Author: Brooks Group

We're seeing some interesting changes in the housing landscape: by mid-Q2 2024, 18 states across the U.S. had more homes for sale than they did in 2019. This is a meaningful shift after the inventory crunch that followed the pandemic. While national inventory is still below pre-pandemic numbers, certain areas are enjoying a rebound—often thanks to a combination of higher mortgage rates slowing down buyer demand and a surge in homebuilding. This evolving market gives buyers in those states more options and could temper price growth where listings have outpaced pre-pandemic levels. For sellers, though, it means standing out is more important than ever—sharp pricing and standout presentation are key as competition increases. At The Brooks Group, our team is always tuned in to these market shifts, ensuring our clients have the guidance and insight they need to make informed decisions, whether buying, selling, or investing. Real estate is about more than numbers—it's about building legacies through homeownership.

Navigating the real estate landscape often means weighing what matters most to your family’s future. Recent data shows that, from early Q1 to late Q2 2026, homes in highly rated U.S. school zones carried a significant premium: the typical price reached $580K—about $150K, or 35%, higher than the $430K average nationwide. For many, that means needing an income of $159K to afford a home in these sought-after areas—roughly $41K more than what’s needed for the typical U.S. home. The reality for median-earning households is striking: purchasing in a top school district could consume around 55% of annual income, compared to 40% elsewhere. Only 13% of listings in these top school zones were within reach for the median household, versus 28% of listings overall. For families and sellers alike, these numbers highlight how location, school quality, and long-term value all intersect. At The Brooks Group, we view each transaction as an opportunity to build legacies—helping clients balance priorities like school ratings, commute, and children’s programs, while keeping their goals at the heart of every decision.

As we move through mid-Q3, we’re seeing home prices ease across many of the nation’s largest metro areas. In fact, the price per square foot has dipped year-over-year in 36 out of the 50 biggest U.S. cities—a clear sign of cooling in major housing markets. Nationally, this measure is down about 2% compared to last year, marking the tenth consecutive month of softening. Sellers are responding by adjusting asking prices more significantly, working to bridge the gap with buyers and foster more realistic expectations on both sides. High mortgage rates continue to weigh on affordability—especially in markets that experienced sharp gains during the pandemic—leading to a shift where sellers and buyers are meeting closer to the middle. It’s interesting to see many of those boom-era markets give back some of their pandemic-era appreciation, supported by inventory levels that now sit above pre-pandemic norms. At The Brooks Group, we believe in turning these market shifts into opportunities for our clients, always with a focus on your goals, your legacy, and relationships built on trust.

When thinking about the true cost of a new home, it’s important to look beyond the price tag. Recent estimates from a leading builder group show that government regulations now add an average of $132,000 to the price of a new U.S. home. That’s before a single box is unpacked or a family makes memories inside. From code updates, permits, and inspections to impact fees, utility hookups, and required land set-asides, these rules shape the journey before a shovel ever hits the ground. Even more significant—code changes alone account for about $40,000 per home, while new energy requirements can tack on another $9,600 to $21,400, with payback taking decades in some cases. Over 90% of developers are reporting delays averaging seven months, and it’s not unusual for more than a year to pass between the initial zoning application and the start of construction. For a country already short about 1.2 million homes, these regulatory costs make it tougher for builders to lower prices and meet demand. At The Brooks Group, we keep a close eye on these factors because every added dollar and day matters to the families we serve. Our goal is always to help you navigate the complexities so your real estate journey is as smooth—and rewarding—as possible.

As we move through 2026, the story behind US home prices is more nuanced than headlines suggest. While nominal prices continued to rise in the second quarter, one key federal index actually held steady from mid- to late-Q2 after adjusting for seasonal factors. Nationally, annual appreciation ticked up to around 1.5% by late Q2—an improvement from mid-Q2’s 1%, but still nearly 2 percentage points shy of the 3.5% inflation rate. This means that, after factoring in inflation, real home values have now declined for the 13th consecutive month. The good news: lower inflation and firmer price growth have slowed this trend. Notably, one federal index has reported positive annual gains every quarter since early 2012, underscoring the resilience of nominal values even as real purchasing power faces pressure. For many families and first-time buyers, affordability remains front and center, with rising monthly payments on single-family homes continuing to challenge budgets. At The Brooks Group, we understand that behind each statistic is a personal story—and we’re dedicated to helping our clients navigate these shifting dynamics with clarity and care, always keeping their goals at the heart of every decision.