Foreclosure rates are up 14% nationally, with Florida leading the charge. That doesn’t mean the sky is falling. It means stress is starting to show—and stress creates conversations that weren’t possible six months ago.

At the same time, sellers now outnumber buyers by roughly 530,000, the largest gap ever recorded. When supply stretches that far ahead of demand, leverage quietly shifts. Sitting still becomes a decision—and usually an expensive one.

Here’s the part most headlines gloss over.

New home sales are back above pre-pandemic levels. Existing home sales are still more than 20% below. Builders adapted. They cut prices, offered rate buy downs, and adjusted quickly. Most existing sellers haven’t done that yet. They’re still anchored to yesterday’s price.

That gap is where opportunity lives.

We’re also seeing existing home sales improve month over month. Still well below the 2020 peak, but movement matters. Markets don’t flip. They inch.

Add in growing chatter about allowing 401(k) funds to be used toward down payments, and you’ve got another potential source of buyers who’ve been stuck on the sidelines. Not a miracle—but real fuel.

The takeaway is simple.

This is not a market for waiting to be invited.
This is a market for shooting your shot.

Quick market snapshot.

30-year mortgage rates are sitting at 5.90% today.
Inventory is at 3,173 active listings.

On the multifamily side, there are 96 properties currently available.
59 of those have been sitting for 60+ days.

That’s opportunity.