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        <title>Real Estate Blog</title>
        <link>https://www.realtorjosh.com/blog/</link>
        <description>Blog by Real Estate Agent Josh Taylor licensed in Tennessee and Virginia. </description>
<item>
    <guid>https://www.realtorjosh.com/blog/does-timing-the-market-really-matter-in-2026.html</guid>
    <link>https://www.realtorjosh.com/blog/does-timing-the-market-really-matter-in-2026.html</link>
        <author>josh@pathrealestate.com (Josh Taylor)</author>
        <title>Does Timing the Market Really Matter in 2026?</title>
    <description> <![CDATA[ 
Does Timing the Market Really Matter in 2026?


If I had a nickel for every time someone asked me, &quot;Josh, should I wait until things 'settle down' to buy?&quot; or &quot;Is this the peak for selling?&quot;, well, I’d probably have enough to buy out a few of those South Holston Lake cabins myself.


It’s March 16, 2026. We’ve seen a lot of changes in the Tri-Cities TN real estate market over the last few years. We’ve seen interest rate &quot;rollercoasters,&quot; new tech claiming to replace agents, and a global economy that seems to change its mind every Tuesday.


At Path Real Estate, we’ve got over years of combined experience. We’ve seen the booms, the busts, and the &quot;meh&quot; years in between. And if there is one thing we’ve learned navigating the hills of Northeast Tennessee and the valleys of Southwest Virginia, it’s this: Trying to &quot;time&quot; the market is usually a losing game, but timing your strategy is where the money is made.


Let’s dive into what 2026 actually looks like for you.



The &quot;Perfect Moment&quot; is a Myth (But Trends are Real)


Everyone wants to buy at the absolute bottom and sell at the absolute peak. It sounds great on paper. In reality? By the time the data confirms you were at the &quot;bottom,&quot; the prices have already started climbing.


In the current 2026 landscape, we are seeing a fascinating tug-of-war. National forecasts from places like Goldman Sachs and J.P. Morgan are predicting steady, positive returns for the year. But here in the Tri-Cities: from the bustling streets of Johnson City to the quiet corners of Wise County: we dance to a slightly different beat.


Inventory remains our biggest challenge. We still have more people wanting to call Northeast Tennessee home than we have front doors to give them.




The Buyer's Dilemma: If you wait for rates to drop another half-point, you’ll likely face ten more competing offers that drive the price up by $20,000.


The Seller's Dilemma: If you wait for the &quot;spring rush,&quot; you’re also competing with every other house on the block.








Logistical Timing vs. Market Timing


There’s a big difference between trying to predict the global economy and being smart about when you put a sign in the yard.


Research shows that timing logistics: avoiding high-volatility windows: can actually save you thousands. For example, we know that liquidity often thins during major holiday periods or right around central bank meetings. If you’re selling a house in Northeast Tennessee, we don't just throw it on the MLS on a random Tuesday and hope for the best.


We look at the calendar. We look at local events. We look at the &quot;human&quot; schedule.


Why the Human Touch Beats the Algorithm


You’ve probably seen those &quot;Instant Cash Offer&quot; sites or AI-driven valuation tools. They’re great for a ballpark figure, but they don't know that the house down the street has a drainage issue or that your specific cul-de-sac is the most coveted spot in the neighborhood.


At Path Real Estate, we use high-end tech: including AI in the home selling process: to give us an edge. But we use that data as a starting point. It takes an expert like Gary Taylor or Darlene Graham to step into a home and feel the &quot;why&quot; behind it.


The &quot;why&quot; is what sells a home. It’s the way the morning light hits the breakfast nook or the sound of the creek on a property in Chuckey, TN. An algorithm can't smell the fresh mountain air, but we can.



For the Sellers: Is 2026 Your Year?


If you’re thinking about selling a house in Northeast Tennessee or Southwest Virginia, the &quot;timing&quot; conversation usually revolves around equity.


Most homeowners in our region have seen a significant jump in equity over the last five years. In 2026, the market is &quot;normalized,&quot; which is actually a good thing. It means we aren't in a frantic bubble, but we still have a steady stream of buyers moving here for our quality of life and lower cost of living.


Here is the &quot;Path&quot; Advantage for Sellers:




Full In-House Services: We don’t just list; we market.


Hyperlocal Expertise: We know the difference between a listing in Bristol, VA and one in Bristol, TN.


