First Time Home Buying • Real Estate • January 27, 2026

🏦 Are Big Investors Really Buying Up All the Homes? Here’s the Truth.

by Luis Davila

It’s hard to scroll online lately without seeing some version of this claim:

“Big investors are buying up all the homes.”

And honestly, if you’re a homebuyer who’s lost out on a few offers, that idea probably sounds believable. When homes are expensive, and competition is tight, it’s easy to assume that giant companies are scooping up everything behind the scenes.

But here’s the thing: what people assume is happening and what the data actually shows aren’t always the same.

Let’s look at what’s really happening with large institutional investors in today’s housing market – because the numbers tell a much different story than the headlines.

The Number Most People Won’t See Online

Let’s start with the most important stat. According to John Burns Research & Consulting (JBREC), large institutional investors – those that own 100 or more homes – made up just 1.2% of all home purchases in Q3 of 2025 (see graph below):

That’s it. Out of every 100 homes sold, only about 1 went to a large institutional investor.

And here’s an important point that often gets missed: that level of investor activity is very much in line with historical norms. It’s not unusually high, and it’s actually well below the recent peak of 3.1% back in 2022, which itself was still a small share of the overall market.

So, while it can feel like big investors are everywhere, nationally, they’re a very small part of overall home sales.

Why Investor Activity Gets So Much Attention

There are two main reasons this topic gets so much attention:

Investor activity isn’t spread evenly. Investors are more active in certain markets, which can make competition feel intense for homebuyers in those areas. As Lance Lambert, Co-Founder of ResiClub, explains:“On a national level, “large investors’—those owning at least 100 single-family homes—only own around 1% of total single-family housing stock. That said, in a handful of regional housing markets, institutional and large single-family landlords have a much larger presence.”
Investor is a broad term.Part of what makes the share of purchases bought by investors sound so big is because many headlines lump large Wall Street institutions together with small, local investors (like your neighbor who owns one or two rental homes). But those are very different buyers.In reality, most investors are small, local owners, not massive corporations. And when all investors get grouped together in the headlines as a single stat, it inflates the number and makes it seem like big institutions are dominating the market (even though they’re not).

Yes, big investors exist. Yes, they buy homes. But nationally, they’re responsible for a very small share of total purchases – far smaller than most people assume.

The bigger challenges around affordability have much more to do with supply, demand, and years of underbuilding than with large institutions competing against everyday buyers.

That’s why it’s so important to separate noise from reality, especially if you’re trying to decide if now is the right time to move.

Bottom Line

If you want to talk through what investor activity actually looks like in our local market, and how it impacts your options (or doesn’t), give me a call…let’s connect.

Sometimes a little context makes all the difference.

First Time Home Buying • Real Estate • Uncategorized • October 31, 2025

🏠Thought the Market Passed You By? 📉 Think Again. 🧐

by Luis Davila

Thought the Market Passed You By? Think Again.

If you stepped back from your home search over the past few years, you’re not alone – and you’re definitely not out of options. In fact, now might be the ideal time to take another look. With more homes to choose from, prices leveling off in many areas, and mortgage rates easing, today’s market is offering something you haven’t had in a while: options.

Experts agree, buyers are in a better spot right now than they’ve been in quite a long time. Here’s what they have to say.

Affordability Is Finally Improving

Lisa Sturtevant, Chief Economist at Bright MLS, says affordability is finally starting to turn the corner:

“Slower price growth coupled with a slight drop in mortgage rates will improve affordability and create a window for some buyers to get into the market.”

Mortgage rates have eased from their recent highs, price growth has slowed, and that one-two combo is making homes more affordable than they’ve been in months.

There Are More Homes on The Market

And a big reason prices are easing is because there are more homes on the market. According to the latest from Realtor.com, there are 17% more homes for sale today than there were at this time last year. That means more options, less competition with other buyers, and a chance to find the space that actually works for you.

Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), shares:

“Homebuyers are in the best position in more than five years to find the right home and negotiate for a better price. Current inventory is at its highest since May 2020, during the COVID lockdown.”

Take a look at the numbers.

As Yun notes, inventory is up everywhere. Compared to this time last year, every region of the country has more homes on the market than at this time last year (see graph below):

That translates to more homes to choose from, whether you’re looking for a bigger backyard, a shorter commute, or finally ditching your rental.

