conversation. The takeaway as we move toward 2026 is simple:

In the current Twin Cities housing market, preparation is no longer optional—it’s an advantage.

A Shift in Buyer Representation

One of the most important changes in real estate right now is that buyers are formally represented by an advisor before touring homes—much like sellers already have been.

This shift creates:

• Clearer expectations

• Stronger advocacy

• Better protection for buyers from the very beginning

What this really means for you is transparency—around:

• Who represents whom

• How compensation is handled

• What level of guidance you can expect before stepping into a showing

It’s a positive move for the industry—but it’s also created questions. If you’re even casually thinking about buying in the next year, I’m always happy to walk you through what this looks like in real life, not just on paper.

What This Means for Sellers

If you’re thinking about selling in the next year, today’s market environment actually creates more opportunity for those who prepare well. Here’s what matters most right now:

• Pricing is everything again. Buyers are thoughtful, informed, and no longer chasing every listing with urgency. Homes that launch at the right price—based on data, not emotion—are the ones attracting strong activity and clean offers.

• Presentation creates leverage. In the current Twin Cities housing market, condition and first impressions carry real weight. Strategic staging, thoughtful updates, and professional marketing are no longer “nice to have”—they directly impact your bottom line.

• Preparation beats pressure. Sellers who begin planning early have the advantage. When timing, pricing, and positioning are dialed in ahead of time, you’re no longer reacting to the market—you’re leading it.

• Negotiation has returned as a skill. Today’s buyers are inspecting, questioning, and negotiating. Strong representation matters. Knowing how to protect your net and guide offers through inspection, appraisal, and financing is where experienced advisory makes a real difference.

• Flexibility creates opportunity. Whether it’s timing, terms, or post-closing possession, the sellers seeing the best outcomes are the ones approaching the process with strategy—not rigidity.

If selling in 2026 is even a quiet idea for you, the smartest first step is clarity. A low-pressure, data-backed conversation now gives remember you optionality later—without committing you to a timeline before you’re ready.

Thinking About What’s Next?

If a move is on your horizon in 2026—whether buying, selling, or simply gaining clarity—I encourage you to start the conversation early. The people who experience the best outcomes in shifting markets are the ones who prepare with intention, ask thoughtful questions, and move with purpose. As I mentioned earlier, in the current Twin Cities housing market, preparation is no longer optional—it’s an advantage.

If a quiet, data-backed strategy session would be helpful for you, I’m always here as a resource and a sounding board.