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Saturday, April 12, 2026
Today: National inventory growth has collapsed from 33% to just 3% year-over-year, new listings are running 8% behind last year despite seasonal peak, and mortgage rates are holding in the low 6% range after the Iran conflict pushed spreads higher.
National housing inventory is on the verge of going negative year-over-year for the first time since the post-COVID surge. Weekly inventory rose from 723,460 to 724,977 units (April 3-10), but year-over-year growth has slowed from 33% in mid-2025 to just 3.21% last week. The growth rate collapses when mortgage rates drop below 7%, and 2026 has seen the lowest rate curve since 2022, with rates hovering between 5.99% and 6.64% despite the Iran conflict. For Athens brokers, this means the inventory relief of 2025 is ending. If you were waiting for a buyer's market, it is not coming. Price your listings aggressively and prepare buyers for renewed competition. HousingWire
New listings dropped to 70,244 last week, down 8% from 76,271 in the same week last year. The Easter holiday affected the data, but the trend is clear: sellers are not coming to market in meaningful numbers. The housing bubble crash saw 250,000 to 400,000 new listings per week for comparison. In Clarke County, this means every new listing matters. Contact expired listing holders and FSBOs now. The supply drought is your opportunity to convert unmotivated sellers into active inventory. HousingWire
Price cuts are running at 34.30%, slightly below last year's 35%. About one-third of homes take a price reduction before selling, which is normal. The HousingWire 2026 forecast called for a negative 0.62% national home price decline, but lower-than-expected mortgage rates and FHFA mortgage-backed securities purchases have supported prices so far. If the ceasefire holds and rates stay in the low 6% range, expect flat to slight appreciation. If rates push back toward 7%, expect downward pressure. For active listings, price at or slightly below CMA (Comparative Market Analysis) to avoid sitting. DOM (Days on Market) matters more than ever when inventory is this tight. HousingWire
The 10-year Treasury yield dropped to 4.23% on ceasefire news and closed the week at 4.32%. The 2026 forecast range is 3.80% to 4.60%, with mortgage rates expected between 5.75% and 6.75%. For buyer consultations, frame it this way: rates are in the middle of the expected range, inventory is contracting, and waiting does not improve your position. Lock rates now and buy before inventory turns fully negative. HousingWire
Inheriting tenants when you acquire a rental property requires a clear rent adjustment and documentation strategy. The BiggerPockets post outlines the legal and practical steps, though the full content is paywalled. For Athens landlords managing inherited tenants from foreclosure, estate, or turnkey purchases, verify existing lease terms, document property condition immediately with photos and inspection reports, and provide proper notice (typically 60 days in Georgia) before adjusting rent to market. Run a BPO (Broker Price Opinion) or rental CMA to justify the increase. If the inherited tenant is month-to-month, you have more flexibility, but expect turnover if the increase is significant. Budget for vacancy and turnover costs when underwriting these deals. BiggerPockets
Note: Today's feed collection was dominated by out-of-market permit filings (Lagos, Nigeria digitizing permits; random county permit reports) and minimal Athens-specific content. National inventory and rate data remain the primary actionable signals for local brokers. Monitor Clarke County MLS for leading indicators as national trends lag local markets by 30-60 days.