You Can't Sit With Us: Why Your Home Offer Keeps Losing

The Connecticut housing market is chaotic right now and that's not necessarily a bad thing, depending on which side of the fence you're on. Jonathan Archer, our most listened-to guest and a Connecticut real estate agent, is back for round two.

We cover the current state of the market, what's driving mortgage rate volatility, and what buyers and sellers actually need to know heading into the spring of 2026. We get into rent vs. buying (spoiler: renting is still more expensive per square foot than owning in most of CT), the CHFA Time to Own program for first-time buyers, VA loan changes, the NAR settlement and what it means for buyers and agents, and why the relationships between your agent, lender, and attorney matter more than ever right now. Plus — rates were approaching the high fives and then shot up almost overnight. We explain why, what's behind it, and why waiting for the "perfect rate" could actually cost you more. If you're thinking about buying, selling, or renting in Connecticut, this one's for you.

Reach Jonathan Archer: https://www.margaretwilcoxteam.com/agent-profile/Jonathan-Archer-117129386

⏱️ TIMESTAMPS 0:00 – Welcome back, Jonathan Archer (the most listened-to episode returns)

0:35 – One word to describe the CT housing market: "Chaotic" 1:42 – Why renting costs more per square foot than owning

2:13 – COVID's role in the inventory crisis

4:20 – CHFA Time to Own: $25K forgivable loan for first-time buyers

5:30 – VA loan changes and the old appraisal stigma

6:51 – What we're no longer seeing: cash offers, waived inspections

8:11 – Spring 2026 market: more inventory, but buyers are pausing

9:25 – West Hartford vs. Glastonbury: two very different stories

14:40 – The NAR settlement explained: what changed for buyers and agents

17:22 – Why your agent's reputation can win (or lose) a deal

21:00 – How to interview a buyer's agent in today's market

24:47 – Tariffs, war, and market volatility: what changed in March 2026 26:59 – Mortgage rates: how we went from almost-5% to 6.75% overnight

29:52 – "Marry the house, date the rate" does that still hold up?

32:31 – Focus on the monthly payment, not the sticker price

33:00 – Connecticut mill rates and property taxes: the hidden cost no one talks about

35:00 – Advice for buyers right now: don't get attached, don't rush

36:10 – Trust your team: the real cost of not listening to your professionals

38:09 – AI and real estate: why ChatGPT gave bad CT market data (and why Claude is different)

41:08 – Spring market is here — why you need to start the process NOW

Reach out to Kelly Turner at [e-mail] and Derek Mazzarella at [e-mail]

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