Not a downturn, but a correction that’s separating well-priced, well-presented homes from those chasing yesterday’s prices.Here’s what’s happening and what it means for both sides of the table.Overall Market SnapshotMedian Sales Price: $314,000 (down just 0.2% year over year)Sales Volume: Up 2.7% from Q3 2024Days on Market: 44 days, up 46.7% from last yearList-to-Sale Ratio (S/OLP): 97.1%, down 0.9 pointsSeller Concessions: Paid in 58.6% of transactions (up 1.1%)Months of Supply: 3.9 months, still a solid seller’s market below $750KIn plain terms, homes are still selling, but buyers are taking their time and overpricing is punishing sellers more severely than it did a year ago.For Sellers: Pricing Precision Matters More Than EverAbout 59% of homes were overpriced when they hit the market this quarter, and 46% of sales required a price reduction before selling.That mistake cost sellers an average of 7.1% off their original list price and added more than three extra months on the market3Q 25 Greater Huntsville Quarte…3Q 25 Greater Huntsville Quarte…Top 2 Takeaways for Sellers:Price it right the first time.Sellers who listed competitively from day one achieved 100% of their asking price in just 11 days.

I use excel for each property and a very well organized file structure, down to precise naming order of categories and receipt nomenclature. 

The key difference is speed and precision, especially with contractor management and exit timing.Looking forward to seeing how you expand your portfolio.

I already put details like that in my descriptions and I am adding precisely that statement to my listing descriptions.

Incidentally, I agree with your thesis for that strategy...1%ers in linear markets require precise execution and some luck and I could not make sufficient return on them.Yes, I would buy a live in flip (or value add property) to achieve a return in 1 year that took another property 17 years to achieve (and compound that return into additional investments).

Precisely - this was too widespread to be anything other than planned. 

Today, I’m especially focused on housing innovation—particularly ADUs, where design, data, and policy intersect to meet urgent housing needs.Earlier in my career, I trained as a chef and rose through the ranks in high-pressure kitchens, where I developed creativity, precision, and leadership under pressure.

Because I think the people who are accredited, are meeting that too easily these days, and they are in fact not actually sophisticated investors.Yeah that's all fine and good theoretically until you remember that the entire business model of every real estate guru ever revolves around selling courses to or raising money from precisely the type of unsophisticated investors who would invest based on something they saw on a podcast.

Looping you in also @Ryan Goff @Keith Meyer @Vincent Powell @Jeff Pollack @Jason Merchey @Santiago Fajardo @Gopinath Chandra @John Gatsoulas @Jay Hinrichs Precisely.

I know a couple hosts who have successfully done precisely this.