Market Briefing: Midterm Election Special

Whether you own a house already or youre looking to buy one, you probably care about home prices. But its not always easy to figure out whats really happening right now, especially if you look at the headlines.One says home prices are falling. The next says theyre still climbing.So, which ones right? It comes down to where you live.Whats Really Going on with Asking PricesPart of the confusion out there may be based on whats happening to asking prices and how the media is talking about it. Theyre calling attention to how asking prices are falling, but dont give the full context or say that seasonality is at play. So here it is.Right now, there are more homes on the market than at any other time since November 2019. And with mortgage rates rising since the spring, those homes are taking a little longer to sell. One way to help a home sell quickly in that environment is to have a lower asking price.According to HousingWire Data, the median asking price is down from $449k in early August to $435k just 2 months later (see graph below):Thats a dip of about 3%, and a lot of it is normal for this time of year.Asking prices cool off every fall once the busy summer season wraps up. With fewer buyers this time of year, sellers price a bit more competitively. Todays rates play a role too, since sellers are pricing to match what buyers can afford right now. And thats a good thing. Smart pricing helps homes sell.Just keep in mind, thats a national list price. It doesnt show what homes near you are actually selling for. So before you react to a headline, ask a local agent whats really happening in your area.Where You Live Changes EverythingRealtor.com explains:While national headlines might suggest a buyers market is taking hold, the reality on the ground depends heavily on where and what youre trying to buy. Local trends can diverge sharply from national averages, especially when you factor in price range, property type, and post-pandemic market dynamics.The latest numbers from S&P Cotality Case-Shiller Index show how true that is. Over the past year, sales prices in Chicago rose almost 7%. In Seattle, they dipped about 1.6%. Thats a gap of nearly 9 percentage points between two major cities (see graph below):That gap changes your game plan. Selling in New York, where prices are up almost 6%? You may not need to cut your price. Buying in Denver or Las Vegas? You may have more room to negotiate.Why You Dont Need To Worry About a CrashJust in case youre seeing those slight declines in some markets and worried it means a bigger crash is coming, heres what you need to remember. Even in the major metros where prices are down, the declines are 2% or less. Thats a long way from a crash like 2008. And if you look back at the graph above, there are more cities in the green than in the red.And over time, home values have a strong track record. The Federal Housing Finance Agency (FHFA) says national prices have grown year-over-year every quarter since 2012. Go back further, and a $100k home bought in 1991 would be worth about $436k today, even with the 2008 crash factored in (see graph below):So, this short-term dip probably wont stick around. The small declines were seeing now are in markets that overheated during the pandemic. As a whole, the market is headed back to normal and normal means prices should rise over time.Bottom LineNational headlines cant tell you what your home is worth or how much room you have to negotiate. Local data can. If youre thinking about buying or selling, lets look at how prices are moving in your area, so you can set your price or make your offer with confidence.

Selling your house is a big step, and you want it to go smoothly. And with houses taking a little longer to sell these days, renting it out might start to sound like a nice backup plan.But the reality is, while renting can work well for some people, its also a big commitment. So before you decide, it helps to see the whole picture first.Why Some Sellers Are Deciding To Rent InsteadLately, some sellers are choosing to hang on to their houses and rent them out instead. According to Parcl, around 9% of homes for rent right now were previously up for sale. Heres why. Some homeowners put their houses on the market expecting a faster process than they got or a certain price buyers didnt respond to. And when things didn't go exactly as planned, they decided to rent instead. As Kara Ng, Senior Economist at Zillow, explains:Bargaining power is tilting toward buyers and homes are taking longer to sell, making renting out a property one way to buy time rather than compete aggressively on price.But here's the important distinction. Just because some sellers are choosing to rent doesn't mean selling isn't working. In many cases, the difference comes down to how well a house is priced, prepared, and marketed for today's buyers. Parcl data shows where these accidental landlords owners who planned to sell but decided to rent instead are most common (see graph below):They make up around 17% of homes for rent in places like Sherman and Houston, TX, but less than 4% in markets like Des Moines, IA and Bloomington, IN. That's a pretty big difference. And it shows why you have to know what's happening in your neighborhood. Your market, your asking price, and your strategy all play a role in how your sale goes.A local agent can show you how houses like yours are selling, what strategies work best, and help you weigh your options not to push you to sell, but so you at least have the full picture based on todays market. And part of making an informed decision is understanding what renting your house would actually take.What Being a Landlord Actually Looks LikeWhile renting might sound like easy passive income on paper, in practice, its a hands-on job with rules to follow. As Invest West Management puts it:Even if you never intended to become a landlord, the law still sees you as one and you must meet all legal obligations that come with that role. This often includes registering the tenancy, providing tenants with certain disclosures, and ensuring the property meets safety standards.Youd also be the one chasing missed rent payments, fixing damage between tenants, and covering unexpected repairs. Not to mention fielding weekend calls about leaky dishwashers or broken AC units. There are expenses beyond regular maintenance and repairs, too. According to Bankrate, these are a few of the biggest:  Insurance premiums (landlord insurance typically costs about 25% more than a standard homeowners policy) Management fees (if you hire a property manager, they usually charge around 10% of the rent)  Gaps between tenants, when you pay the mortgage without rental income How To Give Your House a Strong StartIf you want to be a landlord and you're prepared for the responsibility, renting may be a great fit. But if you'd really rather sell, don't let today's market convince you that you can't. A great agent can make it happen. The key is having an open conversation up front with your agent about pricing and how to market your house. Nailing those details from day 1 helps your house make a great first impression, so renting doesnt have to be your fallback.Bottom LineRenting can be a good fit for the right person with the right house, but it isnt the only option. A smart sales strategy can help your house stand out to buyers from day one.So, if youre on the fence, lets sit down and compare what selling and renting would each look like for you.

