Mid-summer check-in: what's actually happening in the EHT market

We're deep into summer and it's a good time to stop and look at what the Atlantic County market is actually telling us — not what the national headlines say, but what's happening here.

In Egg Harbor Township, inventory is lean in the $250K–$350K range. Homes priced correctly are still moving in under two weeks. Multiple-offer situations have cooled slightly from the spring peak, but well-located, move-in-ready homes are still getting strong activity.

Galloway is showing a similar pattern with a little more breathing room in the $300K–$400K range. A few price reductions have started to appear — which typically signals that some sellers got ahead of themselves in their pricing.

What does that mean for you?

If you're a buyer: There are real opportunities right now, especially on homes that have had a price cut. Those sellers are motivated, and there's room to negotiate.

If you're a homeowner: Don't let those price reductions spook you. The market is still strong. Homes that are priced right from day one are still selling well. The ones that sat are the ones that were overpriced to begin with.

I track this market weekly. If you want a straight read on what your specific situation looks like right now — whether you're buying or selling — just reply and let's talk.