 | From the Triangle A letter from your favorite Triangle Realtor. October 2026 |
| | Nobody puts “spend six months watching mortgage rates” on their wish list. Yet, when they want a bigger kitchen, a smaller yard, or a home closer to the grandkids, they find themselves following the Federal Reserve and bond market like it’s their favorite sports team! They wonder why it can’t string together a few good weeks in a row. This month we are going to dig into what it's like to be a buyer and a seller in today's market. |
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Market Snapshot Triangle Market Snapshot September 2026 Sellers: you are competing with almost twice the homes for the same price buyers paid two years ago. The original list price is the difference between sold and sitting.
Buyers: prices have not fallen, but your choices have doubled and your negotiating strength is the best it has been in years. Average Sale Price $510,636 -1.5% YoY | Days on Market 30 +3 days YoY | Active Listings 5,521 +14.9% YoY | | | |
Closed Sales, Last Six Months | 1820 | | 1975 | | 2170 | | 1822 | | 1568 | | 1475 | | | APR | | MAY | | JUN | | JUL | | AUG | | SEP |
Viewed against September 2025, 15% more homes are for sale, about the same number sold, and the average price slipped 1.5%. Three out of four sellers closed below their original price in both years, so that trend continues to show downward pressure on pricing. Source: Doorify MLS (Wake, Johnston, Franklin and Durham Counties, September 2026 vs. September 2025). Rates: Mortgage News Daily, October 23, 2026. |
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Just Listed |  | | Raleigh, NC 27606 Click the address to see more photos and details. Huge fenced yard! Refinished hardwood floors, a welcoming kitchen, and room to settle into your routine give 5009 Huntingdon Drive its relaxed feel. This four-bedroom, two-bath home in Raleigh’s established Devon neighborhood sits on approximately 0.45 acres with mature trees, a fenced backyard, and no HOA, plus a broad patio with a built-in fire pit for evenings outside. Fenton, Lake Johnson Park, and NC State are all close by, with easy access to Western Boulevard and I-440. Reach out to us to schedule your private showing, or pass this along to someone who would love to call 5009 Huntingdon Drive home. |
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 | Daniel's Pick · Book by John Lee John has a great take on wealth building and making your money work for you. |
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Questions I'm Getting How does pricing impact a seller’s net proceeds? |
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| “I want to list my house at $XXX to have room to negotiate down. Won’t that make me more money?” My take When this question comes up, I often ask, “What’s more important to you - a high list price or putting a check in your pocket?”
My job as a real estate professional is to help you price your property to attract as many buyers as possible, sell in a reasonable timeframe, and protect your financial best interest. A high list price can feel like more money in your pocket, but the reality is that when a property doesn’t sell, the seller makes $0. That is why protecting your bottom line starts with properly pricing your house for the current market.
We invest in marketing your listing up front, and that marketing investment is only as good as the price behind your listing - we can’t out-market an overpriced house. One of the primary skills an agent brings to their clients is knowing what buyers are paying for homes like theirs in today’s market. That starts with what properties sold for last week and last month. Then we add what is currently Active (homes for sale right now that buyers will compare to yours) and what is Pending around your home (homes that just went under contract, which show where buyers are making offers today), and how each of those will impact your sale.
A price that’s too high for current market conditions can leave a home sitting while buyers choose competing properties. As the days on market add up, buyers begin to question why your house hasn’t sold, and the offers that come in start to reflect that doubt. The hard truth is that sellers who start off priced too high usually end up accepting less than they might have received by pricing correctly from the start.
Pricing at (or strategically just below) market value creates interest from more buyers and puts you in a stronger position to negotiate, without giving your home away. The goal is to protect your proceeds, meaning the money you walk away with at closing, and protecting your proceeds starts with a price the market will support. |
| Need a Pro? Need a pro? Here is who I call Fence and Deck The owner, Dave, is a great person, and his work shows it. |
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What is it worth? See what homes like yours have sold for in your area Send me your address and I will look at the house myself (the updates, the street, the homes that sold nearby and the ones still sitting) and send you a written answer on what a buyer would pay for your home in today's market. |
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| Thank you to everyone below who trusted us to help their friends, family, associates, and clients. David Hoffman Each of you trusted us with someone you care about. We don't take that lightly. Thank you. |
| As always - who do you know who has been talking about a move in the Triangle? Text me their name. I work best with first-time buyers and Wake Forest sellers, and anyone you send my way gets the same care you would expect from me. |  | Daniel Virag Owner / Broker - Moving The Triangle Realty |
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Moving The Triangle Realty Wake · Johnston · Franklin · Durham 4700 Homewood Court, Suite 223, Raleigh, NC 27609 Moving The Triangle Realty | Keller Williams Raleigh |
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