Author: April Patterson

As someone who has spent years guiding both first-time buyers and seasoned investors through the real estate process, I’m always keeping an eye on trends like cash home sales in the US. Recently, about 25% of existing-home transactions have closed with cash. For investors and community members alike, this number is more than just a statistic—it’s a real-time signal for what’s happening on the ground. When we see cash purchases rise alongside home prices, it usually means competition is heating up. But if more cash buyers appear while transaction volume drops, it could be a sign that financing challenges are making it harder for traditional buyers to compete. If the cash share falls but prices remain steady, credit may be loosening, paving the way for more people—possibly those I work with in our community education classes—to get back into the market.

Small-scale cash investors often focus on properties like those in probate, tax delinquency, or with deferred maintenance—homes that might not appeal to everyone but remain in demand, especially when affordability is stretched. Investing in single-family homes is never simple; local taxes, title insurance, reliable contractors, and hands-on property management all play a part. That’s why local expertise and disciplined management matter so much, something I see time and again as both a broker and community advocate. Looking ahead, it seems we’ll see margins tighten rather than a big wave of nationwide consolidation, and international investors may do best by partnering with folks who truly understand the local market. My commitment remains to keep our community informed so you can navigate these shifts with confidence.

As we look at the latest numbers from Q2 2026, it’s clear that understanding the difference between nominal and real home values matters now more than ever. Home prices in the US continued to rise on paper, with a national index showing about 1.5% appreciation by late Q2—an uptick from 1% earlier in the quarter. But with inflation running closer to 3.5%, many homeowners are seeing the true value of their properties erode for the 13th consecutive month when adjusted for inflation. That said, lower inflation and steadier price gains helped slow this trend. One federal measure has consistently shown positive annual appreciation since early 2012, a reminder that the market has remained resilient even under pressure. As a managing broker and military specialist, I see how these shifts affect everyone—from first-time buyers feeling the pinch of rising monthly payments, to veterans navigating their options. My focus remains on empowering our community with the knowledge to make confident, informed decisions, especially as affordability continues to challenge buyers heading into the second half of the year.

As someone who’s passionate about keeping our community informed and empowered, I want to share some key shifts we’re seeing in the real estate market. Over the four weeks ending August 23, new listings in the US ticked up by 0.4% each week, and the total number of homes for sale increased by 0.5%, marking the highest inventory since early Q2. Yet, even with more homes available, pending sales dipped by 1.1% weekly—hitting a six-month low—as many buyers are pausing due to high housing costs and mortgage rates hovering around 7% (close to a 13-month high). The median home-sale price has climbed 1.9% from last year and now sits above $400,000.

What does this mean if you’re shopping for a home, especially if you’re using a VA loan or considering your first purchase? Rising inventory and cooling demand are creating more buyer-friendly conditions. There’s more room to negotiate—particularly on homes that have been on the market for several weeks. Experts note these properties often provide the best leverage for buyers. Sellers are finding that realistic pricing works better than trying to match last year’s numbers.

Whether you’re a first-time buyer, a veteran, or a seasoned investor, staying up-to-date on these trends can help you make confident decisions. My goal is always to provide you with the information and support you need—so you’re prepared every step of the way.