But not all markets are the same…

When you compare current inventory growth to pre-pandemic norms (2017–2019), the picture changes a bit, depending on where you are (see graph below):

The green bars show where inventory has fully recovered (and even grown above pre-pandemic levels) in the South and the West. Supply, however, is still tighter in the Northeast and Midwest, as shown in the red bars, where inventory is still below normal.

And here’s why that’s still a win everywhere.

When you step back and look at the bigger picture, with inventory up in every region, that means more choices everywhere, even if some areas have more homes for sale than others.

And with fewer buyers in the market and more homes for sale, sellers are willing to negotiate to get a deal done.

All of that adds up to a win for today’s buyers.

And it’s also why working with a local expert really makes a difference. What’s happening in your zip code or neighborhood might look different than the national or regional trend. But the overall takeaway is clear: with more homes on the market, buyers have more leverage than they did a year or more ago.

So, if you stepped away from your search because things felt too competitive, too pricey, you were worried about finding a home, or it was all just too much to process, this could be your moment to take another look.

And if you’re not quite ready to go all in, that’s okay too. You can start by planning ahead. That means working with a trusted agent who can help you break down your budget, narrow your search, and make sure you’re prepped and ready when the right home hits the market.

Bottom Line

Want to know what’s happening in your local market? Don’t wait for the perfect moment — let’s create it together. Contact me at 201-780-0498 or luis.davila@cbrealty.com for a custom market overview and guidance tailored to your goals.

Because this isn’t 2021.

This isn’t even 2023 or 2024.

This is a new market – and you might be surprised by what you find.

Real Estate • Selling Your Home • October 3, 2025

The 3 Things You Risk by Pricing Too High

by Luis Davila

When selling your house, the price you choose isn’t just a number, it’s a strategy. And in today’s market, that strategy needs to be sharp.

The number of homes for sale is climbing. And that means buyers have more choices and can be more selective. If your price doesn’t line up with what else is out there, they’ll scroll right past it and go on to the next one.

Pricing right from the start is your best move – and a great agent can help make sure you do.

Overpricing Comes at a Cost

And more sellers are finding that out the hard way. They list their house based on how things were a year ago – or based on a neighbor’s sale that happened under completely different circumstances. Then, when their house doesn’t sell, they’re left with three tough choices:

Drop the price: Cutting the price might help get more eyes on the house again, but it can also trigger red flags. Buyers may wonder what’s wrong with it. And that’s going to impact any offers you get after the price cut.
Take it off the market: Some sellers give up on the idea of selling right now. The worst part about this is it means putting their future plans on the back burner. That dream of more space, downsizing, or relocating? On pause.
Rent it out: Others go the landlord route, but managing tenants and navigating leases isn’t always the simple fallback it seems. Renting can work, but it’s often a lot more hassle than people expect.

None of those options were part of the original plan. And honestly, none of them are where you should end up if you wanted to sell. Here’s a look at how a local agent’s expertise can help you avoid these headaches. Let’s use price cuts as an example.

Where You Live Makes a Difference

While the number of price cuts is up nationally, data shows some parts of the country are seeing far more of them than others. It all comes down to how much inventory has grown in that area (see map below):

As Realtor.com explains:

“Regionally, price reductions in June were significantly more common in the South and West (23% of listings) than they were in the Northeast (13% of listings), reflecting the inventory divergence across these regions.”

That means pricing isn’t one-size-fits-all. What’s happening nationally might not reflect what’s happening in your zip code, and that’s why you shouldn’t try to determine your list price on your own.

How a Great Agent Helps You Nail the Price

A skilled agent doesn’t just toss out a number. As Zillow says:

“Well-priced homes are more likely to sell quickly, but pricing your home to sell quickly and for maximum dollar requires strategy and knowledge of your local market. You need to have a clear-eyed view of your home in relation to the competition, and knowledge about whether you’re in a buyers or sellers market. It also helps to know what buyers in your area can afford.”

And that’s all knowledge your agent will have. They study your local market, compare recent sales, and factor in your goals and buyer behavior. Based on what’s happening where you live, sometimes the best play will be pricing right at current market value. Other times pricing a little lower actually will spark more offers and ultimately get you a better final sale price.