How Will the 2026 Election Results Impact Assisted Living in Florida?What seniors, families, and caregivers need to know about Medicaid, senior housing costs, memory care, and the future of assisted living in Southwest Florida.The 2026 election results are raising important questions about the future of healthcare, senior housing, and long-term care in America. For older adults and families considering assisted living in Florida, the outcome could have implications for affordability, access to care, staffing, and government funding.With Democrats gaining control of both chambers of Congress, while Republicans retain the presidency, the country is entering a period of divided government. This political landscape could influence federal healthcare legislation and funding priorities over the next two years. Source: Associated PressBut what does this mean for seniors living in Southwest Florida? Will assisted living become more expensive? Could Medicaid benefits change? And should families reconsider their senior living plans?Lets examine the most important issues.1. Medicaid Funding and Assisted Living AffordabilityMedicaid remains one of the most important government programs supporting eligible seniors who require long-term care services.Although Medicare generally does not cover assisted living room and board or routine personal care, Medicaid may help eligible individuals access certain long-term care services through Floridas programs.Potential changes in federal Medicaid funding could affect Floridas long-term care budget and the availability of services for financially eligible seniors.For families, the biggest concern is affordability.Private-pay assisted living costs in Southwest Florida can already place significant financial pressure on retirees and adult children. If public funding becomes more constrained, some families could find it increasingly difficult to identify affordable care options.What families should do: Review financial resources early, understand Medicaid eligibility requirements, and avoid waiting until a healthcare crisis forces an immediate decision.2. Will Assisted Living Costs Increase?Assisted living communities face several financial pressures that are unlikely to disappear regardless of election outcomes.These include:Rising labor and staffing expensesInsurance and liability costsFood, utilities, and maintenanceRegulatory complianceConstruction and operating expensesIf federal or state policies increase operating costs, some communities may pass those expenses along through higher monthly rates or additional fees.Families should understand that assisted living pricing varies significantly depending on location, services, care needs, and accommodations.When comparing communities, ask about annual rate increases, additional care charges, medication management fees, and what happens if a residents needs change.A community that appears affordable initially may become substantially more expensive over time.3. Staffing Challenges and Quality of CareAssisted living is a people-centered business. Qualified caregivers, nurses, medication technicians, and support staff are essential to resident safety and quality of life.Changes in immigration policy, workforce programs, labor regulations, and healthcare funding could influence staffing availability and operating expenses.Southwest Florida faces particular challenges because of its growing older population and increasing demand for senior care services.Communities will need to continue focusing on employee retention, staff training, and operational efficiency.For families, staffing should remain one of the most important considerations when choosing an assisted living facility.Ask questions such as:What is the staff-to-resident ratio?How are caregivers trained?Is nursing support available?How does the community handle emergencies?What specialized training is provided for dementia care?The answers can tell you much more about a community than its marketing materials.4. Memory Care and Dementia Services Will Become Increasingly ImportantOne of the fastest-growing areas of senior housing is memory care.As the population ages, more families will face the difficult decision of whether a loved one can safely remain at home or requires specialized dementia care.Floridas regulatory environment is also evolving. New memory care licensing requirements enacted in 2026 are an important development for assisted living providers and families seeking dementia-related services.Families should pay close attention to a communitys licensing, staff training, safety procedures, and ability to support residents with Alzheimers disease and other forms of dementia.Choosing the right memory care environment involves more than finding an available room.It requires understanding the residents cognitive needs, behavioral challenges, medical conditions, and personal preferences.5. Floridas ECC License and Residential Care OptionsFloridas Extended Congregate Care (ECC) license allows qualifying assisted living facilities to provide an expanded range of services to residents who need additional assistance.For some seniors, ECC may offer an opportunity to remain in a more residential assisted living