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Every few years the housing market rewrites the rules, and buyers who learned the last set of rules show up unprepared for the new ones.

Right now, the rules have changed more than they have at any point in a generation. The buyers who understand that are finding deals. The ones who do not are making expensive mistakes.

In markets where new construction has been active, prices have pulled back.
Several Sun Belt metros that boomed during the pandemic have given back a portion of those gains. But those are the exceptions. Most markets are not working from excess; they are working from scarcity.

August is a name you might hear from a lot of agents right now, because the buyers getting deals done tend to have clear budgets and stick to them. That is not a personality trait. It is a preparation habit.

Your credit score affects your rate more directly than most buyers realize. A score of 760 or above typically qualifies for the best rate tier most lenders offer.
If your score has room to improve, talk to your loan officer about specific steps to raise it before you apply formally.

The inspection is where the marketing copy meets reality.

Be there with the inspector and ask questions throughout. A good home inspector will walk you through what they are finding as they go, and you will learn more about the property in three hours than in any number of showing visits.

A seller with a specific need will sometimes take less money from a buyer who gives them what they actually want.
The buyer who calls the listing agent before submitting, asks what matters to the seller, and builds the offer around that information wins more often than the buyer who simply goes the highest.

Real estate is illiquid. If there is a reasonable chance you will need to move in two years, renting is the financially rational choice.
None of that means do not buy. It means be honest about your time horizon before you commit.

Real estate rewards preparation more than it rewards timing. Nobody consistently calls the top or the bottom of a market, but buyers who show up informed and financially ready close deals in every cycle.
Check up-to-date property listings and see whether what is available matches what you have been planning for.