So don’t skimp on the strategy or on your agent. With their local market know-how, you’ll be able to sell quickly, even in a shifting market.

Bottom Line

Overpricing can lead to tough choices you never want to face. But with the right price, and the right guidance, you can skip the stress and sell with confidence. Connect with a local agent so you have a pricing strategy that works for today’s market and gets you where you want to go.

First Time Home Buying • Real Estate • September 26, 2025

🏠 Why Buyers and Sellers Face Very Different Conditions Today! 📆

by Luis Davila

There’s a new divide in housing right now. In some states, buyers are gaining ground. In others, sellers still have the upper hand. It all depends on where you live. Curious what’s happening in your state?

These 3 maps show how the split is playing out across the country. In each one:

Darker Shades of Blue = Buyer-friendly
Lighter Shades of Blue = Seller strong

Inventory Sets the Stage

While the number of homes for sale has improved pretty much across the board, how much growth we’ve seen can look dramatically different based on where you live. And that impacts who has the leverage today.

This map uses data from Realtor.com to break it down:

The darker shades of blue show where inventory has risen more than in other areas of the country. Buyers here have more to choose from and should have an easier time finding a home and leveraging their negotiating power.
The lighter shades of blue are where inventory is still low. Sellers are more likely to sell quickly and make fewer concessions.

Prices Follow Inventory

The second map tracks how home prices are shifting by state. Just like above, you can see the divide taking shape. Many of the same areas are darker blue. That’s because there’s such a close tie between inventory and prices. When inventory rises, prices moderate.

The darker shades of blue are where prices are actually coming down slightly or flattening. Because with more homes for sale, sellers may have to cut their price or throw in concessions to get a deal done. And that benefits budget-conscious buyers.
The lighter shades of blue show areas where prices are still climbing because inventory is low. Sellers may still see buyers competing for homes, and that pushes prices higher.

Time on Market Tells the Same Story

Finally, here’s how quickly homes are selling state by state. See the colors? For the most part, they follow the same general pattern with a lot of the darker blues being in the lower half of the country. And here’s why.

Generally speaking, as inventory grows, homes don’t sell as quickly. That’s why some of the same areas that have more inventory, see homes take more time to sell.

The darker blues show where homes are staying on the market longer. That gives buyers more time and options, and signals sellers may need to adjust their expectations.
The lighter blues are where homes are still moving quickly. Sellers there may feel more confident, and buyers may need to act fast.

This explains why some sellers in these darker blue states are feeling frustrated when their listings linger, while others in tighter markets (like the lighter blue states) are still seeing their homes sell quickly.

Why an Agent’s Local Expertise Is the Key To Unlocking Today’s Market

Basically, the housing market is experiencing a divide. And conditions are going to vary a lot based on where you live, where you’re moving, and if you’re buying or selling. While the state-level information helps, what really matters is what’s happening in your town and your neighborhood. And only a local agent truly has the information you need.

Bottom Line

Want to know what conditions look like in your neighborhood?

If you want to understand which side of the market you’re on, reach out to me at 201-780-0498 or via email at luis.davila@cbrealty.com. I’ll walk you through the numbers and what they mean for your next move.

First Time Home Buying • Real Estate • July 9, 2025

🏡 Common Real Estate Terms Explained ✅💡📖

by Luis Davila

If you’re a first-time homebuyer, chances are you’ll come across some terms you’re not familiar with. And that can be overwhelming, especially while going through one of the biggest purchases of your life.

The good news is you don’t need to be an expert on real estate jargon. That’s my job as your Real Estate Agent! But getting to know these basic terms will help you feel a lot more confident throughout the process.

Terms Every Homebuyer Should Know

Once you’re familiar with this terminology, you’ll have a better understanding of important details – from contracts to negotiations. So, when those big conversations happen, you’ll feel informed, in control, and able to make the best decision for your unique situation. As Redfin puts it:

“Having a basic understanding of important real estate concepts before you start the homebuying process will give you peace of mind now and could save you a fortune in the future.”

Here’s a breakdown of a few key real estate terms and definitions you should know, according to the Federal Trade Commission (FTC) and First American.

Appraisal: A report providing the estimated value of the home. Lenders rely on appraisals to determine a home’s value, so they’re not lending more than it’s worth.

