Misinformation is spreading like wildfire online, and it’s intentionally designed to create panic. I’ve seen it firsthand—just last week, I had to send an emergency letter to my clients because so many reached out, shocked and confused by rumors of a crashing market.
The truth? Yes, the market is chaotic—but it’s not collapsing (it may, but we have no way of predicting future and basing our findings on facts and the most current data we have). And yet, certain voices benefit from exaggeration and fear, making things even more unstable than they actually are. In times like these, it’s critical to rely on real data—not social media speculation.
To cut through the noise, our Compass agents have been closely tracking what’s actually happening on the ground. A very recent, unofficial agent poll, compiled by the Dana Rice Group, highlighted key trends shaping the market right now. These insights reveal that while the market is shifting, it’s not in free fall and it is definitely requiring smarter strategy.
The Market Is Moving—But It’s All About Strategy
📌 Pricing Strategy Matters More Than Ever
Overpricing is causing longer days on market and price reductions (which statistically speaking will be more than if priced adequately from the start). Most homes that are on the market for longer, are there because they have miscalculated the sales price. Homes that are priced correctly from the start are still moving and do have multiple offers. The buyers are clearly much more discerning and don’t overpay just because inventory is low.
📌 Buyer Hesitation Is Real
Homes are still selling, but buyers are taking more time to analyze numbers before making decisions. Some have opted to wait and see, others are still in the market and looking but not making any decision to buy even when the house they really like comes on the market.
📌 Contingencies Are Back in Play
Unlike the past few years, where buyers waived everything just to win, inspection and financing contingencies are making a comeback. This is actually a healthier, more balanced market—but it also means buyers need the right strategy to remain competitive when there are multiple offers.
📌 Off-Market Deals Are Increasing
More homes are being sold before they even hit the MLS. We are seeing that Private Exclusives and off-market sales are becoming a bigger part of the market, especially for highly desirable properties. If you’re waiting for listings to appear publicly, you might already be behind.
March Could Be a Market Turning Point
One of the biggest unknowns? What happens after in March. With the Federal Reserve’s next meeting on March 18-19th, key economic data releases, and ongoing uncertainty around government workforce policies, the real estate landscape could shift again.
March 5 is also a critical return-to-office deadline for many federal workers. How this plays out could influence:
- Demand in suburban vs. urban areas – Will more employees need to live closer to DC?
- Inventory levels – So far, BrightMLS reports that housing inventory remains stable, even with concerns about layoffs and relocations.
G4 Visa Holders & the Market Impact
An overlooked factor? International organization employees are in limbo.
- G4 Visa holders (World Bank, IMF, and other organizations) can no longer apply for a green card after 14 years.
- Some are reconsidering home purchases, while others may need to sell and leave the U.S.
- This could affect demand in high-end neighborhoods like Bethesda, Chevy Chase, and NW DC.
What This Means for You
➡️ Sellers: Overpricing is a mistake. The best-priced homes are still selling fast. If you’re sitting on the market, it’s time to adjust.
➡️ Buyers: You have more power, but don’t assume all homes will sit. Well-priced properties still attract strong offers, and off-market opportunities are growing.
➡️ Investors & Move-Up Buyers: Your best deals may not be public. Work with an agent who can find off-market properties and help navigate the shifts ahead.
📍Final Thoughts
This market rewards smart, data-driven decisions—not emotional reactions to misleading headlines. If you’re thinking of buying or selling, you need real insights, not speculation.
If you have questions about how this market actually affects you, let’s talk. Now, more than ever, making the right move requires having the right facts.