environment rather than transition immediately to a nursing home.However, ECC is not appropriate for everyone. Eligibility depends on individual care needs, facility capabilities, and applicable regulations.Families should ask whether a community offers ECC services and whether the residents changing needs can be accommodated.Understanding the differences between standard assisted living, ECC, memory care, and skilled nursing is essential when planning for the future.6. What Should Families in Southwest Florida Do Now?Regardless of political developments, families should not postpone important senior housing decisions simply because they are waiting to see what happens in Washington.The need for care is often driven by health, safety, and family circumstances rather than election outcomes.Consider taking these steps:Start planning early. Research senior housing options before an emergency occurs.Understand the costs. Compare monthly rates, care fees, deposits, and contract provisions.Explore different care settings. Independent living, assisted living, memory care, ECC, and nursing homes serve different needs.Review financial resources. Understand how private savings, long-term care insurance, and government programs may contribute to future expenses.Seek professional guidance. An experienced senior housing advisor can help families compare communities and understand their options.7. The Future of Assisted Living in Southwest FloridaSouthwest Florida continues to attract retirees and older adults seeking sunshine, lifestyle amenities, and proximity to family.As the regions senior population grows, demand for assisted living, memory care, and other senior housing options is expected to remain significant.The election may influence funding, regulation, and operating costs, but the underlying need for senior care will continue.The industry will likely see greater emphasis on affordability, specialized dementia care, staffing, and innovative residential care models.For families, the challenge will be identifying a community that offers the right combination of safety, quality, affordability, and personal attention.Final Thoughts: Planning for Senior Housing in an Uncertain Political ClimateThe 2026 election results could influence assisted living through Medicaid funding, healthcare policy, staffing, and regulation.However, the most important decision for families remains finding appropriate care for their loved ones.Waiting until a crisis occurs can limit choices and increase stress.Whether you are exploring assisted living in Naples, memory care in Bonita Springs, or senior housing in Fort Myers, understanding your options today can help you make more confident decisions tomorrow.At Senior Housing Solutions Assisted Living Advisors, we believe every family deserves personalized guidance, compassionate support, and peace of mind when navigating the senior housing journey.Since 2008, we have helped families throughout Southwest Florida understand their options and find senior living communities that meet their individual needs.About the AuthorBruce B. Rosenblatt, CDP Senior Housing Advisor and Eldercare AdvocateBruce Rosenblatt is the founder and owner of Senior Housing Solutions Assisted Living Advisors, established in 2008. Known as The Matchmaker of Senior Housing, Bruce brings more than 35 years of senior housing experience to helping seniors and their families navigate the complex process of finding the right senior living community.As a Certified Dementia Practitioner (CDP), Bruce specializes in assisted living placement, memory care, independent living, senior housing advocacy, and future care planning. His extensive experience managing senior living communities nationwide, combined with his knowledge of the Southwest Florida senior housing market, allows him to provide personalized, compassionate guidance to families.Bruce serves Naples, Bonita Springs, Fort Myers, Cape Coral, Estero, and Marco Island, helping families compare senior living options, understand costs, and make informed decisions with confidence.He is also the founder of the National Network of Senior Housing Advisors (NNSHA), co-host of The Aging Game with Bruce & Susan podcast, and a frequent speaker and educator on senior housing and eldercare topics.Through Senior Housing Solutions, Bruce is committed to helping families find the right senior living community while preserving dignity, independence, and peace of mind.Learn more: www.seniorhousingsolutions.netContact Bruce: 239-595-0207If you are beginning to explore assisted living or planning for a loved ones future, we are here to help.Contact Senior Housing Solutions Assisted Living AdvisorsBruce B. Rosenblatt, CDPSenior Housing Advisor | Eldercare Advocate35+ Years of Senior Housing Experience 239-595-0207 www.seniorhousingsolutions.net [email protected] families find the right senior living community with confidence, compassion, and peace of mind.Disclaimer: This article provides general educational information and is not legal, financial, or medical advice. Federal and state policies may change as legislation and budgets are finalized. Families should consult appropriate professionals regarding individual circumstances.