If you follow housing news on any social media platforms or listen for it in the news, then you would of heard all the “Doomers” report on the Redfin article about “500,000 More Sellers Than Buyers”. This sent every housing doomer to project another 2008 like event and even Redfin misled the public for clicks by saying “Will likely cause home prices to Fall”. Let me be clear, home prices are not projected to fall. And a 2008 style credit event doesn’t seem to be on the horizon anytime soon. What we are seeing on a national level is a continuation of the low transaction volumes nationwide with inventory starting to stack up. This is causing prices to be lower in some of the major markets, but at most they are down 5%, while nationwide it is mostly flat. Even Redfin corrects itself by saying they expect a drop of 1% by the end of the year nationally. Does 1% constitute a fall??

The article does go into detail on which markets have more buyers, and which have more sellers, and they estimate that 31 out of 50 metro markets are buyers’ markets, and these are the markets seeing the most in price reductions and sellers' concessions. But again, the market they list as the biggest buyers' market is Miami, Florida, but they are showing a 5.6% YoY change in median price, so it actually is up higher!

The main take away from this is yes, we are not in the pandemic market anymore and we all have to remind ourselves of what real estate was like between 2016-2020. It was steady and most things didn’t sell in an hour. But prices weren’t falling either. Another important point to this is, Real Estate is local. Every market is different and there is no such thing as a National Real Estate Market. Now I can’t use the same formula as Redfin, but the best way to look at a market is inventory and days on market. So here is where Valdosta stands as of end of April 2025.

Active Listings per Zillow
2018	901
2019	787
2020	684
2021	449
2022	425
2023	447
2024	461
2025	490

As you can see, inventory has begun to rise since 2023 but is still of pre-pandemic levels to the tune of -37.74%. Lastly, average days on market sits at 70 days per Altos Research. This is compared to an average of north of 150 days pre pandemic.

So, are some markets in the US seeing prices flatten and decrease by 1-2%, yes absolutely. Is Valdosta seeing that, no. Are some markets in the US seeing prices fall? No. Is the Valdosta market seeing prices fall? Heck no!

Don't be fooled by the headlines....

The Housing Market Has Nearly 500,000 More Sellers Than Buyers

Valdosta, Georgia

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