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Realty Bites
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Real estate can be overwhelming. “Realty Bites” makes sense of the madness, offering the insight behind the headlines and the strategy behind the sale.
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September brings its own turning point in the North Shore and Seacoast market. In Newburyport, Ipswich, and coastal towns north into Portsmouth, the flood of summer listings has eased, but so has the frenzy. Instead of six offers in 48 hours, many homes are sitting two to three weeks before a serious bid arrives.
The data backs it up: nearly 1 in 3 listings in Essex County have seen a price reduction this year, and in towns like Rowley and Hamilton, reductions are clustering around the mid-market ($800K–$1.2M) where families had been most competitive last spring. In Southern New Hampshire, inventory has ticked up nearly 16% year-over-year, giving buyers choices they haven’t had in years, but also reminding sellers that pricing above the market no longer works.
For buyers, this moment feels like breathing room. For sellers, it requires strategy rather than wishful thinking. And for investors? It’s a chance to spot soft pricing pockets in multi-family and coastal rental stock.
In short: September on the North Shore isn’t about a crash or a boom. It’s about recalibration, and the difference between success and disappointment lies in how closely you read the subtleties of each town and each tier.
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Realty Mini Bite
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Did you know Newburyport was one of the first ports in New England to import nutmeg and cinnamon in bulk back in the 1700s? Those same spices (once more valuable than gold) flavored colonial kitchens along State Street. Fast forward 250 years and fall still flavors life here, but now it’s pumpkin spice lattes fueling buyers at open houses. A reminder: real estate, like taste, has its own seasons.
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Newburyport Literary Festival: Fall Reading Series
September 14 - 15
From poetry to memoir, the fall festival celebrates voices near and far. A perfect excuse to stroll through town and soak up both words and architecture.
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Portsmouth Oktoberfest
September 28
Beer gardens, live music, and Bavarian fare come to Portsmouth. A nod to the North Shore’s own immigrant histories, and a fun reason to explore beyond the Seacoast.
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Ipswich Art Association Fall Exhibit
September 20 - 22
Local artists showcase their work in a town where creativity and architecture meet, First Period homes as backdrop to 21st-century canvases.
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Price Reductions Persist
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Essex County has now logged 30+ consecutive weeks of higher price reductions compared to 2024. Sellers are adjusting expectations; buyers are gaining leverage.
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Mortgage Rates
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From January’s 7.25% highs to today’s 6.5%, a $1M loan now costs $488 less per month, nearly $6,000 a year back in buyers’ pockets.
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What This Means
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- For buyers: More affordability, or the option to upgrade into a better location.
For sellers: Pricing precisely is no longer optional.
- For investors: Rate-driven savings may improve cash flow, even as rental yield spreads tighten.
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For The Upsizers
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Mortgage rates get the headlines, but when it comes to actually winning the home, strategy beats speculation every time.
One of the simplest, most overlooked tools buyers can use is days on market (DOM). Here’s how I advise clients to read it:
- 0–7 days on market: Assume competition is strong. These homes often draw multiple offers quickly. If you love it, act fast and consider a stronger price or cleaner terms. 8–21 days: Seller expectations may still be firm, but leverage begins to shift. This is the window where contingencies can sometimes be negotiated back in.
- 30+ days: Now the real conversations start. Extended market time signals resistance — either pricing or presentation isn’t landing. It doesn’t mean the home isn’t right; it means there’s room to structure a more favorable deal.
In Essex County and Southern NH right now, nearly 30% of homes have seen price reductions this year. Pairing that with DOM gives buyers a sharper lens on where to press, when to hold, and how to craft offers that aren’t just accepted — but accepted on your terms.
The bottom line: timing and storytelling matter as much as numbers. When we frame an offer that acknowledges a seller’s journey while protecting your own interests, that’s when buyers win.
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For Sellers
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For sellers navigating today’s market in Essex County and Southern New Hampshire, the smartest path is built on data, not hope:
- Price reductions are up: In Essex County, nearly 30% of homes have seen price adjustments in 2025, underscoring that list-price realism is your starting line, not an after-thought.
- Essex County Update
- Time on market is lengthening: The median Days on Market sits around 20–24 days—steady, but higher than in the frenzy of 2021. Listings today need momentum from day one, or their leverage starts to slip.
- RedFin Data
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Listing versus sale price gap narrows: Homes are averaging around 102.3% of list price, still over asking, but trending down. What sets top sellers apart is not luck, but incisive staging, pricing strategy, and presentation.
- More Information
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This is not a crisis, it’s a reset. Homes still sell well if positioned thoughtfully. But overpricing becomes a liability, longer DOM erodes confidence, and small presentation details, staging, photography, targeted marketing, can make more difference than ever before.
As always, strategic preparation wins more sales; overconfidence costs trust.
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Stories matter, it's the way memories are preserved and new ones created. And if you're ready for your next real estate chapter, I'd love to stand by your side and help you write it. Call, text or email, let's start the journey.
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Whether you're buying, selling, investing or just browsing - I’m here to help provide you with the insights to make sense of the data - and let’s together write your next real estate story.
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©2006-2024 Engel & Völkers® Americas, Inc. All Rights Reserved. Each Engel & Völkers real estate brokerage is independently owned and operated. Engel & Völkers fully supports the principles of the Fair Housing Act and is an Equal Opportunity Employer. All listing information is from sources deemed reliable. However, no representation is made as to the accuracy or completeness thereof and should be independently verified.
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