Contingencies: Contract conditions that must be met, typically within a certain timeframe or by a specified date. For example, a home inspection is a common contingency. While you can waive these to try and make your offer more competitive, it’s generally not recommended.

Closing Costs: A collection of fees and payments made to the various parties involved in your home purchase. Ask your lender for a list of closing cost items, including attorney’s fees, taxes, title insurance, and more.

Down Payment: This varies by buyer, but is typically 3.5-20% of the purchase price of the home. There are even some 0% down programs available. Ask your lender for more information. Chances are, unless specified by your loan type of lender, you don’t need to put 20% down.

Escalation Clause: This is typically used in highly competitive markets. It’s an optional add-on in a real estate contract that says a potential buyer is willing to raise their offer on a home if the seller receives a higher competing offer. The clause also includes how much a buyer is willing to pay over the highest offer.

Mortgage Rate: The interest rate you pay when you borrow money to buy a home. Consult a lender so you know how it can impact your monthly mortgage payment.

Pre-Approval Letter: A letter from a lender that shows what they’re willing to lend you for your home loan. This, plus an understanding of your savings, can help you decide on your target price range. Getting this from a lender should be one of your first steps in the homebuying process, before you even start browsing homes online.

Bottom Line

You don’t need to have all these terms memorized, but a little knowledge goes a long way. Brushing up on the basics now means fewer surprises later – and more clarity when you buy a home.

What unfamiliar real estate term or phrase have you come across that wasn’t on this list?

Connect with me at 201-780-0498, and I’ll be happy to go through it with you so you have a solid understanding of what it means and where it may show up in the homebuying process.

First Time Home Buying • Real Estate • May 5, 2025

Why you DON’T need to put 20% down on your next house! 🏡

by Luis Davila

For Buyers, First-Time Buyers, Affordability, Buying Tips

The 20% Down Payment Myth, Debunked

Saving up to buy a home can feel a little intimidating, especially right now. And for many first-time buyers, the idea that you have to put 20% down can feel like a major roadblock.

But that’s actually a common misconception. Here’s the truth.

Do You Really Have To Put 20% Down When You Buy a Home?

Unless your specific loan type or lender requires it, odds are you won’t have to put 20% down. There are loan options out there designed to help first-time buyers like you get in the door with a much smaller down payment.

For example, FHA loans offer down payments as low as 3.5%, while VA and USDA loans have no down payment requirements for qualified applicants, like Veterans. So, while putting down more money does have its benefits, it’s not essential. As The Mortgage Reports says:

“. . . many homebuyers are able to secure a home with as little as 3% or even no down payment at all . . . the 20 percent down rule is really a myth.”

According to the National Association of Realtors (NAR), the median down payment is a lot lower for first-time homebuyers at just 9% (see chart below):

The takeaway? You may not need to save as much as you originally thought.

And the best part is, there are also a lot of programs out there designed to give your down payment savings a boost. And chances are, you’re not even aware they’re an option.

Why You Should Look into Down Payment Assistance Programs

Believe it or not, almost 80% of first-time homebuyers qualify for down payment assistance (DPA), but only 13% actually use it (see chart below):

That’s a lot of missed opportunity. These programs aren’t small-scale help, either. Some offer thousands of dollars that can go directly toward your down payment. As Rob Chrane, Founder and CEO of Down Payment Resource, shares:

“Our data shows the average DPA benefit is roughly $17,000. That can be a nice jump-start for saving for a down payment and other costs of homeownership.”

Imagine how much further your homebuying savings would go if you were able to qualify for $17,000 worth of help. In some cases, you may even be able to stack multiple programs at once, giving what you’ve saved an even bigger lift. These are the type of benefits you don’t want to leave on the table.

Bottom Line

Saving up for your first home can feel like a lot, especially if you’re still thinking you have to put 20% down. The truth is that’s a common myth. Many loan options require much less, and there are even programs out there designed to boost your savings too.

To learn more about what’s available and if you’d qualify for any down payment assistance programs, click the link below, and I will put you in touch with a trusted and knowledgeable lender who can help you through the Home Loan Approval Process.

CLICK HERE TO GET STARTED!