Proactive Positioning: We don't wait for buyers to find us. We use our network and modern tools to put your home in front of the right eyes.




Pro tip: Don't wait for the &quot;perfect&quot; market. Wait for the moment your current home no longer fits your life's path.






For the Buyers: Stop Chasing the Ghost


I see it every week. A buyer finds a home they love: maybe something beautiful on Old Stage Drive: but they hesitate. They think, &quot;Maybe if I wait six months, the price will drop 2.&quot;


Here’s the reality of the Tri-Cities TN real estate market in 2026: Rent is not getting cheaper, and land is not being &quot;made&quot; anymore.


Why acting now often beats waiting:




Building Equity: Every month you wait is a month of rent you aren't getting back and a month of appreciation you're missing out on.


Less Competition (For Now): While inventory is tight, the &quot;frenzy&quot; of previous years has leveled off. This gives you the breathing room to actually do a home inspection and negotiate terms: things that were impossible a few years ago.


The Right Guide: Having someone like Chance Cook or Maggie Hall in your corner means you find the &quot;hidden gems&quot; before they even hit the major portals.





2026: The Year of the &quot;Strategic Move&quot;


If 2021 was the year of &quot;Panic Buying&quot; and 2023 was the year of &quot;Waiting and Seeing,&quot; then 2026 is the year of the Strategic Move.


It’s about being smart, not fast. It’s about recognizing that real estate is a long-term play. Whether you're looking at featured listings or considering putting your own home on the market, the best time to move is when you have a plan and a team you trust.





Our 2026 Market Predictions for the Tri-Cities:




Stability over Volatility: We expect steady growth rather than sharp spikes. This is great for long-term homeowners.


Southwest Virginia Growth: We are seeing more interest in areas like Bristol, VA and beyond, as buyers look for more land and &quot;mini-farm&quot; opportunities.


The Rise of the &quot;Tech-Human&quot; Agent: Clients want the efficiency of digital signatures and AI-driven searches, but they demand the negotiation skills of a human who knows the local zoning laws and the reputation of local builders.




The Human Factor


At the end of the day, real estate isn't about houses; it’s about people. It’s about the family moving to Beaver Street to be closer to work, or the retiree selling their large estate to downsize and travel.


That’s why we do what we do. Our team: from Shaun Antonino and Sarah Sawyers to Christin Dewar and Raqueal Thompson: understands that this is likely the biggest financial decision of your life.


We don't treat you like a lead in a CRM. We treat you like a neighbor.






Final Thoughts: Should You Wait?


So, does timing the market matter in 2026?


Logistically? Yes. We can help you pick the right week to list or the right time to make an offer to maximize your leverage.


Strategically? No. If you find the home that fits your family, your budget, and your future, don't let a &quot;market forecast&quot; talk you out of your happiness. Markets go up and down, but the value of a home that provides peace and security is constant.


If you’re feeling overwhelmed by the headlines, let’s cut through the noise together. Whether you're talking to Kristen Gibson about a new listing or sitting down with me to discuss your home's value, we're here to guide you.


Ready to find your path?


Give us a shout. We’d love to grab a coffee and talk about your goals for 2026. No pressure, no &quot;robotic&quot; sales pitches: just real talk from people who know this region inside and out.


Call us today at 423.377.0577 or visit us at PathRealEstate.com to get started.


Your journey matters. Let’s make sure you’re on the right path.


Path Real Estate LLC
 ]]> </description>
    <pubDate>Tue, 17 Mar 2026 12:42:00 -0400</pubDate>
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    <guid>https://www.realtorjosh.com/blog/buyers-are-looking-for-your-home.html</guid>
    <link>https://www.realtorjosh.com/blog/buyers-are-looking-for-your-home.html</link>
        <author>josh@pathrealestate.com (Josh Taylor)</author>
        <title>Buyers are Looking for your Home</title>
    <description> <![CDATA[ 



The most recent Pending Homes Sales Index from the National Association of Realtors revealed a slight bump in contracts with an increase of 1.6 in December. This news comes as existing home sales are also forecasted to be on pace for 5.54 million in 2017, a 1.7 increase over 2016, which was the best year for sales in a decade.


The Pending Home Sales Index is a leading indicator for the housing sector, based on pending sales of existing homes. A sale is listed as pending when the contract has been signed but the transaction has not closed.


