What We Know, and What We're Doing About It
November is the start of the holiday season, and for many, attention turns away from housing and toward family, parties, and getting ready for winter. That's probably the right order of things. But some people are still selling their homes, and as they can attest, it's a little slow right now.
Since late summer, mortgage rates have climbed quickly. Freddie Mac's weekly survey had the 30-year fixed at 6.66% on August 27 and 7.32% on October 22, after reaching 7.40% earlier in October. Rates have eased slightly from that peak, but they remain well above where they were a year ago (6.19%). That has changed how buyers behave. Bright MLS reports showings across its region were down 16.4% from a year ago in the week ending October 25, the eighth straight week at a five-year low. It's not a welcome sight when you're trying to make a move, for whatever reason.
Major purchase decisions have an economic component, but also an emotional and psychological one. People buy (or don't buy) based on how they feel, and right now they feel unsettled. The challenge is that price reductions, incentives, and other ways of getting buyers to act don't have the same effect they do when buyers feel settled.
We're asked, "when will this change?" Right now, any answer is a guess. What we can tell you is what we're doing about it.
We're looking at ways to make a purchase more affordable, and at which of them we can put in front of the buyer agents who see our listings: adjustable-rate mortgages, interest-only loans, home equity-based options for buyers who own a home now, and rate buydowns, where a seller or builder pays to lower the buyer's rate. Each trades something, usually a payment that can rise later, so none is right for everyone. Meanwhile, we're watching buyer sentiment, the earliest signal we have that something is shifting.
Market Snapshot — Garnet Valley School District
Months of inventory has roughly doubled since late August.
Data as of October 23, 2026.
What This Means
Garnet Valley is still tight at about two months of inventory, but it has lost some of its edge. Active listings are up from 38 to 51 since late August, about half have already cut their price, and the number of homes under contract hasn't moved.
If you're selling, price to where buyers are already looking on day one, because a reduction later doesn't carry the same weight with unsettled buyers. If you're buying, it's still competitive, but less than earlier this year, and some buyers are finding their window.
Active Buyer Needs
Know someone with a home that fits? Hit reply, and we'll take it from there.
• Single-Family | Unionville-Chadds Ford — Up to $1.5M
✓ Found: Single-Family | Garnet Valley. Buyers who had been looking for over a year are under contract, with closing in November. The market opened a window for them: still competitive, but less than it was five months ago.
Community: What's Coming Up
Three November dates worth putting on your calendar, including one in Garnet Valley.
Sensory-Friendly Evening at the Brandywine Railroad, November 19
The Brandywine Museum of Art in Chadds Ford opens its holiday model train display after hours for individuals on the autism spectrum or with a sensory processing disorder, and their families. Trains run on 2,000 feet of track with more than 1,000 pieces, with reduced crowding and noise and hands-on crafts. Free, 5-7 p.m., registration required, with a waitlist if it fills.
Details and registration →
A Longwood Christmas, November 20 - January 10
Longwood Gardens in Kennett Square goes cosmic this year: rotating trees swathed in stars, the Music Room as a gilded observatory, and the Exhibition Hall as a spherical galaxy of poinsettias. The Gardens are open daily, 10 a.m. to 11 p.m., and entry is by timed ticket, so book ahead.
Details and tickets →
Garnet Valley Turkey Trot, November 26
Thanksgiving morning at Garnet Valley High School in Glen Mills: a 5K at 9 a.m. and a 1-mile run, plus a virtual 5K for family and friends who are far away. Everyone who registers gets a long-sleeve tee and a medal, and all proceeds benefit the Healthy Kids Running Series. Register online ahead of time, and pick up your packet the Sunday through Tuesday before to cut down the line on race day.
Details and registration →
Your Move: Chester County & Beyond
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FAQ
Should I wait for rates to drop?
Nobody can tell you when, and neither can we. Before deciding, ask a lender to run your payment at today's rate and at a lower one, so you can see what waiting is actually worth. If rates do fall, buyers who are waiting will likely come back too.
Should I list now or wait until spring?
It depends on why you're selling. Spring usually brings more buyers, but also more competing listings, and rates may or may not be lower by then. We can show you how homes in your area have actually sold in each season.
Also helpful
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Something you're unsure about?
Whether it's the market data, what to do about rates, or something on your mind about your property, tell us what's going on. We'll reach out and take it from there. No agenda, no pitch.
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