Why Your Home May Be Staying on the Market Longer

and What You Can Do About It

By Jill Friend

Dear Frustrated Seller,

If your home has been listed for longer than you expected, you’re not alone. The real estate market has shifted. It is not necessarily a bad thing, just different from what we’ve been

experiencing. Buyers are more selective, more inventory is available, and homes are taking longer to sell than they did just six months to a year ago.

So, what exactly are we seeing currently in the market? Buyers today are narrowing their criteria. With fewer first time buyers and more repeat or cash buyers active, many houses are skipped in favor of the one that “checks all our boxes.” As homes stay on the market longer, buyer habits change. They’re taking their time, comparing more listings, and holding out for the perfect fit rather than settling quickly. Our local area market dynamics are echoing that trend:

listing time has creeped upward and presentation, pricing and condition are making an even bigger impact.

What does this mean for you as a seller? Well, presentation matters more than ever: If your photos, layout, condition or description don’t reflect the buyer’s top priorities, your home may get passed over. Pricing from day one counts: The homes that catch attention early often receive more showings and better offers. A strong first impression counts. Responses matter, Buyers expect quick action. Delays in showings, questions or decision making can cost you momentum.

So, what do we do? Review comparable sales and active listings in your home’s price range, set a competitive but realistic list price to attract the right buyer(s). Track feedback and adjust if you consistently hear the same issue from showings (price too high, condition outdated, yard

unkempt), and address it soon.

Your home is more than just a listing in this market, it needs to stand out. By being proactive about pricing, presentation and responsiveness, you can turn longer days on market into the right offer. We’re here to guide you through each and every step.

Filing Your Deductions Before Year-End

By Mark Tooley

As we approach the end of the year it's easy to get caught up in the holidays and forget about filing your property tax deductions. Indiana property tax deductions reduce the taxable value of your home, which means you pay less in property taxes. However, to qualify, you must submit the appropriate forms to your county auditor’s office before the end of the year.  If you recently bought a home, your closing agent or county auditor can help confirm whether your deductions are already filed.    

Some of the most common deductions available to homeowners are the Homestead Deduction, Mortgage Deduction, Over-65 Deduction, and Disabled Veteran or Surviving Spouse Deduction. Whether you’re a homeowner, investor, or even a tenant thinking about buying soon, getting your financial paperwork in order before December 31 can make a big difference when tax season rolls around.  Don’t wait, a few minutes now can mean hundreds of dollars in savings next year!

Navigating Today’s Market: Patience, Precision, and Partnership

By Paul Faddis

I want to expand on Jill’s message this month, because she’s absolutely right—in this market, everything matters.

We’ve had several recent situations where sellers countered what would have once been considered a perfectly reasonable offer (for example, a $5,000 counter on a $180,000 offer), only to have the buyer walk away and never return to the table. The dynamic has changed—buyers today are simply less willing to negotiate. They’re more patient and, in many cases, more content to walk away if they don’t get what they want on their terms.

We’re also seeing sellers hurt by trying to “test the market” with higher list prices, thinking “we can always come down later.” Unfortunately, that strategy is costing valuable time

and attention. The longer a property sits, the less traction it gets, and the more leverage shifts toward the buyer.

That said, this is not necessarily a buyer’s market—it’s a market defined by balance and precision. Homes are still selling, but the process is taking longer. Even well-priced listings aren’t flying off the market in hours anymore, so patience is essential. Work with an agent who will be honest with you, even when the feedback is tough to hear, and who will communicate what the market is saying so you can make informed adjustments.

On the broader scale, there are signs of change ahead. As we near the end of the recent government shutdown—which temporarily delayed USDA, FHA, and VA closings—the

Federal Reserve lowered short-term rates by another 0.25%, which actually pushed mortgage rates slightly *up* (contact us if you’d like us to explain how that works). Looking into 2026, it’s clear that we’ll continue needing to adapt quickly to evolving economic conditions in order to help our clients reach their goals.

At Team Tarter, we’re committed to staying on top of these trends and ensuring our clients stay ahead of the curve.

If you’d like to discuss what we’re seeing and what we expect in the months ahead, give us

a call—we’re always here to help.