Market Pulse
What the market is doing.
What it means for you.
Clear, honest market context for buyers, owners, and investors — without the noise. Updated regularly so you're always working with a real picture, not last quarter's headlines.
What's Actually Happening
Three things worth understanding right now.
BUYER INSIGHT
Are prices really dropping — or just normalizing?
The headlines love the word 'correction.' But what's actually happening in most coastal markets is more nuanced — prices aren't collapsing, they're finding their floor after a few years of aggressive appreciation. Sellers who overpriced in 2022 are adjusting. Well-positioned homes are still moving.
What this means for you
- —If you've been waiting for a crash, you may be waiting through a window.
- —Price drops in premium coastal areas tend to be shallower and shorter than national averages.
- —A buyer who moves now with the right structure is in a better position than one who waits for the bottom.
HOMEOWNER ALERT
What rising insurance premiums mean for coastal buyers.
Insurance costs in Florida and coastal South Carolina have climbed significantly over the past two years. This affects your true monthly payment — not just your mortgage. It also affects how lenders calculate your debt-to-income ratio at the time of underwriting.
What this means for you
- —Always run your numbers with a current insurance estimate, not a national average.
- —Some properties in flood zones are experiencing premium increases that change the whole financial picture.
- —Ask me to run a payment scenario that includes actual insurance estimates for the zip code you're targeting.
MARKET MECHANIC
Why days-on-market matters more than headlines right now.
Days on market (DOM) is one of the most under-discussed metrics in real estate. When DOM rises, it signals that sellers are losing negotiating power — even if list prices haven't moved yet. That gap between list price and negotiating leverage is where smart buyers find opportunity.
What this means for you
- —A 45-day DOM in a market that was running at 12 days last year is a signal worth paying attention to.
- —Rising DOM often precedes price softening by 60–90 days.
- —Your agent and I can look at DOM by zip code before you make an offer so you're going in with the right leverage.
Who This Affects
The market looks different depending on where you're standing.
First-Time Buyers
- —More inventory means more options — and more time to think before making an offer.
- —Rising insurance costs make pre-payment modeling more important than ever before you commit to a number.
- —Pre-approval gives you the leverage to move when the right one appears.
Veterans Using VA Benefits
- —VA loans remain one of the most powerful tools in this market — zero down in a market where cash flow matters.
- —Funding fee structures can vary based on use history — we'll make sure you're using your benefit optimally.
- —Coastal SC and FL markets continue to attract veterans relocating from bases — inventory exists if you move strategically.
Real Estate Investors
- —DSCR requirements haven't softened, but rising rents in coastal markets are helping coverage ratios hold.
- —Short-term rental markets in Destin, Myrtle Beach, and the Keys are still producing strong gross revenue — but expenses have climbed.
- —More inventory = more off-market-adjacent opportunities for investors who move fast.
Current Homeowners
- —If you bought at a low rate, that rate is worth protecting — don't refinance out of a good position without running the full amortization math.
- —If you bought with less than 20% down and your home has appreciated, your LTV may now qualify you for MI removal.
- —Cash-out refis are a real option for equity-rich homeowners — but only if the math checks out over the full loan life.
Myth vs. Reality
The things people think they know about this market.
"You need 20% down to buy in a competitive coastal market."
Most of my buyers don't. FHA goes to 3.5%, VA is zero down, and conventional options as low as 3% for qualifying borrowers — even in higher price bands.
"Higher rates mean you should wait to buy."
Rates affect payment, but so do price, inventory, insurance, and competition. Waiting for rates to drop without accounting for the other variables is a guess dressed up as a strategy.
"The market is about to crash."
Coastal markets have underlying demand drivers — population migration, limited buildable land, lifestyle value — that historically create softer floors than national markets. A 'crash' in Myrtle Beach looks different than one in Phoenix.
"If I just wait, I'll get a better deal."
Sometimes yes, sometimes no. The only way to know is to look at your specific scenario — not the national narrative. That's what the calculators and strategy calls are for.
This Month's Spotlight
One market. A closer look.
Each month I feature a specific coastal market with what I'm actually seeing — not just the Zillow estimate.
March 2026
Spotlight: Myrtle Beach, SC
- —Competition level: Moderate. Well-priced homes under $400K are still receiving multiple offers within the first week.
- —Typical price band: $280,000–$450,000 for move-in ready single family. Condos running $175,000–$300,000 depending on proximity to the water.
- —Best suited for: First-timers and move-up buyers with a 60–90 day timeline. Investors should focus on long-term rental given short-term rental saturation in some zip codes.
Spotlight updated monthly. Data reflects current MLS conditions and Chezney's direct market experience.
Did You Know
A few things that might change how you think about this.
The average first-time buyer takes 4.5 months from first conversation to closing.
Starting earlier — even just with a pre-qualification — almost always creates better outcomes.
Coastal SC median home prices have appreciated over 60% in the past five years.
That appreciation is equity for current owners — and a compelling long-term case for buyers entering now.
VA loans have no private mortgage insurance — ever.
For eligible veterans, this can save hundreds per month compared to FHA or low-down-payment conventional loans.
Let's Talk Your Situation
The market is one thing. Your scenario is another.
Tell me what you're trying to figure out and I'll come back with real numbers — not a pitch.