Kathy Smith, NextHome Elite Real Estate

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Kathy Smith, NextHome Elite Real Estate I am a Full-Time Real Estate Agent that has lived in Delaware County my entire life. I am very famil

10/21/2026

New Homes Offer Better Value Nationwide
As someone who’s called Delaware County home all my life, I’ve seen firsthand how new construction is offering some real advantages to buyers lately. Builders are cutting prices and adding incentives—things resale sellers usually can’t match. With so many homeowners holding onto their low-rate mortgages, the number of existing homes for sale has stayed tight, so these new homes really stand out when you look at overall value and flexibility. In places where building is booming, we’re seeing affordability improve and more choices for buyers, with builders working hard to earn your business. Price cuts and perks like mortgage rate buydowns are making a difference, so it’s worth comparing both new builds and resales as you weigh your options. Just keep in mind, if new permits keep slowing down, these affordability gains might not last. Continued building and straightforward local rules are key to keeping options open for everyone looking for a home.

10/20/2026

First-time homebuyers could get $50,000 under new bill
There's a new proposal on the table that could be a game-changer for first-time homebuyers: up to $50,000 in federal matching funds for your down payment, structured as a 5-to-1 match. To qualify, buyers would need to complete counseling and stick to homes priced at or below the median in their area. Some experts worry this could raise prices if supply doesn't keep up, but for many in our Delaware County community, this could open important doors. As someone who's spent a lifetime right here and helped many families take their first step into homeownership, I know how much a boost like this could mean. I stay on top of changes like these because honesty and dedication are at the heart of how I work for you.

10/19/2026

U.S. Active Listings Rise 5.6%
We’re seeing a steady shift in the U.S. housing market: by late Q3 2026, active listings climbed about 6% year-over-year. That’s the third month in a row of faster annual growth—giving buyers a bit more negotiating power. This follows a quieter stretch, when annual inventory growth slowed to about 2% in late Q2, a far cry from the rapid 17% pace we saw last year. Even so, national inventory in late Q3 was still just under pre-pandemic levels, with 1.16 million active listings—about 5% below the 2019 benchmark. Higher mortgage rates and long-term yields, now at two-year highs, have cooled demand, and with the slower season underway, buyers are finding a little more room to negotiate. For those interested in a sharper local perspective, compare today’s active listings per 1,000 households with the 2018-2019 average to see how supply stacks up to pre-pandemic norms. As someone who’s spent a lifetime in Delaware County and is dedicated to helping clients navigate changing conditions, I’m always keeping a close eye on how these national shifts might play out locally.

NAR Pending Home Sales Report Shows 0.3% Increase in AugustAugust’s Pending Home Sales Report from NAR revealed a 0.3% i...
10/18/2026

NAR Pending Home Sales Report Shows 0.3% Increase in August
August’s Pending Home Sales Report from NAR revealed a 0.3% increase from July, while sales were down 4.7% compared to last year. For those of us living and working in Delaware County, it’s especially important to note that the South and West saw month-over-month gains, but the Northeast and Midwest—including our region—experienced a slight decline. Higher mortgage rates are playing a role in these trends across all regions. Having spent my life in this community and helped clients navigate all types of markets, I know how shifts like these can feel uncertain. Staying informed helps us make the right moves, whether you’re thinking of buying or selling.


https://www.housing-trends.com/agent-news/kathy-smith-2/2071776-NAR-Pending-Home-Sales-Report-Shows-0.3%25-Increase-in-August

New home sales rebound as builders chase buyers' budgetsAugust brought a noticeable rebound in US new home sales, with b...
10/17/2026

New home sales rebound as builders chase buyers' budgets
August brought a noticeable rebound in US new home sales, with builders working hard to meet buyers where their budgets are—using price cuts and incentives to get people moving. Even so, sales are still 2% lower compared to last year, and with financing costs on the rise, it's no wonder builder confidence is taking a hit. The median price for a new home landed at $393,700, and inventory remains high. As someone who’s spent a lifetime here in Delaware County and has guided so many families through changing markets, I know firsthand how important it is to stay informed and make thoughtful decisions—especially when market conditions are shifting.


https://www.housing-trends.com/agent-news/kathy-smith-2/2102023-New-home-sales-rebound-as-builders-chase-buyers%27-budgets

What does a home warranty cover and what's excluded?As someone who’s had the privilege of helping families buy and sell ...
10/16/2026

What does a home warranty cover and what's excluded?
As someone who’s had the privilege of helping families buy and sell homes in Delaware County for years, I often get questions about home warranties. Here’s what you need to know: a home warranty typically covers major systems and appliances. Depending on the plan, you can choose coverage focused just on systems, just on appliances, or a combination of both—with extra options available if you need them. It’s important to remember that structural parts of the home and preexisting conditions aren’t covered, and each policy has its own limits and details. I always encourage my clients to read the fine print closely before making a decision, so you know exactly what’s protected.


https://www.housing-trends.com/agent-news/kathy-smith-2/2101834-What-does-a-home-warranty-cover-and-what%27s-excluded%3F

10/15/2026

The Housing Market Is Getting More Expensive to Wait Out
I've seen firsthand how waiting to buy a home can cost more than you might expect—especially with today's borrowing costs. Even though some folks hope prices will drop, home values just aren't falling quickly enough to balance out those higher interest rates. This means holding off doesn't always lead to a better deal in the end. In certain areas, like right here in Delaware County, I've noticed there are still opportunities to negotiate, particularly where we’re seeing more homes on the market and sellers competing for offers. Making the right move is about weighing the full picture: what you’ll pay for financing, the current price, and how much room you have to negotiate—not just the interest rate. As someone who’s dedicated my career to guiding buyers and sellers through these decisions, I know every situation is unique and it pays to look at all the angles.

10/14/2026

Price Cuts Hit 1 in 5 Listings
As someone who’s spent her life right here in Delaware County and has seen plenty of market cycles, I always keep an eye on the numbers that matter for buyers and sellers alike. By late Q3, about 1 in 5 home listings had price cuts, while less than 6% were pulled from the market—which tells me most sellers are sticking it out and adjusting their expectations as needed. The conforming 30-year fixed mortgage rate jumped from the high-6% range early in the month to above 7% by mid-month, and kept climbing. Inventory reached over 1.16 million homes with the median listing price easing down about 1% month-over-month to $419,300. That means buyers have a bit more room to negotiate, though new listings slipped around 2% to roughly 395,000. Economists say higher borrowing costs are keeping some buyers from taking full advantage of the increased options. As we head into early Q4, everyone’s watching to see if these tougher conditions will lead to more discounts, more price cuts, or longer selling times nationwide. I’m here to help you navigate these changes, backed by over a decade of dedication and experience right here at home.

10/13/2026

Smart Home Buying Tips With Current Mortgage Rates
With mortgage rates holding steady above 7%—the 30-year fixed currently sitting at 7.12%—I know many buyers in Delaware County are weighing their options carefully. While inflation and recent Fed hikes are keeping rates up, I’m seeing fall home prices come in around 5% lower than what we saw over the summer. For my clients, that’s opening up some real opportunities to negotiate, especially as inventory rises and the pace of the market slows a bit. As someone who’s helped families navigate these shifts for years, I’m always committed to making sure you get the best value—whether you’re ready to buy or just want to understand your options in today’s market.

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1806 W McGalliard
Muncie, IN
47304

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