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 have 2 large ceramic sealed jars full of various pods.

I'm a people person and generally get along with everyone so this energy, especially after I apologized for the mistake and agreed not to raise rents until we know the correct numbers, was a little jarring. 

You may want to consider removing the garage and replacing it out right with a complete ADU that includes all Bosch appliances, brushed nickel finishes, quarts countertops and backsplashes, and soft close drawers and cabinets.

“Reserves” in a TIC are more than a rainy-day jar—they’re the brake and the seatbelt that keep co-owners from white-knuckle cash calls or hard choices at the worst possible time.In practice I size reserves off three inputs: the operating profile, building and systems, and the lease/tenant risk.

Grease from deep frying goes into a jar or bottle but most people just pour it down the sink drain, where it congeals in the pipes.

I have his books and will see where he lands next but I'm definitely bummed about a lack of an exit episode with him and Rob - really jarring as a regular listener. 

It's not like she and her fellow perpetrators kept all the money in a jar on Funk & Wagnals porch (an old Johnny Carson reference). 

Pennies in the corners, quarters on the counter, nickels under the fridge.I keep a “property change” jar at home for coins I find in houses I buy.

@Jarred ClineI pulled out 92k from our Roth IRAs and have no regrets.