Today’s real estate market doesn’t move in one direction. It changes by neighborhood, school zone, and price band. In a wide-ranging interview, Realtor Tracy True Dismukes explains why homes under $500,000 still see strong demand, why many mid-range properties have slowed, and what makes certain premium homes sell instantly. She also shares the biggest buyer mistakes—waiting for a “perfect” home and hesitating when a great one appears. Finally, Tracy highlights the behind-the-scenes protection Heights Title provides: clearing title issues, preventing costly delays, and keeping buyers’ transactions on track. The takeaway for home buyers: act decisively, understand your local micro-market, price and timing dynamics still matter, and choose a title partner that safeguards your closing even when problems surface.
Key Points
Real estate behaves differently across price points and neighborhoods.
Market conditions vary week to week, area to area, and by price band—there’s no single answer to “How’s the market?”
The perfect home is rare; acting quickly matters.
Buyers often lose the right house by “seeing everything” first; if it checks most boxes, move.
Overthinking leads to missed opportunities and higher long-term costs.
Prices historically rise over time; waiting can mean paying more later even if rates change.
Pricing strategy affects buyer experience, even when purchasing.
Understanding how sellers price—and how the market “finds” price—helps you spot value and move fast.
A strong title partner protects buyers from hidden risks.
When title issues surface, experienced teams can “save a deal” you might never see coming.
“Right now…the market under $500,000 is still vibrant and strong…that middle ground…the $600,000–$800,000 price range…has stalled…[but] that 800 to million two range…as soon as we find something, it’s flying off the shelf.”
The Market Is Local—and Layered
If you’re shopping for a home today, start with this reality: there is no single, national “market.” Conditions shift by neighborhood, school zone, and even street. Tracy True Dismukes has watched it change “week to week…area to area…and price range to price range.” That’s why headlines rarely match on-the-ground experience. Your best move is to ground decisions in local data and the lived activity you see with your agent.
What Changes by Price Band
Tracy’s current snapshot: sub-$500,000 homes remain “vibrant and strong,” often drawing multiple offers. Certain premium properties—roughly $800,000 to $1.2M in her area—can “fly off the shelf” when the right buyer appears. The most challenging tier lately has been the $600,000–$800,000 band, where showings and offers have cooled in recent months. The lesson for buyers is twofold: know which band you’re in, and calibrate expectations accordingly. A smart offer in a hot tier looks different from an offer in a slower one—and a great agent will prepare you for both.
Don’t Wait for “Perfect”
The most expensive phrase in real estate may be “let’s see a few more.” Tracy sees buyers miss out by hesitating when they’ve already found a home that checks most of their boxes. The truth: very few properties are perfect for two people with different wish lists. If a home fits your budget, location, and must-haves, move. The first strong offer is often from a buyer who’s been watching the market and recognizes a match—and sellers notice.
Pricing Psychology for Buyers
As a buyer, it helps to understand how sellers think about price—and how the market responds. Tracy cautions that “retail” pricing tactics don’t translate to homes; overpricing shrinks your pool, while under-market pricing can generate intense activity that drives price up. In practice, the market “tells” the true value: homes priced at or just under market tend to find their level quickly. For buyers, that means being ready to compete on well-priced homes and recognizing value before everyone else does.
Timing: Why You Don’t Have to Wait for Spring
Seasonality is real—but it’s not everything. Families may cluster moves around the school calendar, yet life changes (job transfers, downsizing, first-time purchases) happen year-round. Tracy notes steady activity even in December and January, with some listings intentionally launching when competition thins. If you’re ready now, waiting for a “perfect” season can simply mean more competition later. Pair your timing with local supply and be prepared to act when inventory aligns with your goals.
How Heights Title Protects Your Closing
Great title work is invisible—until it isn’t. Buyers rarely see the hurdles a title team clears to keep a closing on track. Tracy values working with Heights Title because she “know[s] who to call…who’s going to get things done.” When problems surface, that can make the difference between moving trucks and missed opportunities.
A Real Problem Solved
In one transaction, a seller’s prior loan was paid off but never released. The original title company had closed its doors. That hidden defect clouded title and threatened the sale—until Heights Title dug up the records out of state and secured the release so the deal could close. For buyers, that kind of expertise means your funds, timeline, and move-in plans are protected even when surprises appear.
FAQs
How is the market for buyers right now?
Short answer :
It depends on your area and price band. Under $500k remains strong in many neighborhoods, some premium homes move fast, and the $600k–$800k tier has cooled lately.
Long answer :
There’s no one-size-fits-all market. Tracy reports high demand under $500,000, select premium homes ($800k–$1.2M) “fly off the shelf” when they check the right boxes, and mid-range homes have slowed in some areas. Your best strategy is to study active, pending, and closed data specific to your search zone, then tailor offer terms—price, contingencies, timing—to the tempo of that tier. Be prepared for speed in hot segments and negotiate thoughtfully where days on market are stretching.
Should I wait for the “perfect” home?
Short answer :
Probably not. Most buyers lose great homes by hesitating; if it meets most of your must-haves, act.
Long answer :
Perfection is rare—especially for couples with different lists. Tracy sees buyers miss out by “wanting to see everything” first; by the time they circle back, the home is gone. Decide your non-negotiables in advance (location, payment, layout), then be ready to move when a home satisfies them. You can personalize paint, fixtures, and landscaping later; you can’t change the lot, school zone, or commute.
Are home prices going to drop if I wait?
Short answer :
History favors gradual price increases; waiting often costs more even if rates shift.
Long answer :
Tracy reminds buyers that prices tend to trend upward over time. Even when interest rates change, home values in many areas keep rising with demand and limited supply. While every market is local, postponing a purchase can mean paying a higher price for the same home later. You can often refinance a rate; you can’t rewind appreciation. Work with your lender and agent to model payments you’re comfortable with today.
How should I think about list price as a buyer?
Short answer :
Well-priced homes sell quickly; under-market pricing can spark multiple offers that push price higher.
Long answer :
Residential pricing isn’t “retail.” Overpriced homes shrink the buyer pool; strategic pricing at or just below market lets the market “find” value fast. Tracy has seen under-market listings trigger heavy traffic and bidding that lifts the final price. As a buyer, judge value with recent comps and condition, then move decisively when a home is aligned—especially if days on market are short and showings are brisk.
Do I have to list or buy in spring?
Short answer :
No. Seasonality exists, but life—and good opportunities—happen year-round.
Long answer :
School calendars create peaks, but transfers, downsizing, and first-time purchases happen every month. Tracy reports steady activity even in winter, with some sellers launching in December/January to face less competition. If inventory in your target area is thin now, you might have more negotiating room. Align your timeline with local supply and your personal goals instead of waiting for a calendar date.
What does Heights Title actually do for buyers?
Short answer :
We clear title defects, coordinate a secure closing, and solve problems that could delay or derail your purchase.
Long answer :
Great title work is the safety net buyers rarely see. Tracy trusts Heights Title because she knows “who to call” when something needs to happen fast. In one case, a paid-off prior loan was never released; Heights Title tracked down records from an out-of-state source and cleared the cloud so the sale could proceed. That kind of diligence protects your money, timeline, and move-in plans.
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