Real Estate • Selling Your Home • Uncategorized • April 21, 2025

🏡 Top 10 Tips Sellers Need to Know to Maximize Their Sale in Today’s Market!

by Luis Davila

Top 10 Tips Sellers Need to Know to Maximize Their Sale in Today’s Market!

Selling your home isn’t just about putting a sign in the yard — it’s about strategically positioning your property to attract serious buyers, generate strong offers, and maximize your bottom line. Here are 10 proven tips to help you do just that:

1. ✅

Start with a Pre-Listing Consultation

Before making any decisions, speak with a knowledgeable Realtor (hi 👋). We’ll review your home’s condition, the local market, and create a tailored game plan to position your home for success.

2. 🧰

Tackle High-Impact, Low-Cost Repairs

Minor fixes go a long way. Patch walls, update hardware, replace burned-out bulbs, and address any obvious wear and tear that could raise red flags for buyers.

3. 🛋️

Stage for Emotion, Not Just Function

Buyers don’t just buy homes—they buy lifestyles. Clean, declutter, and stage each space to feel open, inviting, and aspirational.

4. 📸

Invest in Professional Photography & Video

In today’s digital-first world, your online listing is your first showing. Professional photos and videos make your home stand out—and sell faster.

5. 💵

Price Strategically, Not Emotionally

Overpricing can scare off buyers. We’ll analyze comparable sales and buyer behavior trends to find the sweet spot that attracts offers and competition.

6. 🗓️

Time the Market

While spring is traditionally hot, the right time to sell is when you’re ready. That said, understanding local seasonality and interest rate trends can give you an edge.

7. 📢

Launch with Maximum Exposure

A strong launch across the MLS, social media, email campaigns, and agent networks ensures your home gets the attention it deserves from day one.

8. 🔍

Be Flexible with Showings

The more accessible your home is, the more potential buyers will walk through the door. That access = opportunity.

9. 📑

Know What’s Negotiable

Price isn’t the only negotiable point. Closing date, contingencies, credits, and included items can all be used to create a win-win.

10. 🎯

Work With a Pro Who Knows Your Market

Having an experienced, local Realtor means you’re backed by market knowledge, marketing strategy, negotiation skills, and a trusted advisor every step of the way.

💬 Want this full checklist as a downloadable guide? Thinking about selling?

Call me at 201-780-0498 or click HERE to get started!

Real Estate • April 19, 2025

💰 20 Ways to Save Thousands on Your Next Home!

by Luis Davila

🏡 Buying a Home? Here’s How to Keep More Money in Your Pocket 💰

Whether you’re a first-time buyer or just looking to make a smarter move, saving money during the home buying process is absolutely possible — if you know where to look. From upfront savings to long-term value, these tips are designed to help you stretch every dollar without cutting corners.

👇 Here are 20 ways to save thousands on your next home purchase:

1️⃣ Buy Down Your Interest Rate – Pay points upfront to reduce your monthly mortgage payment.

2️⃣ Negotiate Seller Concessions – Ask for the seller to cover part of your closing costs.

3️⃣ Shop Multiple Lenders – Rates and fees vary—comparison shopping can save you big.

4️⃣ Use a Local Lender – Often more flexible and competitive than big banks.

5️⃣ Look for Homes with Price Drops – Sellers may be more motivated to negotiate.

6️⃣ Buy in the Off-Season – Winter months often mean less competition and better deals.

7️⃣ Target Homes That Have Been Sitting – More days on market = more room to negotiate.

8️⃣ Get Pre-Approved (Not Pre-Qualified) – A stronger offer may help you win without overbidding.

9️⃣ Consider Fixer-Uppers – Sweat equity now, instant value later.

🔟 Take Advantage of First-Time Buyer Programs – Many offer down payment or closing cost assistance.

1️⃣1️⃣ Use a Realtor Who Knows How to Negotiate (👋🏼) – Saving you thousands is what we do.

1️⃣2️⃣ Don’t Waive Inspections Entirely – They can uncover costly hidden issues.

1️⃣3️⃣ Ask for Repairs or Credits After Inspection – Sellers often agree to avoid delays.

1️⃣4️⃣ Avoid PMI by Putting 20% Down – Or explore lender-paid PMI options.

1️⃣5️⃣ Check for Tax Abatements – Some areas offer temporary property tax relief.

