Tips for buyers and sellers in a competitive season

By Carrie Dahle

Let’s call it what it is — this market is moving fast. Homes are going pending at lightning speed. In fact, nearly 50% of homes are under contract within the first week of being listed. That tells us something loud and clear: If a house is priced right and ready to go, buyers are jumping on it.

In Jackson County, the residential inventory of homes on the market is up 22.2%, and Ashland is up 17.1% compared to last year, giving buyers more choices. At the same time, sales of existing homes are up 7.7%, and the cumulative days on market are sitting at just 23 days, according to the Rogue Valley Association of Realtors. So while inventory is rising, demand is clearly still strong, especially for homes that check the boxes.

And here’s the real-deal perspective: Almost every transaction I’ve been a part of in the last two months has had multiple offers. For sellers, this is exciting — it means momentum, choices and leverage. For buyers, it can be a little stressful (okay, sometimes a lot). Offers need to be strong and decisions need to come quickly. But with the right strategy and support it doesn’t have to feel like chaos.

For sellers: More than just the highest price

When you get multiple offers, it can be tempting just to grab the biggest number. But price is only part of the picture. What about the terms? The contingencies? The buyer’s financing? Their timeline? All of these details can make one offer a much better fit than another, even if it’s not the highest price.

Some buyers are including escalation clauses that automatically raise their offer to beat others. Others are waiving contingencies or offering cash. The point is: You have options. Your real estate broker should help you evaluate each one, looking at your goals — whether that’s a faster close, a smoother escrow or just peace of mind.

For buyers: Be ready, be clear, be smart

If you’re buying in this market, you’ve got to be ready to compete. That means having your pre-approval in hand, knowing your numbers, and being prepared to move quickly when the right home pops up. It also means staying calm, even when the market feels intense.

Talk to your real estate broker about what makes a strong offer in your price range. Escalation clauses, flexible timelines, allowing the seller to stay in the home after closing, and solid earnest money can all make you stand out, but don’t stretch beyond your comfort zone to win. The right home is out there; with patience and a clear plan, you’ll land it.

The bottom line

This market is buzzing. But with the right mindset and a great team behind you, you don’t just survive — you thrive in it. Whether you’re buying or selling, success this season comes down to clarity, strategy and trusting the process.

You’ve got this.

Ashland resident Carrie Dahle is president of the Rogue Valley Association of Realtors and principal broker at John L. Scott, Ashland. Email her at carrie@scottlewisgroup.com.