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"


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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)

Stonington WaterfrontStonington Borough

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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The real estate market in Connecticut has been on a rollercoaster ride over the past few years, with home prices soaring in some areas while others experience more modest growth. As a homeowner, buyer, or investor, understanding these trends is crucial for making informed decisions. But how do you know if your town is thriving or if it's on the brink of a bubble? At Seaport Real Estate Services, we’ve developed an interactive map that offers real-time insights into the market dynamics of every town in Connecticut. In this blog, we'll dive into how this tool can help you navigate the complexities of the current market and what it could mean for your real estate decisions.

The Power of Real-Time Data:

One of the biggest challenges in real…

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I’m Andrew O’Reilly from Seaport Real Estate. Today, I’m not just a real estate professional, but also a fellow homeowner sharing my personal experiences and insights into the unique challenges of Connecticut’s real estate market.

 Our Family's Dream and the Market Reality

My family, like many in Connecticut, dreams of a new home – closer to the beach, with a bigger yard, a more spacious primary bath, and a walk-in closet. However, the current market makes this dream a complex decision. Our story reflects a widespread dilemma affecting homeowners throughout the state.

Interest rates have risen sharply, making new mortgages considerably more expensive than just a few years ago. We secured a mortgage at an incredibly low rate of 2.5%…

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Coastal Town

In the span of over two decades, Connecticut's coastal towns have painted a picturesque scene of New England charm and scenic waterfronts. However, beneath the surface of these idyllic communities lies a growing concern: the rising tide of housing prices, surging far faster than their residents' incomes.

#ConnecticutCoast #HousingMarket #EconomicTrends

Over the last 23 years, data reveals a trend that could reshape the fabric of towns like Stonington, Darien, and New Haven. While median household incomes have seen modest growth, median selling prices for homes have soared, in some cases, to more than double the income growth percentage.

#AffordableHousing #IncomeGrowth #RealEstateTrends

In Stonington, for example, incomes have risen by…

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Property Insurance

The growing ferocity and frequency of extreme weather events, tied intrinsically to the rapidly changing climate, have sent shockwaves through sectors that once thrived on predictability and historical data – notably, the insurance and housing markets. Jacob Bogage’s recent Washington Post article encapsulates the urgency and gravity of the situation, focusing on how major insurers are pulling away from covering the very natural disasters that are increasing in frequency.

Insurance companies, at their core, are in the business of evaluating and pricing risk. Historically, they've spread these risks across various geographies and disaster types, ensuring that catastrophic payouts in one region are balanced by calmer conditions elsewhere. However, as…

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NL County Appreciation

Investing in real estate is a significant decision, and understanding how property values have appreciated over time is crucial for both buyers and sellers. In this blog, we delve into 24 years of data from various towns in New London County, revealing average sales, typical home sizes, sales prices, and yearly appreciation rates. Join us on this insightful journey as we explore the real estate landscape of New London County.

1. Analyzing Appreciation Rates: Appreciation rates are a key indicator of a town's growth and desirability. Let's explore some noteworthy findings.

  • Stonington: With a staggering 9.89% average yearly appreciation rate, Stonington has been a lucrative market for homeowners and investors alike. Its charm and natural beauty…

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