How To Buy in a Hot Pocket Market

In a season of larger inventory than we have seen in Middle TN for a while, this is a buyer’s moment to shine!  Here are a few tips, tricks and my viewpoint in the 2025 “hot pocket” market.

What is a hot pocket market, you ask?  Have you ever microwaved one of those gross little processed delicacies and bitten into it only to be SCALDED by the hot cheese and meat?  Then, being the ravenous teen, continue to eat only to discover the inside is frozen?  It is a scientific oddity (I am sure it isn’t, but it sure feels that way)

The current real estate climate in Middle TN is a hot pocket.  Some homes sell quickly with multiple offers while others seem to sit on the market for a long time.  Why is this and how should a buyer handle it?

Firstly, the homes I see selling very quickly are typically homes that are outside the standard deviation (What now statistics talk?) The standard curve in a neighborhood may be smaller lot sizes that overlook neighboring homes  and finishes that are 8-15 years old.  Suddenly a home comes to market with an updated bathroom, light fixtures and paint and it sells in 3 days with multiple offers.  Other homes that fit the standard take longer to sell and may incur price drops.

Buyers, what does this mean and how do you win?

Firstly, if you see one of these HOT homes that offer privacy, updates and something outside the norm for that area, put in an offer with few contingencies QUICKLY.  Do you have a home to sell?  You may want to consider a bridge loan so that you don’t have to offer a sale of home contingency.  Find out what is most important to this buyer- sometimes it isn’t price (But it usually is )

For the homes you find that have been sitting for longer than the average days on market (the FROZEN middle) for that neighborhood or area, it is always worth trying to negotiate down and include a sale of home contingency, if you have one.  While a seller may not accept your offer immediately, their situation may change and perhaps your agent receives a call in the future that the seller is ready to move forward. The only caveat I have is listening to your agent’s perception of the seller situation and reading their positioning via their agent.  While a home is a transaction and a business “deal”,  a seller;s home is highly personal, so, unfortunately, some sellers take offense to low offers.  (Still worth a try, though!)

Overall, buyers can still win in this market as inventory reaches a new high since 2021.

This is the hot pocket market of 2025