According to NAR’s Chief Economist, Lawrence Yun,




“Pending sales bounded last month as enough buyers fended off rising mortgage rates and alarmingly low inventory levels to sign a contract.”




So, what’s the problem?


Buyers are searching for existing homes, but supply is not keeping up with their demand


Yun went on to explain,




“The main storyline in the early months of 2017 will be if supply can meaningfully increase to keep price growth at a moderate enough level for households to absorb higher borrowing cost. Sales will struggle to build on last year’s strong pace if inventory conditions don’t improve.” (emphasis added)




Bottom Line


Buyers are out in force right now If you are considering selling your home this year, the early months of 2017 will be your best option. Let’s get together to discuss how you can capitalize on current market conditions. Call today to get started 423.366.2353 or visit my dedicated website for sellers at JoshTaylorListing.com 
 ]]> </description>
    <pubDate>Thu, 09 Feb 2017 13:28:00 -0500</pubDate>
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    <guid>https://www.realtorjosh.com/blog/the-offer-process-with-realtor-josh-taylor.html</guid>
    <link>https://www.realtorjosh.com/blog/the-offer-process-with-realtor-josh-taylor.html</link>
        <author>josh@pathrealestate.com (Josh Taylor)</author>
        <title>The Offer Process with Realtor Josh Taylor</title>
    <description> <![CDATA[ 



Writing an offer is exciting and the first step to buying your new home. When you have reached this point in the process, the homework has all been completed, and it's time to get down to business. Start with a comprehensive data analysis of sold comparable properties.  Base your offer on real comparable data.  We know what is available now and this is the one.. What will you need to make the offer? 




Financing or Proof of Funds - Make sure everything is in line with how you will pay for the property and you have the funds accessible or a preapproval letter from a lender.


Be Prepared to Negotiate - My job is to get you the best deal as your buyer's agent.  This means they won't always take the first offer. Every situation is different and we will calculate the appropriate action for each circumstance.


You Will Need Earnest Money- Earnest money is a deposit on the purchase normally held in an escrow account. This deposit is negotiable but an offer is generally considered stronger with a larger earnest money deposit.  These funds go directly toward the successful purchase of the property but also protect the seller against default of the contract. A typical earnest money deposit on a home in the TriCities TN VA area is 1-3 of the purchase price (this can vary).


Consider Contingencies in the Offer-  There are multiple types of contingencies that can be included in an offer.  A contingency is where an action is required in order for the offer to be valid.  Some common contingencies on purchase contracts are home inspection, financing, appraisal, and sale of current home.  In short, if the home doesn't meet the requirement of the contingency, the buyer is not obligated to make the purchase. In general, an offer with less contingencies is considered stronger.  *State laws vary on this matter please consult a local professional in your area.


All Real Estate Offers are in Writing - We will define all the conditions of the contract in writing. Items such as Names of buyer's and sellers, legal description of the property, type of financing or cash purchase, amount of earnest money, type of inspections to be performed, acceptance of seller's disclosures, date of closing, time limit on the offer, and many more.  We will set a time and date for the offer to expire. The seller will have to respond by the expiration time or the offer will be null and void.


Accepted, Countered, Rejected - Well these are in order of the way we want it to go.. An Accepted offer makes an executed contract once we are notified of our accepted offer. It's time to get excited, you are buying a house.  A counter offfer means the seller does not agree to all the terms of the contract.  Instead, they counter you with an offer of their own. This can be many things but most times it is about price. That you can Accept, Counter or Reject.  A rejection is never fun.. Time to rethink your offer.  


Woohoo  Offer Accepted.. The fun is just beginning You have an executed contract and you can get the rest of the process started. It's on to inspections, appraisals, title search, and closing Call, Text, or Email anytime with questions... I am happy to help 423.366.2353


 ]]> </description>
    <pubDate>Mon, 30 Jan 2017 18:00:00 -0500</pubDate>
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    <guid>https://www.realtorjosh.com/blog/preparing-your-home-to-go-on-the-market.html</guid>
    <link>https://www.realtorjosh.com/blog/preparing-your-home-to-go-on-the-market.html</link>
        <author>josh@pathrealestate.com (Josh Taylor)</author>
        <title>Preparing Your Home To Go On The Market</title>
    <description> <![CDATA[ 

Tips for Preparing Your House For Sale












Highlights:




When listing your house for sale your top goal will be to get the home sold for the best price possible


