If you’ve been following the real estate scene, you’ve probably heard the terms “seller’s market” or “buyer’s market” thrown around endlessly. But let’s be real—those labels are as outdated as flipping through old MLS books. They just don’t capture the dynamics of today’s housing market anymore. In this post, I’ll explain why we need to ditch them and what better describes the landscape heading into 2025 and 2026. Stick around, because this could change how you think about buying or selling a home.
The Problem with Traditional Labels
Back in the day, a “seller’s market” or “buyer’s market” was defined by a simple benchmark: the 6-month inventory mark. If inventory was low (under 6 months), it was a seller’s market—sellers had the upper hand. If it was high (over 6 months), buyers ruled. This came from the era of printed MLS books, where agents manually tracked listings. But hello, it’s the internet age now! We don’t use books; everything’s digital, fast-paced, and hyper-localized.
The bigger issue?
These terms are way too blanket. They try to say who “benefits” more—sellers in a hot market, buyers in a slow one. But benefit is subjective. Take a seller who needs to sell in a week: If their home sits for three weeks, it feels like a buyer’s market to them, even if stats say otherwise. On the flip side, a laid-back seller who doesn’t mind waiting six months might feel like they’re in control, perceiving it as a seller’s market. In reality, the market isn’t one-size-fits-all. It’s driven by micro-markets—neighborhood by neighborhood, even house by house. Hearing big news headlines proclaim “It’s a seller’s market!” just doesn’t make sense anymore. It’s oversimplified and, honestly, a bit dumb in today’s context.
Enter the “Opportunity Market”
So, if not seller’s or buyer’s, what should we call it? I’d argue we’re in an opportunity market right now. What does that mean?
- For buyers: If you’re capable and ready to buy—meaning you can afford it and act quickly—there are deals out there. It’s an opportunity to snag a home if you play your cards right.
- For sellers: If you’re willing to adjust your price to attract buyers, you can move your property. Those who price competitively turn it into an opportunity to sell faster.
In this market, success isn’t about who “wins” overall; it’s about seizing opportunities in a fragmented landscape. No more dividing everything into seller vs. buyer camps—the market rewards those who adapt.
The “Standoff Market” of 2025 and 2026
Looking specifically to 2025 and 2026, I’d describe it as a standoff market. Picture this: Sellers are holding firm on their prices, refusing to budge. Buyers, meanwhile, can’t (or won’t) stretch their budgets any further. It’s like two sides staring each other down, with neither willing to blink first. This creates a gap—a “sweet spot” where transactions could happen, but often don’t because the sides aren’t meeting in the middle. That’s why we’re seeing fewer deals overall. Some folks call this a “frozen market” or blame the “lock-in effect,” where sellers with super-low mortgage rates (think 3% or less) don’t want to sell and rebuy at today’s higher rates, which could double their monthly payments. The key insight? Without a transaction, nobody benefits. Sellers don’t sell, buyers don’t buy—it’s a stalemate. Traditional thinking about who “benefits more” falls flat here because if nothing happens, everyone loses.
How to Thrive in This Market: The Opportunity Zone
The good news? You can break the standoff by entering what I call the opportunity zone. Here’s how:
- For savvy buyers: Focus on making purchases more affordable. This might mean negotiating harder, looking for fixer-uppers, or exploring financing options that lower your effective costs. Get creative to bridge that gap and turn the standoff into a win.
- For motivated sellers: Don’t be the overpriced listing gathering dust. Aim to be in the top 10% of inventory in your area. If there are 10 similar homes for sale, make yours the standout—the one priced right, shows well, and ready to attract offers. Avoid overpricing from the start, and you’ll draw in those capable buyers.
Whether you’re a buyer, seller, or fellow realtor, the goal is to create movement. In an opportunity market, transactions happen when people adapt, not when they dig in.
Wrapping It Up: Time to Evolve Our Thinking
Blanket terms like “seller’s market” or “buyer’s market” aren’t just outdated—they confuse people and lead to bad decisions. Consumers end up hesitating or making moves based on misleading headlines, and that’s the last thing we need in real estate. By shifting to concepts like “opportunity market” and “standoff market,” we get a clearer, more actionable view of what’s really going on. What do you think? Is “standoff market” spot on for 2025-2026, or do you have a better term?
Drop your thoughts in the comments below—I’d love to hear from you. If this post helped clarify things, give it a share and subscribe to my channel for more real estate insights from Portland. Thanks for reading, and I’ll catch you in the next one!
Shawn Realty 