5 Bullet Friday...The Lower End Market is Crazy

Week of April 17–23
No fluff. Just what you need to know about Sudbury’s housing market this week.

🔹 1. Step-Up Buyers Are Peeking Over the Fence
People are poking around again — the ones who bought a starter house a few years ago and are now wondering if they should move up. Spring always brings them out. But with house prices pretty flat over the last few years, and interest rates up; there not sitting on a ton of equity.  This is one of the reasons I think we will see less step-up buyers jump into the market this spring; they’re moving with caution, not confidence.

Still… the shift has started.

🔹 2. Luxury Listings Are Rolling Out Like a Parade
There’s a fresh crop of high-end homes on the market — some serious stuff, too.  5 places that were a Million$ or more.  Some nice Waterfront, rural properties, newer subdivision homes. And behind the scenes? One of these million dollar homes was priced not based on comparable but being listed 100k under the next door neighbours home.  Its almost like sellers are pricing like they are playing chess not checkers.

No more “list it and wait.” If it’s not sharp and competitive, it’s toast.

🔹 3. The Entry Market? Still On Fire.
The affordable price points (which vary wildly by area); Southend starter home prices are a lot different than Valley East starter home values. These are typically your $400K–$600K homes, where renters are tried of paying massive rents and trying to jump into becoming first-time buyers. They’re showing up. They’re writing offers. And they’re still battling it out for well-presented listings.

🔹 4. Investor Leftovers Are Hitting the Market
The fallout is real. Some investor-owned homes are popping up — and let’s be honest, they’re not pretty. But they’re cheap, and some are multi-units. For the right buyer (read: handy and not scared of demo dust), they might just be the best play this spring.

🔹 5. Inventory’s Up, Offers Are Down — Read Into That
We saw more new listings this week than any other week this year. But multiple offers? They dropped to their lowest in over a month.

Translation: buyers are still out there — but they’re not biting unless the price is right and the photos pop.

📌 The Bottom Line:
This market is shifting gears. It’s not panic. It’s just smarter. Whether you’re buying, selling, or just keeping an eye on things, know this: there’s still action — but the easy money phase is over.