Around here the number of listings has increased. The time on market has increased and the ratio of asking price to sold price is down. This is occurring even as mortgage rates are drifting downward.

Clearly it is no longer a seller's market. I am not sure if I would call this a buyer's market yet either though. We buy in both markets, but how we buy and who we target changes. People have problems every day that need your help. Real estate investing requires you not doing what everyone else is doing. So, in an upward marketplace, the MLS, really isn't your friend - too many people take the path of least resistance.

Do I know what is ahead? Nope. But I do know that the 14 USDA foreclosures for the entire country doesn't make much sense. At least VA foreclosures are getting marketed locally. I am eyeing foreclosure activity closely. The phone has been ringing on my Free paper add more than normal...many want to move and sell when that snow melts.

You can buy or sell in any marketplace. The key is adjusting the how to match the local market. What marketing method will work today may or may not work tomorrow, so multiple methods have to get used.

Hope that helps someone. Stay Hungry

I single handedly help the market move in either direction.

Just now I am making it more of a buyer's market because I have a place I am selling to one of my children. To make that work they have to sell their current place.

Thus the market will move towards a buyers market until she sells. Then when I get a little cash back in my pocket it will switch to a seller's market again.