The Market Most Buyers Misread

That $800K pre-approval in your pocket? It’s your secret weapon in a market everyone else is reading wrong. Yesterday I shared why Miami homebuyers’ patience is about to pay off. But here’s what I didn’t tell you: if you’re shopping under $1M, your market is COMPLETELY different.

The Stunning Disconnect

While everyone obsesses over “overall market trends,” our AI just uncovered a stunning disconnect most buyers miss. The overall market: 70% of homes sell below asking. The sub-$1M market: Only 63%. This isn’t necessarily bad news. Here’s why: Sub-$1M sellers have already accepted reality. They’re pricing just 4.6% above eventual sale price ($650K list → $620K sale) versus the delusional 27.5% gap in the overall market ($880K → $690K).

Rational Competition & Cash Exodus

But let’s address what you’re really thinking: “Doesn’t this mean more competition?” Here’s the contrarian truth: Yes, there’s competition, but it’s RATIONAL competition. The 37% of sub-$1M homes selling at/above ask aren’t experiencing bidding wars with 10 offers. They’re fairly priced homes meeting prepared buyers. With a 97.1% sale-to-list ratio, even “winning” buyers aren’t overpaying like they did in 2022. The cash buyer exodus tells the real story: Overall market: 24.4% cash deals. Sub-$1M: 16.6% cash deals. That 8-point difference? That’s investors fleeing YOUR price range. You’re not competing against hedge funds anymore, you’re negotiating with regular sellers facing regular buyers.

A Healthier Market for You

Even more revealing: Sub-$1M homes move in 30 days versus 36 overall. Better pricing = faster sales = more efficient market. Generic market reports are designed to create generic strategies. But your $800K budget operates in a fundamentally different ecosystem than someone shopping at $1.5M. Stop reading overall market reports. Start understanding YOUR market: More realistic sellers, fewer cash competitors, faster transaction velocity, better pricing efficiency. Your market segment is actually HEALTHIER than the overall market. You just need an advocate who analyzes the data that matters to YOU. Because one-size-fits-all advice serves no one well.

If you are interested in getting a detailed report for the home you are looking to buy, please DM me.