1️⃣6️⃣ Use Seller’s Preferred Title Company – If it means a discount on closing fees.

1️⃣7️⃣ Avoid Overbidding in Bidding Wars – Know the home’s true market value.

1️⃣8️⃣ Lock in Your Rate Strategically – Timing your rate lock can save you long term.

1️⃣9️⃣ Buy Below Budget – Just because you’re approved for more doesn’t mean you should spend more.

2️⃣0️⃣ Ask Your Agent About Off-Market Deals – Less competition = better price.

Podcast: Play in new window | Download

Real Estate • December 12, 2024

My Home Didn’t Sell! Now What?!

by Luis Davila

My Home Didn’t Sell! Now What?!

Selling your home can be an emotional rollercoaster. From the excitement of listing to the disappointment of a home not selling, it’s not uncommon to feel frustrated and unsure of your next steps. If you’ve found yourself saying, “My home didn’t sell! Now what?”—you’re not alone. The good news is, there are solutions to turn things around.

Here’s a guide to help you regroup, reassess, and relist successfully.

______________________________________________________________________________________

Step 1: Understand Why Your Home Didn’t Sell

There are several common reasons why homes don’t sell, and identifying the issue is the first step to fixing it.

1. PREPARATION: Was your home presented in the best possible light? Staging, decluttering, and even small repairs can make a big difference. Buyers want to see a home they can envision themselves in.

2. PROMOTION: Was your property marketed effectively? A strong marketing plan includes professional photos, online exposure, social media campaigns, and open houses. Without the right promotion, even the most beautiful homes can go unnoticed.

3. PRICING: Was your home priced correctly? Overpricing is one of the most common reasons homes fail to sell. Even in a hot market, buyers are savvy and won’t overpay for a property.

______________________________________________________________________________________

Step 2: Work with a Specialist

If your home didn’t sell, it might be time to partner with an agent who specializes in relisting and successfully selling expired listings. A fresh perspective and an expert approach can make all the difference.

At Coldwell Banker Realty, my Relisting Service is designed to address the most common pitfalls with a targeted approach that includes:

•A full analysis of why your home didn’t sell.

•An updated pricing strategy based on local market trends.

•A customized marketing plan to make your home stand out.

•Professional staging and photography recommendations.

______________________________________________________________________________________

Step 3: Reassess Your Goals

Take some time to think about your priorities. Is your goal to sell quickly, or are you more focused on achieving a specific price? Understanding what’s most important to you will help shape the strategy moving forward.

______________________________________________________________________________________

Step 4: Be Open to Adjustments

Selling a home often requires flexibility. Whether it’s adjusting the price, making small improvements, or exploring new ways to market your property, being open to change can significantly improve your results.

______________________________________________________________________________________

Step 5: Start Fresh with Confidence

Remember, an expired listing is not the end of the road—it’s just an opportunity for a fresh start. By addressing the challenges of the previous listing and implementing a proven plan, your property can sell, and you can move forward with your next chapter.

_______________________________________________________________________________________

Ready to Get Started?

If your home didn’t sell the first time around, don’t lose hope. Let’s work together to get your home sold the right way. Contact me at 201-780-0498 today to schedule a no-obligation consultation, and let’s create a plan that works for you.

Success is just one step away!

Luis "Dennis" Davila, SFR®, ABR®, CPM®
NJ Licensed Realtor® - NJ Notary Public
Coldwell Banker Realty
M: (201) 780-0498 | O: (973) 778-4500
789 Clifton Ave | Clifton, NJ, 07012
luis.davila@cbrealty.com
www.dennis-davila.com
The kindest compliment I can receive is your referrals!

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The data relating to the real estate for sale on this website comes in part from the Internet Data Exchange Program of NJMLS. Real estate listings held by brokerage firms other than Coldwell Banker Realty are marked with the Internet Data Exchange logo and information about them includes the name of the listing brokers. Some properties listed with the participating brokers do not appear on this website at the request of the seller. Listings of brokers that do not participate in Internet Data Exchange do not appear on this website. All information deemed reliable but not guaranteed. Source: New Jersey Multiple Listing Service, Inc (c) 2025 New Jersey Multiple Listing Service, Inc. All rights reserved.

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