May tends to arrive with a little more momentum.

In real estate, the season often feels more active—more listings, more serious buyers, and conversations that start to turn into real plans. But momentum doesn’t have to mean urgency.

For some, that means taking clear next steps: meeting with a lender, preparing a home for sale, or narrowing a search. For others, it’s simply staying aware—learning the market and getting clearer on what feels right.

Progress doesn’t always mean making a move right away. Sometimes it just means becoming more informed and more confident in your options.

There’s no perfect timeline for any of this, but having direction can make it all feel more manageable. If May has you thinking more intentionally about what’s next, or you’d like a steady perspective as things come into focus, I’m here.

No pressure. Just guidance when you need it.

In The News, With Context

Bolst’s Take: What These Headlines Actually Mean for Buyers & Sellers

The headlines right now are painting a mixed picture: mortgage rates are rising again, affordability remains stretched, and homeownership still feels out of reach for many buyers. But if you’ve been listening, you know that this is nuanced.

Buyers are adapting to a new normal in the mid 6% rate environment. Purchase activity is still up year-over-year, and inventory has improved in many markets, giving buyers more options than they’ve had in recent years. At the same time, affordability challenges remain real, especially for first-time buyers facing higher monthly costs and competition from homeowners locked into lower rates.

On the supply side, homebuilding has picked up, with single-family construction reaching a 13-month high. However, softer permits and cautious builder sentiment suggest that momentum is improving, but not fully stable.

At the same time, luxury markets continue to outperform, driven more by cash buyers and global wealth than mortgage rates, reinforcing how uneven the market has become.

For buyers, this means more opportunity, but not easier affordability. For sellers, demand is still present, but success is increasingly tied to pricing and preparation rather than timing. Well-positioned homes are moving; mis-priced homes are sitting longer.

Overall, this is less of a uniform market and more of a split one—steady activity underneath the headlines, but highly dependent on strategy at every price point.

What We’re Seeing Locally

Overpricing is being penalized more than in past years

One thing we’re consistently seeing right now is how sensitive the market has become to pricing.

Overpricing is being penalized more than it has been in past years. Homes that come on the market above where buyers are currently positioned tend to lose early momentum quickly, sit longer than expected, and often end up needing adjustments just to get back in front of the right audience.

On the other hand, well-priced homes are still moving. When something is aligned with where the market actually is today, buyers are paying attention—and they’re acting with more intention when it feels right.

In this kind of environment, pricing isn’t just the first decision. It’s often the decision that determines how the rest of the listing experience plays out.

Introducing: The Justin Landis Show

The Justin Landis Show is a real estate podcast about having honest conversations, building real relationships, and creating freedom through the work you do every day.

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Garden Tips for April

1. Upgrade Your Curb Appeal

   Simple touches like a new welcome mat, potted plants by the front door, or a freshly painted front door can instantly elevate your home’s exterior.

2. Feed Your Lawn and Plants 

   Apply a slow-release fertilizer to give your lawn, shrubs, and garden beds the nutrients they need to thrive through the warmer months.

3. Refresh Your Outdoor Spaces

   Give patios and decks a thorough cleaning to wash away lingering pollen, then add pops of color with new cushions, planters, or an outdoor rug to make the space feel inviting for warmer days.

4. Plant Summer Flowers and Herbs

   May is ideal for planting heat-loving blooms like marigolds and zinnias, along with herbs such as basil, mint, and rosemary.

    

Home Maintenance for April

1. Service Your HVAC System: Before peak summer heat hits, schedule a tune-up and replace air filters to keep everything running efficiently.
2. Clean Gutters and Downspouts: Remove debris to ensure proper drainage and prevent water damage during spring and summer storms.
3. Check Your Sprinkler System: Test for leaks, broken heads, or uneven coverage so your lawn and garden stay healthy without wasting water.