The Most Common Questions I Get As a Local Realtor

How’s the Market?

“How’s the market?” is still the most common question I hear – and the most honest answer remains: it depends who you are.

Here in the Capital Region, much like across the broader Northeast, we continue to operate in a low-inventory environment, and that single factor drives most of what buyers and sellers are experiencing. Well-appointed homes priced at or below median levels continue to move quickly. In recent sales, the median days on market is just seven days, while homes that need significant updates or repairs often sit longer unless they’re priced strictly for investors.

Are Home Prices Going Up or Down?

Overall, prices have remained remarkably steady, with selective appreciation in desirable neighborhoods and school districts. We’re no longer seeing across-the-board jumps, but limited inventory continues to support values. Homes that are move-in ready consistently outperform. Loudonville properties that sold within a week averaged about 105% of their original list price, underscoring that buyers will still compete aggressively when value and condition align.

How Competitive Is the Market?

The market remains competitive, but not chaotic. Roughly half of 2025 sales went under contract in a week or less, and those homes weren’t just selling quickly- they were often commanding a premium. Well-prepared, turn-key homes still retain leverage and frequently sell at or above asking, while homes that linger three weeks or longer tend to sell below list. In today’s market, negotiation is less about timing and more about preparation, pricing, and presentation.

What About Interest Rates?

What about them! Despite the headlines, interest rates haven’t moved much over the past few years. Many buyers today, especially first-time and all-cash buyers, are less likely than expected to cite rates as an objection. Meanwhile, homeowners who locked in ultra-low rates often have substantial equity, giving them flexibility should they decide to sell and purchase elsewhere. Unless we see major volatility, interest rates are unlikely to be the defining factor in our local housing market over the next couple of years.

Does Seasonality Still Matter?

Seasonality still plays a role, though it’s less rigid than in the past. Fall and winter typically bring fewer listings, which can create opportunity for serious buyers, albeit with fewer options. Today’s somewhat longer days-on-market and timelines most likely is winter’s normal pause, not a pullback. In these quieter seasons especially, experienced agents often uncover off-market opportunities by leveraging long-standing relationships and direct outreach, quietly matching buyers and sellers before a home ever hits the market.

What’s Next?

Looking ahead, I expect a continued balancing rather than a dramatic shift. Inventory will likely remain constrained, buyers will remain value-driven, and homes that are well priced, well located, and well prepared-particularly turn-key properties- will continue to perform best. In any market, opportunity still exists, but it increasingly favors those who know how to create it, not just wait for it.

Pop Out Please:

Loudonville Market Snapshot
• Median Days on Market: 7 days
• Homes Selling in 7 Days: ~105% of List Price
• Turn-Key Homes: Strongest Demand
• Inventory: 11 Active listings, 3 new construction opportunities