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Every week we send a market update to thousands of real estate investors. Our goal is to provide data-driven insights to help you build wealth through real estate and navigate the current market volatility and uncertainty.

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Membership has its benefits... [Join OfferMarket for free](https://www.offermarket.us/login) and access exclusive discounted funding, off market listings and personalized insights.

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## Have we reached a breaking point?

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📈 **Interest rate volatility:** 30 Yr FRM at 7.2%, +25 bps WoW</br>
📈 **Inflation:** +8.2%, higher than expected</br>
📉 **Unemployment rate:** down to 3.5% in September from 3.7% in August</br>
📈 **[DSCR Loan Index](https://www.offermarket.us/blog/dscr-loan-interest-rate-index): 8.45%, +11 bps WoW</br>
📈 [Fix & Flip Loan Index](https://www.offermarket.us/blog/bridge-loan-interest-rate-index):** 11% (OfferMarket is at 9.99%)</br>
💸 **Home price affordability:** lowest level in 37 years</br>
🏠 **MLS Active Listing Count:** 732,276 in September, little changed since August </br>
🏚️ **OfferMarket Active Listing Count:** 381</br>

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## 🧠 Housing Market Opinion

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With unemployment at record lows and inflation persisting, the Federal Reserve will need to continue aggressive rate hikes to meet its mandate of price stability. In the near term, housing prices will remain supported by low inventory as would be sellers contemplate the “lock-in effect” of low rates. While the housing market is already in recession, we expect the broader economy to continue to deteriorate as the financial health of the consumer continues to decline and businesses cut back on labor and capital investments. Financial markets may not bottom for another 6 - 15 months. As an investor, it’s extremely important at this stage of the economic cycle to be disciplined in order to avoid forced selling. Investors with strong balance sheets and access to reliable funding should find increasingly attractive opportunities to deploy capital. 

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Disclaimer: *this is solely our opinion and does not constitute financial advice*

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This week's market data and insights for real estate investors. Have we reached a breaking point?

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Real Estate Investing Market Update: 10-13-2022

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If you're reading this article, asking yourself *should I sell my house?*, we hope you know that whatever the reason for selling may be, you are not alone, and you have options. We are here to help you make the best decision and - if you do decide to sell - get the highest net proceeds for your house.

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We believe that owning residential real estate is a powerful tool for long term wealth creation and - in an ideal world - you would never need to sell your house. In reality, however, owning and holding on to real estate is not always the right decision.

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The most important thing is to make the best decision for yourself and your family. If after thinking through the ideas in this article, you decide to sell, your goal should be to sell for the highest net proceeds possible within the timeframe you need to sell.

> If you decide to sell, your goal should be to sell for the highest net proceeds possible within the timeframe you need to sell, with the lowest level of stress.

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## Things to consider:

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## Why are you considering selling your house?

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Understanding why you are thinking about selling your house is the foundation upon which a sound decision can be made.

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The most common reasons people decide to sell:

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- Financial issues
- Moving out-of-state
- Upgrading, need money for a down payment
- Health issues
- Don't want to deal with managing a rental property
- Inherited and would prefer the cash
- Retirement
- Downsizing

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### Where are you at in life?

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If you're approaching retirement age:

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- are you looking to upgrade, downgrade or move to a warmer climate?
- would living in a single level home be more comfortable than climbing stairs?
- do you plan on traveling for long periods of time and not want to be stressed about maintaining and carrying a vacant property?

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If you answered yes to any of these questions, then selling your home for the best possible net proceeds makes good sense.

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## How much [equity](https://offermarket.us/real-estate-glossary/equity) do you have in your house?

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Your [equity](https://offermarket.us/real-estate-glossary/equity) is the value of your house minus the loan you have on your house. If your house is worth $100,000 and you owe $50,000 to the bank for your mortgage loan, then your equity is $50,000.

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Getting your [equity](https://offermarket.us/real-estate-glossary/equity) out of your house does not necessarily mean you need to sell. You can do a cash-out refinance which means your bank implements a new mortgage loan of let's say 75% of the value of your home ($75,000) amortized over 30 years, and returns $25,000 of your equity (minus fees) to you. Depending on current interest rates, your monthly payment amount may change. Moving forward you will continue paying down your mortgage but the clock has now reset and you have less equity in your home.

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Getting [equity](https://offermarket.us/real-estate-glossary/equity) out of your house incurs transaction fees. Whether you're selling your house or cash-out refinancing, you will pay transaction fees that eat into your net proceeds. Being aware of these fees and eliminating and minimizing them wherever possible is a best practice. It's also why OfferMarket exists. 

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## What are your goals?

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Does owning a house align with your goals in life? If your goal is to travel the world and work remotely in the near future, then being responsible for owning a house might not be ideal. 

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Accordingly, the equity house might help you achieve your goals. Being able to put that equity towards achieving your goals, so long as the money is allocated diligently, can deliver powerful liberating effects and hopefully provide you with happiness.

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## What is the property worth?

