I tend to agree, and have agreed, with the sentiment that affordability is a fundamental driver, especially here in the midwest. 

That is the prevailing sentiment, and it means it’s probably a good time to be on the lookout for a good buy.

@Patrick Roberts I hold the same sentiment.

Stocks sold off sharply as rates moved higher, underscoring how fragile risk sentiment has become amid geopolitical and inflation uncertainty.Mortgage markets, however, are showing relative resilience.

National sentiment is heavy right now.4.8% of household debt is delinquent — highest in nearly a decade.Pending home sales just hit the lowest level ever recorded.49% of Americans say they’re struggling to pay rent or mortgages.U.S. adult optimism just fell to 59.2%, the lowest ever recorded by Gallup.That’s the macro mood.Pressure.Caution.Uncertainty.When optimism drops, hesitation rises.And hesitation freezes people in place.But here’s where it gets interesting.While national optimism is falling…Louisville posted a 0.6% rent increase last month — the third highest rent gain in the entire country.Third.That’s demand.Rent growth reflects tenant demand.Tenant demand supports landlord confidence.Confidence stabilizes markets.Now layer in something else quietly shifting.Interest rates are now at their lowest level since September of 2022.Lower rates increase affordability.Affordability increases activity.And historically, transaction volume increases roughly 33% beginning in March as the spring market kicks in.So here’s the setup:National optimism is low.Louisville rent growth is strong.Rates are improving.Spring activity is about to accelerate.Meanwhile, locally:Single-family homes:• 2,610 active listings• 1,080 sitting 60+ days• 847 sitting 90+ days• 599 sitting 120+ daysMultifamily:• 86 available• 51 sitting 60+ days• 39 sitting 90+ days• 33 sitting 120+ daysInventory aging + rates easing + spring demand approaching = leverage window.In uncertain markets, people consume more information.More articles.More charts.More analysis.But action reduces fear.James Clear said it well:“Learning more will increase knowledge, but only attempting more will reduce fear.

This increase occurred because the number of homes sold rose enough to offset modest price declines.However, year-to-date volume remains down about 2.2% compared with the same period last year, reflecting the slower start to the year that has become common in the current interest rate environment.Overall, the combination of increasing transaction activity and gradual price adjustments suggests the market is stabilizing rather than moving sharply in either direction.Broader Economic IndicatorsConsumer sentiment improved modestly in recent readings from the University of Michigan survey, rising into the mid-50 range.

For now, solid growth, stabilizing tech sentiment, and firm capital investment are enough to keep yields biased slightly higher, even as markets remain data‑dependent heading into PCE later this week.Mortgage pricing is a little softer this morning.Addison, Allen, Anna, Azle, Batch Springs, Bedford, Benbrook, Burleson, Cedar Hill, Celina, Cleburne, Colleyville, Coppell, Corinth, Crowley, DeSoto, Duncanville, Ennis, Euless, Farmers Branch, Fate, Flower Mound, Forest Hill, Forney, Glenn Heights, Grapevine, Greenville, Haltom City, Highland Village, Hurst, Keller, Lancaster, Little Elm, Mansfield, Midlothian, Mineral Wells, Murphy, North Richland Hills, Prosper, Red Oak, Rockwall, Rowlett, Royse City, Sachse, Saginaw, Seagoville, Southlake, Terrell, The Colony, Trophy Club, University Park, Watauga, Waxahachie, Weatherford, White Settlement, Wylie, Dallas, Fort Worth, Plano, Irving, Garland, Grand Prairie, McKinney, Frisco, Mesquite, Carrollton, Denton, Richardson, Lewisville, or Arlington

Sentiment is paramount.

The last three flips I did, we finished and had to reprice down 8-15k from our initial ARV because market sentiment shifted between acquisition and sale.Timeline pressure makes this worse.

I am actually a CPA myself so I understand the numbers and am not considering any sentimental value in the equation, but the home piece of the puzzle aside I just don't understand how anything else would end up being a better deal if I decided to move on from this property and get into something new.