There are many small projects that you can do to ensure this happens


I have a list of specific suggestions for getting your house ready for market and a great resource for finding local contractors who can help


If you are thinking about putting your home on the market. Give me a call and we will get started. 423.366.2353




 ]]> </description>
    <pubDate>Mon, 23 Jan 2017 20:42:00 -0500</pubDate>
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    <guid>https://www.realtorjosh.com/blog/getting-pre-approved-for-a-loan-is-the-1st-step-in-home-ownership.html</guid>
    <link>https://www.realtorjosh.com/blog/getting-pre-approved-for-a-loan-is-the-1st-step-in-home-ownership.html</link>
        <author>josh@pathrealestate.com (Josh Taylor)</author>
        <title>Getting Pre-Approved for a Loan is the 1st Step in Home Ownership</title>
    <description> <![CDATA[ 



In many markets across the country, the number of buyers searching for their dream homes greatly outnumbers the amount of homes for sale. This has led to a competitive marketplace where buyers often need to stand out. One way to show you are serious about buying your dream home is to get pre-qualified or pre-approved for a mortgage before starting your search.


Even if you are in a market that is not as competitive, knowing your budget will give you the confidence of knowing if your dream home is within your reach. 


Freddie Mac lays out the advantages of pre-approval in the My Home section of their website:




“It’s highly recommended that you work with your lender to get pre-approved before you begin house hunting. Pre-approval will tell you how much home you can afford and can help you move faster, and with greater confidence, in competitive markets.”




One of the many advantages of working with a local real estate professional is that many have relationships with lenders who will be able to help you with this process. Once you have selected a lender, you will need to fill out their loan application and provide them with important information regarding “your credit, debt, work history, down payment and residential history.” 


Freddie Mac describes the 4 Cs that help determine the amount you will be qualified to borrow:




Capacity: Your current and future ability to make your payments


Capital or cash reserves: The money, savings and investments you have that can be sold quickly for cash


Collateral: The home, or type of home, that you would like to purchase


Credit: Your history of paying bills and other debts on time




Getting pre-approved is one of many steps that will show home sellers that you are serious about buying, and it often helps speed up the process once your offer has been accepted.


Bottom Line


Many potential home buyers overestimate the down payment and credit scores needed to qualify for a mortgage today. If you are ready and willing to buy, you may be pleasantly surprised at your ability to do so as well.


Contact Realtor Josh Taylor to get started with a list of local lenders to help get started. 


423.366.2353
 ]]> </description>
    <pubDate>Tue, 17 Jan 2017 09:03:00 -0500</pubDate>
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    <guid>https://www.realtorjosh.com/blog/is-this-the-year-to-buy-your-dream-home.html</guid>
    <link>https://www.realtorjosh.com/blog/is-this-the-year-to-buy-your-dream-home.html</link>
        <author>josh@pathrealestate.com (Josh Taylor)</author>
        <title>Is This The Year to Buy your Dream Home?</title>
    <description> <![CDATA[ 



It appears that Americans are regaining faith in the U.S. economy. The following indexes have each shown a dramatic jump in consumer confidence in their latest surveys:




The University of Michigan Consumer Sentiment Index


National Federation of Independent Businesses' Small Business Optimism Index


CNBC All-America Economic Survey


The Conference Board Consumer Confidence Survey




It usually means good news for the housing market when the country sees an optimistic future. People begin to dream again about the home their family has always wanted, and some make plans to finally make that dream come true.


If you are considering moving up to your dream home, it may be better to do it earlier in the year than later. The two components of your monthly mortgage payment (home prices and interest rates) are both projected to increase as the year moves forward, and interest rates may increase rather dramatically. Here are some predictions on where rates will be by the end of the year:


HSH.com:




“We think that conforming 30-year fixed rates probably make it into the 4.625 percent to 4.75 percent range at some point during 2017 as a peak.”




Svenja Gudell, Zillow’s Chief Economist:




“I wouldn’t be surprised if the 30-year fixed mortgage rate hits 4.75 percent.”




Mark Fleming, the Chief Economist at First American:




“[I see] mortgage rates getting much closer to 5 percent at the end of next year.”




Lawrence Yun, NAR Chief Economist:




“By this time next year, expect the 30-year fixed rate to likely be in the 4.5 percent to 5 percent range.”




