Lately, I’ve noticed a real shift in the York County real estate landscape: buyers are finally starting to gain the upper hand. With competition easing and more properties coming to market, there’s a welcome opportunity for buyers to take their time, compare homes, and negotiate more confidently. Builders are stepping up with fresh incentives, mortgage-rate buydowns, and price adjustments, hoping to attract those who might be hesitant given the elevated mortgage rates. While higher rates are still keeping some folks on the sidelines, the increased flexibility in today’s market means buyers no longer have to rush into decisions or settle for less. My goal is always to guide clients through these changes—using my experience, creative eye for property, and strong negotiating skills to help you make the most of every opportunity. It’s about ensuring you’re informed, supported, and empowered at every step.
Author: Michael Hoke
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Happy Labor Day!
Labor Day in the United States celebrates the contributions of workers everywhere, while also unofficially marking the final big summer weekend before fall takes over.
It’s known for backyard barbecues, road trips, and that classic tradition of buying things you didn’t know you needed because “it’s on sale.”
Beaches, parks, and grills reach peak activity as everyone tries to squeeze every last drop of summer fun out of the long weekend.
Happy Labor Day! Wishing you a fun, easygoing weekend filled with good vibes, great food, and absolutely no thoughts about Monday. -
What did existing home sales look like in July 2026?
Existing home sales rose 0.7% year-over-year in July, despite a 1.7% monthly decline nationwide. Median home prices increased for the 37th consecutive month, reaching $434,100, while housing affordability improved across all regions. Total homes for sale decreased slightly to 1.54 million. Mortgage rates averaged 6.69%, up slightly from the previous week and year. Regional sales changes varied, with the Northeast up 2%, the West stable, the Midwest down 2%, and the South down 3.1%.
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What did pending home sales look like in July 2026?
July’s pending home sales numbers offered insight into the current real estate landscape: U.S. pending home sales dropped 2.3% from the previous month and were down 2.2% compared to last year. The Midwest was the one bright spot, with a 1.7% yearly increase. Even with job growth and more homes on the market, sales are still 30% below where we were before the pandemic. Mortgage rates averaged 6.67%, adding another layer to the decision-making process. As someone who’s spent years guiding York County families and investors through changing markets, I know how important it is to understand what’s happening behind the numbers. My approach is always to make these trends work for you—whether you’re thinking about your next move or just keeping an eye on the market. In times like these, up-to-date information and a creative strategy can make all the difference.
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Demographics and Artificial Intelligence (AI): Impact on U.S. Real Estate
Slower population growth due to lower birth rates and reduced immigration has led to gradual labor force expansion in the U.S. Meanwhile, increased investment in artificial intelligence is boosting productivity and economic activity. Economic growth remains stable but is shifting from workforce-driven to productivity-driven, potentially impacting real estate demand differently across sectors.
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Existing Home Sales Slip
US existing-home sales slipped 1.7% in Early-Q3 to a 4.06M annual pace, slightly above economists' expectations and still ↑0.7% on a yearly basis.
Median existing-home prices reached a record for Early-Q3 at $434.1K, while the benchmark 30-yr fixed mortgage rate climbed near 7%, highest in >1 yr.
Inventory stayed tight at 1.54M unsold homes in Early-Q3, ↓1.9% MoM and ↓0.6% yearly, leaving a 4.6-mo supply at current sales pace.
An economist said owners with ultra-low pandemic-era mortgages had little incentive to sell, helping keep listings scarce and limiting how many buyers completed purchases.
First-time buyers made up 29% of purchases in Early-Q3, down from Late-Q2 and still below the historical norm of ~40% of sales. -
York: 17402 Is a Top-15 Hot ZIP
York's 17402, covering Springettsbury Township, ranked 15th nationally in a current hottest-ZIP analysis, signaling standout buyer attention in this part of York, PA.
Homes in York's 17402 carried a median listing price of $394K and spent a median 25 days on the market in the platform's ranking.
A local association said its market timing differs because the platform tracks website activity, while local data measure listing entry to offer acceptance.
A local official said York County kept attracting buyers seeking affordable homes, helping explain why this ZIP code stood out in the national rankings.
The broader ranking suggested York's appeal fits buyers seeking space, character and manageable commutes, helping smaller markets like 17402 capture attention nationally. -
US Lending Steady; Housing Loan Demand Weak
In Q2, banks kept commercial and industrial lending standards largely unchanged, while demand strengthened among large and middle-market businesses across the United States.
Household lending looked mixed: residential Real Estate loan demand weakened, credit card standards tightened, and auto plus other consumer loan standards stayed largely unchanged.
Demand for vehicle financing declined, while borrowing demand from smaller businesses stayed broadly unchanged, showing very different credit conditions across business and household borrowers.
The broader backdrop remained persistent inflation, steady economic growth, and a resilient labor market, with the US central bank recently leaving benchmark rates unchanged.
Economists watch this survey closely because it can signal shifts in bank lending behavior, business investment, consumer borrowing, and Real Estate activity. -
Cheaper Mortgages Won’t Fix US Housing
As someone who's spent two decades guiding York County families and investors through the ins and outs of real estate, I’ve seen firsthand that affordability is about much more than just low mortgage rates. Recent shifts in federal housing policy have moved away from simply making mortgages cheaper, focusing instead on the real heart of the issue: supply. When there aren’t enough homes where people want to live, no amount of cheaper financing can truly solve the problem. The latest law encourages more homebuilding—rewarding communities that add inventory, supporting manufactured housing, and working to cut the red tape that slows construction. Analysis shows that while easier mortgages can boost borrowing and drive up prices, they don’t necessarily create more homeowners—especially in areas with strict zoning and permitting. The real solution for lasting affordability is clear: expanding the number of available homes. That’s why, in my work, I keep a close eye on local inventory and new construction trends to help my clients make well-informed decisions. Thoughtful growth and a creative approach to property can make all the difference in finding the right fit.
