If you’re thinking about selling your home, this blog post is for you. Something shifted almost down to the day: April 10, 2025. That’s when many seasoned agents across various markets started noticing the real estate market tapping the brakes. Not a screeching halt, but a pause in momentum. What’s fascinating is how this shift has revealed a fundamental divide between experienced agents and those who have only worked in red-hot markets. Four categories every seller should be looking at Experience, Data, Timing, Price. Let’s break it down.
What Changed in April? Around April 10th, something shifted—and I didn’t just feel it in La Crescenta. I speak weekly with active listing agents in markets like Ventura, Long Beach, San Bernardino, and Pasadena, and we’re all seeing the same trend: the market tapped the brakes. This wasn’t a crash, but a noticeable pause in buyer momentum. The overarching shift? Buyers are becoming increasingly selective, and inventory levels are rising across the board.
Here is an example of the La Crescenta market. For the past three years, this foothill community averaged just 17 active single-family homes on the market at any given time. That’s incredibly low when you consider that La Crescenta has over 10,000 single-family homes. Now, in late May 2025, we are averaging 40 homes for sale. In a market used to such a small inventory, even a slight increase feels dramatic.
The Market’s Shifting— Be Sure Your Agent Can Keep Up? Many agents working today are only familiar with fast-paced seller’s markets. A recent article highlighted that the majority of currently active agents have 5–6 years of experience, meaning they’ve never worked in a slower, inventory-heavy market.
A pilot with 30 years of experience has flown through thunderstorms, fog, clear skies, emergency landings—you name it. When turbulence hits, they don’t panic. They know which instruments to trust, what to adjust, and how to land safely. Now compare that to a pilot who’s only flown during calm, sunny days. They might be excellent with the controls but have never navigated rough conditions. They haven’t yet learned through experience what works when things get bumpy.
That’s the difference between an agent who has seen markets rise, fall, stall, and shift—and one who’s only navigated a booming, fast-paced market. When things slow down or take a turn, experience becomes your best asset. Knowing when to pivot pricing, change strategy, or adjust expectations isn’t just knowledge—it’s wisdom earned through decades of doing the work.
With over 35 years of experience, I’ve seen every kind of market shift. From REOs and short sales to hot bidding wars and flatline markets—I’ve learned how to adjust pricing strategies and seller advice accordingly.
Why Sold Comps Are Not Enough In today’s market, sold comps can be misleading. They show you what closed 30–60 days ago—not what buyers are choosing now. Instead, look at contingent and pending properties. These represent your live market.
Ask:
- How fast did they go under contract?
- What upgrades did they have?
- What was their condition?
- How many offers came in?
- How many, if any, price reductions did they have?
- How many properties are going under contract per week and month
That’s how I help clients find the right pricing strategy—not based on the past, but on current buyer behavior.
Understand what price brackets and trends are selling and why. Using La Crescenta as an example there are Two price ranges show consistent activity and one trend getting loats of buyer attenttion.
- $1.3M to $1.4M – Only if the home is well-upgraded or priced very competitively.
- $1.8M to $2.5M – High-end homes in good condition and location are still moving fast (15–20 days).
- Homes that have been upgraded and then priced not to over charge for those upgrades.
For example, a 2,700 sq. ft. home listed at $1.75 million had strong interest, with multiple offers. After falling out of escrow, it sat; now they have dropped the price to $ 1.599 M. It now looks poised to go under contract quickly. Why? The price finally matched the market. Every market area can be researched in the same way. The above is just an example of one location.
Price Is a Strategy—Not a Number
Buyers today aren’t rushing in. They’re watching. They’re waiting. And they’re moving only when they see value.
Don’t let your house sit on the market just because it was priced as if it were still March. Look at today’s actives, pendings, and contingents. Be objective. Be informed.
And most importantly, work with someone who’s seen this all before.
If you’re getting ready to sell, let’s use the right strategy from day one.
Robbyn Battles
Your Local Real Estate Expert