In an information age that floods society with excessive content, our focus tends to be diverted to less-tangible distractions, rather than the essential components of a sound game plan. As a result, our level of awareness can become clouded, compromising our ability to execute informed decisions when it comes to the purchase and sale of real estate. In an industry largely predicated upon “marketing”, we are left without concrete reasoning from which to discern the most productive path forward. Ultimately, we are left without the means to implement a calculated strategy that transcends “Sales” or being “Sold”. Add to this, a fiercely competitive playing field largely incentivized by a commission-based pay structure, it becomes easier to see how the client’s best interests are routinely overlooked. What if you were presented with precise data that would allow you to make educated decisions and grow a stronger understanding of a process tailored to your needs? 

Welcome to "Changing  Markets"


Changing Markets Issue 7 Hero Changing Markets – Issue #7 The Great Stall… or the Great Shift? Southeastern Connecticut is being repriced in real time.

Across much of the country, the housing story feels familiar: volume is down, affordability is strained, and many expected prices to follow. But that is not exactly what we are seeing.

Not a crash. Not even a pause. In Southeastern Connecticut, this looks more like a market shift taking shape in real time.

Nationally, many sellers remain locked into historically low interest rates. Buyers continue to feel pressure from monthly payments. Transaction volume has softened. Yet here in Southeastern Connecticut, the local story is beginning to separate itself from the broader narrative.

While…

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The Affordability Illusion in today’s housing market is beginning to crack Changing Markets – Issue #6

The Affordability Illusion Is Breaking

For years, the market has been held together by belief. Now the numbers are starting to tell a different story.

For the past few years, the housing market has operated on a simple assumption: that buyers would find a way to make the numbers work.

Higher prices were justified by low rates. Higher rates were justified by future refinancing. Tight supply was expected to support everything.

But today, that foundation is beginning to shift.

Not all at once. Not dramatically. But in ways that are becoming harder to ignore.

The reality is this: affordability hasn’t just tightened — it’s become stretched to a point where the math is no longer working the way…

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Changing Markets – Issue #5: The Affordability Illusion

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Affordability hasn’t disappeared — it’s been redefined.

If a buyer can make the monthly payment, does that mean the home is truly affordable?

That is the story many people want to believe.

In today’s market, buyers are constantly being told to focus on the monthly number. Lower the rate. Use a buydown. Stretch a little further. Find a way to make the payment work.

But affordability is not defined by whether a buyer can make the payment today. It is defined by whether that payment is sustainable over time, while still leaving enough room to handle the realities of ownership and the pressures of everyday life.

The Gap No One Wants to Look At

Over the past several years, home…

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Changing Markets — Issue #4: The Jobs Are Coming Faster Than the Housing

Changing Markets is a Seaport Real Estate Services series focused on identifying the shifts shaping real estate before they fully materialize.

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Everyone is watching mortgage rates.

Will they drop? Will buyers come back? Will prices adjust?

But in Southeastern Connecticut, the real story is happening beneath the surface.

The jobs are coming faster than the housing.

In previous issues, we explored how the market is fragmenting and how local decisions are shaping housing supply. Today, we’re focusing on what may be the most important shift yet.

The Market Most People Are Missing

For years, Connecticut has struggled with limited housing inventory.

Even…

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The Market Is Splitting: Why Price Range Now Matters More Than Ever

Series: When the Market Changes – Lessons From Real Estate Cycles CMB2I1

In real estate, markets rarely move in one single direction.

Instead, they tend to evolve gradually. Certain segments begin to change first while others remain strong. Over time those shifts spread across the broader market.

Today we are beginning to see the early stages of that process.

Across many towns in Southeastern Connecticut and coastal Rhode Island, the market is no longer behaving as one unified environment. Instead, it is fragmenting by price range.

Some price tiers remain firmly in seller territory, while others are moving toward balance.

Understanding this shift requires returning to…

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Series: When the Market Changes – Lessons From Real Estate Cycles

If you entered real estate after 2020, your understanding of the market may be shaped by one of the most aggressive seller-driven environments in modern history.

But prior to the pandemic, real estate operated very differently.

To understand where we may be heading, it’s important to remember where we came from.

A More Balanced (and Often Buyer-Leaning) Market

In the years leading up to 2020, many markets across Connecticut and Rhode Island experienced:

  • Longer days on market
  • More inventory than buyers in certain price ranges
  • Frequent price reductions
  • Negotiated closing costs
  • Inspection repair requests as standard practice
  • Appraisals that frequently…

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Series: When the Market Changes: Lessons From Real Estate Cycles

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Over the past several years, the real estate industry has experienced one of the most unusual markets in modern history.

From 2020 through much of 2023, many areas across Connecticut and Rhode Island saw:

  • Record-low inventory
  • Multiple-offer situations as the norm
  • Rapid appreciation
  • Buyers competing aggressively
  • Sellers controlling negotiations

For many in the industry—especially newer agents—this became their baseline understanding of real estate.

But there is an important truth that often gets overlooked:

The pandemic-era market was the exception, not the rule.

A Surge of New Agents in an Unusual Market

During this period, real estate…

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Rhode Island Housing Market: The First Clear Softening

Rhode Island Housing Market: The First Clear Softening

For nearly four years, Rhode Island real estate has been tight—fast sales, multiple offers, and firm pricing. The latest data shows the first meaningful loosening: inventory is building faster than new contracts in many areas, especially along the coast.

The Key Metric: A/P (Active-to-Pending Ratio)

At Seaport Real Estate Services, we watch Active-to-Pending (A/P) as a clear read on market pressure:

  • A/P < 1.0 → more homes under contract than for sale: seller’s market
  • A/P ≈ 1.0 → supply ≈ demand: balanced market
  • A/P > 1.0 → inventory outpacing contracts: tilting toward buyers

Statewide Rhode…

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Stonington Absorbtion

The Stonington Real Estate Market: Who Holds the Power?

The Stonington real estate market is a dynamic landscape, with control shifting between buyers and sellers depending on the price range. The key metric that determines who is in control is "months of inventory," which measures how long it would take to sell all current listings at the current sales pace. This metric varies significantly across different price points, creating a nuanced market environment.

Understanding Months of Inventory

  • Below the Neutral Line (6 Months): Sellers Market
    • When months of inventory fall below six, demand outpaces supply. Sellers have the advantage, often receiving multiple offers and higher sale prices.
  • Above the Neutral Line (6 Months):…

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Why these CT Counties are the Best Kept Secrets for Coastal Living (CT)

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Connecticut’s coastal towns have long been synonymous with charm, beauty, and opportunity, but few places capture the allure of shoreline living like New London and Middlesex Counties. With picturesque landscapes, vibrant communities, and a range of real estate options, these counties offer something for everyone — whether you’re a first-time buyer, seasoned investor, or seller looking to maximize your return.

Let’s dive into the appeal of these two counties and why they stand out in Connecticut’s real estate market.

The Market Trends Driving Interest

New London County

  • Affordability Meets Coastal Living: With a median selling price of $370,000,…

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