Housing Slowdowns End. Plan Your Next Move Locally

Now that the market has cooled, many sellers who did not get the price they hoped for have pulled listings. Realtor.com’s July trends report shows delistings up 38% year to date and 48% higher than last June. In June, for every 100 new listings, about 21 were taken off the market. That is a clear sign of frustration, not a sign the market is broken. Housing cycles slow, then resume. Realtor.com

What history shows

This is not the first slowdown.

• Early 1980s: 30-year mortgage rates peaked near 18%. Sales stalled, then recovered as rates fell. FRED
• 2008: Sales and prices dropped during the financial crisis. Activity returned as the economy stabilized.
• 2020: Sales paused during the COVID shutdowns, then surged as restrictions eased.

The pattern is consistent. Slowdowns end. Activity returns.

Where we are now

Affordability has been the headwind since 2022 as rates rose and prices held firm. That reduced demand and pushed sales lower. At the same time, inventory has improved in many parts of Florida, giving buyers more choice and more time to compare.

Locally, we see this in Hillsborough County and Pinellas. Homes in Tampa, Riverview, Brandon, Westchase, and St. Petersburg are taking longer to go under contract than a year ago. That gives serious buyers room to negotiate and gives sellers a reason to price with precision from day one. We track these neighborhood-level shifts weekly so you can act at the right moment.

The outlook into 2026

Most major outlooks point to improving sales into 2026 as rates ease from recent highs and pent-up demand returns.

• See the latest outlook for total home sales guidance into 2026. Fannie Mae ESR
• Forecast commentary expects rates to edge lower through 2026 with purchase activity supported by gradually improving inventory. MBA
• Existing-home sales updates show incremental improvement as affordability inches up and selection rises. NAR

What to watch next in Hillsborough and Pinellas

For paused sellers

• Re-enter when leading indicators improve: days on market trending down, fewer price cuts near you, more showings per listing.
• Tighten presentation and access. Small improvements to prep and photography can shorten time to offer.
• Price against live competition in your zip code, not last quarter’s averages.

For active buyers

• Use today’s slower pace to compare two or three homes side by side on total monthly cost, not just list price.
• Keep protections like inspection and appraisal. Target credits that lower cash to close or the payment.
• If timing your purchase around rates, build a plan now and watch for small rate dips to lock.

Local resources to go deeper

• Use our guide on how to take advantage of longer market times: Why Buyers Finally Have Time To Shop Smart
• If you are timing a purchase around rate moves, read: Should You Buy Now or Wait for Lower Rates

Bottom line

The current pause is part of a normal cycle. Tampa Bay will move again as affordability improves and confidence returns. If you pressed pause, stay close to the data. When conditions shift, we will help you relist or re-enter with a clear strategy.