Bottom Line


If you are feeling good about your family’s economic future and are considering making a move to your dream home, doing it sooner rather than later makes the most sense.


Call your local real estate pro Josh Taylor to start searching for your Dream Home. 423.366.2353


 
 ]]> </description>
    <pubDate>Fri, 13 Jan 2017 18:31:00 -0500</pubDate>
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    <guid>https://www.realtorjosh.com/blog/the-value-of-a-real-estate-professional.html</guid>
    <link>https://www.realtorjosh.com/blog/the-value-of-a-real-estate-professional.html</link>
        <author>josh@pathrealestate.com (Josh Taylor)</author>
        <title>The Value of a Real Estate Professional</title>
    <description> <![CDATA[ 



Many people wonder whether they should hire a real estate professional to assist them in buying their dream home or if they should first try to do it on their own. In today’s market: you need an experienced professional


You Need an Expert Guide if You Are Traveling a Dangerous Path


The field of real estate is loaded with land mines; you need a true expert to guide you through the dangerous pitfalls that currently exist. Finding a home that is priced appropriately and is ready for you to move into can be tricky. An agent listens to your wants and needs, and can sift through the homes that do not fit within the parameters of your “dream home.”


A great agent will also have relationships with mortgage professionals and other experts that you will need in securing your dream home. 


You Need a Skilled Negotiator


In today’s market, hiring a talented negotiator could save you thousands, perhaps tens of thousands of dollars. Each step of the way – from the original offer to the possible renegotiation of that offer after a home inspection, to the possible cancellation of the deal based on a troubled appraisal – you need someone who can keep the deal together until it closes.


Realize that when an agent is negotiating their commission with you, they are negotiating their own salary; the salary that keeps a roof over their family’s head; the salary that puts food on their family’s table. If they are quick to take less when negotiating for themselves and their families, what makes you think they will not act the same way when negotiating for you and your family?


If they were Clark Kent when negotiating with you, they will not turn into Superman when negotiating with the buyer or seller in your deal. 


Bottom Line


Famous sayings become famous because they are true. You get what you pay for. Just like a good accountant or a good attorney, a good agent will save you money…not cost you money. I have negotiated hundreds of transactions worth millions of dollars. Put my experience in handling negotiations to work for you


Thinking of Selling?  Call today -423.366.2353 or visit my dedicated website for sellers at JoshTaylorListing.com 


Looking to make a purchase? Start your home search right here. 
 ]]> </description>
    <pubDate>Tue, 10 Jan 2017 11:09:00 -0500</pubDate>
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    <guid>https://www.realtorjosh.com/blog/low-inventory-driving-prices-up.html</guid>
    <link>https://www.realtorjosh.com/blog/low-inventory-driving-prices-up.html</link>
        <author>josh@pathrealestate.com (Josh Taylor)</author>
        <title>Low Inventory Driving Prices Up</title>
    <description> <![CDATA[ 



The latest Existing Home Sales Report from the National Association of Realtors (NAR) revealed a direct correlation between a lack of inventory and rising prices.


We are all familiar with the concept of supply and demand. As the demand for an item increases the supply of that same item goes down, driving prices up.


Year-over-year inventory levels have dropped each of the last 18 months, as inventory now stands at a 4.0-month supply, well below the 6.0-month supply needed for a ‘normal’ market.


The median price of homes sold in November (the latest data available) was $234,900, up 6.8 from last year and marking the 57th consecutive month with year-over-year gains.


NAR’s Chief Economist, Lawrence Yun had this to say:




&quot;Existing housing supply at the beginning of the year was inadequate and is now even worse heading into 2017. Rental units are also seeing this shortage. As a result, both home prices and rents continue to far outstrip incomes in much of the country.&quot;




But there is good news about rising prices. More and more homeowners are recovering from a negative equity situation and learning that they are able to sell their homes and either move up to their dream home or downsize to a property that will better suit their needs. Look for these homes to come to market soon.


Bottom Line


Buyer demand continues to outpace the supply of homes for sale. Listing your home in the winter attracts serious buyers who are looking to close the transaction quickly.


If you are thinking about Selling your Home in 2017, Call today 423.366.2353 or visit JoshTaylorListing.com for more information on my proactive marketing. 


Looking for your new home?  Start your home search right here. 
 ]]> </description>
    <pubDate>Mon, 09 Jan 2017 14:04:00 -0500</pubDate>
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