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Before we get too far along with the *should I sell my house?* question, let's consider how much your house is currently worth. If you bought your house 5 years ago for $100,000, and it's now worth $200,000 and you think that is over-valued, the timing may be right to sell your house. You will walk away with considerable financial gains thanks to appreciation and mortgage debt pay down.

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If, however, you bought your house for $100,000 5 years ago and it would be difficult to sell it for more than $100,000, you're looking at two core options:

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1. does it make sense to incur transaction costs to sell my house at this point?
2. could I achieve higher returns on my investment if I sell this house and invest the proceeds in something else?

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## What is the outlook for my local housing market?

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Real estate is hyper local. Different neighborhoods in the same city may be on very different trajectories as far as median home values are concerned.

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## Am I able to comfortably carry the costs of owning my house?

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**If we're talking about your primary residence:**

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If the costs of owning your primary residence are well within your means, and you are happy living where you are, then it doesn't make sense to sell. 

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**If we're talking about a rental property you own:**

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If you are consistently earning [free cash flow](https://offermarket.us/real-estate-glossary/free-cash-flow) on a monthly and annual basis and therefore not "bleeding" money, then it would be hard to justify selling unless you can confidently invest your capital in an asset that will have higher returns.

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## What other options do I have?

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## It never makes sense to sell un an uncompetitive process

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The keys to optimizing your net proceeds:

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- **high** buyer competition
- **low** transaction fees


Should I sell my house? This article provides insights to help you make the best decision for your family and your financial situation.

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Should I sell my house? - FAQs - OfferMarket

Should I sell my house?

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The term 'panic buying' has been thrown around quite a bit during the COVID-19 housing boom. Housing inventory is at record lows, and housing demand is at record highs. Economics 101 tells us that this is the recipe for a pricing shock -- according to data compiled by S&P CoreLogic Case-Shiller US National Home Price Index, home prices in the United States have increased 12% from March 2020 through February 2021. This unprecedented spike in home prices is driven by record low interest rates and a rapid shift to a work-from-home economy that demands more rooms, more space.

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We have all heard stories of listings on the [MLS](https://www.offermarket.us/real-estate-glossary/multiple-listing-service) receiving dozens of offers, above asking price, sight unseen with no contingencies and going into contract in just a few days. We have also heard countless frustrated homebuyers lamenting about the fact that if they want to buy a house, they are going to be forced into a bidding war for a house that they would not have even considered purchasing pre-pandemic. 

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In other words: buyers are over-paying for undesirable inventory.

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This is panic buying. Panic buying is irrational and dangerously value destructive. This simple guide is your resource to help you avoid panic buying.

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In our Medium post, [Wholesale Real Estate: The World Of Real Estate You Probably Know Nothing About (But You Should)](https://dwshorowitz-offermarket.medium.com/wholesale-real-estate-the-world-of-real-estate-you-probably-know-nothing-about-but-you-should-b544c6ad69b5), we introduce an important source of housing inventory that most "retail" home buyers don't know about.

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[Wholesale real estate](https://www.offermarket.us/real-estate-glossary/wholesale-properties) is a house where the owner (seller) is under contract with a wholesaler (initial buyer) who is selling the contract to another buyer (end buyer). Most of the time, end buyers of wholesale real estate are professional real estate investors (i.e. fix and flip and rental property investors). 

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Additional reading: [Wholesale Real Estate 101](https://www.offermarket.us/guides/wholesale-real-estate-101)

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## Where to find off-market housing inventory

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### 1. OfferMarket

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OfferMarket is a marketplace for wholesale real estate. There are hundreds of off-market deals that you can browse on our platform and buy with ease, without an agent.

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**Join the pros and subscribe to OfferMarket deal flow:**

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## 2. Facebook Investor Groups

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There are countless Facebook Groups dedicated to wholesale and off-market real estate, many of which are local. Join these groups for a steady flow of off-market deals. While you're at it, join our Facebook Group: [Real Estate Marketplace: Wholesale, For Sale By Owner](https://www.facebook.com/groups/326051528838367).

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## 3. Network with local wholesalers

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There are probably several reputable wholesalers operating in your local market. You can find them through local Facebook Groups, Google search, and your local [REIA](https://www.offermarket.us/real-estate-glossary/reia). Get on their [Buyer's List](https://www.offermarket.us/real-estate-glossary/buyers-list).

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## 4. Be A Contrarian, Buy Like A Value Investor

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Warren Buffett famously said "be fearful when others are greedy, and greedy when others are fearful". While housing prices have increased tremendously over the course of the pandemic, real estate is hyper local and certain markets have not experienced anywhere near as steep a rise in home prices. This is especially true of urban markets. While everyone is chasing suburban listings, smarter buyers are looking for opportunities in the areas buyers are fleeing.

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## Summary

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Fight the FOMO (fear of missing out) and use the suggestions in this guide to buy smarter.

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There's more to learn at OfferMarket. Feel free to [reach out](https://www.offermarket.us/contact) if you have any questions!

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The current housing market is out of control. Learn what you need to know before buying in this high-demand market.

How to avoid panic buying in the current housing market - OfferMarket

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How To Avoid Panic Buying In The Current Housing Market

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