Nicholas Pacal Realtor Omaha - Helping You Make the Right Move

11/12/2026

Looking to buy or sell? Call 402-880-6096 or Click Here https://linktr.ee/nickpacal and schedule your consultation today! Available 24/7.

Nick Pacal
Realtor
Berkshire Hathaway Home Services Ambassador Real Estate

Foreclosures are up from last year. But that doesn’t mean the market is about to be flooded with homes for sale.

Even with the increase, completed foreclosures are still about 30% below pre-pandemic levels. And the supply of homes for sale is in a balanced range – not dangerously oversupplied. So this isn’t like it was back in 2008 when foreclosures overwhelmed the market.

And equity is one big reason why.

Nearly two in three homeowners have paid off their mortgage or have more than 50% equity. So, if they hit a rough patch, many can sell instead of facing foreclosure.

This isn’t 2008 all over again – no matter what the headlines may say.

Have other questions about what you’re seeing online? Let’s talk. Sometimes the headlines do more to terrify than clarify.

11/11/2026

Looking to buy or sell? Call 402-880-6096 or Click Here https://linktr.ee/nickpacal and schedule your consultation today! Available 24/7.

Nick Pacal
Realtor
Berkshire Hathaway Home Services Ambassador Real Estate

More Housing Markets Are Tipping Toward Buyers

Bidding wars. Offers over asking. For years, sellers had the upper hand in most major markets. Now, two-thirds of the top 100 metros favor buyers – up from almost none in 2021. The balance of power in the housing market is shifting. And where you live can completely change your strategy. Because it’s not happening everywhere. Want to know where your local market stands? Let’s chat.

11/11/2026

Looking to buy or sell? Call 402-880-6096 or Click Here https://linktr.ee/nickpacal and schedule your consultation today! Available 24/7.

Nick Pacal
Realtor
Berkshire Hathaway Home Services Ambassador Real Estate

Today's Market Could Be a Win for Veterans Looking To Buy a Home

For veterans and active-duty service members, today's housing market could offer a powerful combination: VA home loan benefits AND more negotiating power.

And that could give you an advantage when buying your next home.

VA loans already come with some major benefits for eligible buyers:

No down payment required in many cases.
No monthly mortgage insurance, even with no down payment.
Competitive mortgage rates that can help lower monthly payments.

But here's where things get especially interesting…

With more homes for sale and less buyer competition in many areas, sellers may be more willing to negotiate.

That could mean a lower purchase price, help with repairs, or assistance with closing costs.

And VA loans allow sellers to cover things like closing costs plus concessions of up to 4% of the home's value.

Think about what that means for your savings.

You could potentially buy a home with no down payment, avoid monthly mortgage insurance, AND negotiate help with upfront expenses.

Your military benefits and today's market could work together to make your next move possible.

Connect with a lender you trust to learn more.

11/10/2026

Looking to buy or sell? Call 402-880-6096 or Click Here https://linktr.ee/nickpacal and schedule your consultation today! Available 24/7.

Nick Pacal
Realtor
Berkshire Hathaway Home Services Ambassador Real Estate

The housing market looks a lot different than it did a few years ago.

In 2021, almost none of the top 100 metros favored buyers. But in 2026? Two-thirds of them do or are headed that way.

And depending on where you live, that means the market today is going to feel different. It shifts the power away from sellers in many places and puts it back into the hands of buyers.

For buyers, you may find sellers are more open to compromising on price and repairs than you’d expect.

For sellers, who has more power during negotiation depends ultimately on where you live. So, it’s important to have a strategy that matches your local market.

Want to know where things stand in our area? Let’s connect.

11/10/2026

Check out my listing in Ralston, NE.

5121 S 83rd Street, Ralston, NE 68127 home for sale. 3 bed | 1.75 bath | 2,097 sq ft | $209,700 USD. View photos, details, and schedule a showing with Berkshire Hathaway HomeServices.

11/10/2026

Looking to keep your computer files safe? Take this precautionary step.

No matter how complex your computer password is, it isn’t enough to stop a thief from using other me...

11/09/2026

Looking to buy or sell? Call 402-880-6096 or Click Here https://linktr.ee/nickpacal and schedule your consultation today! Available 24/7.

Nick Pacal
Realtor
Berkshire Hathaway Home Services Ambassador Real Estate

A lot of people are waiting for rates to fall… but here’s something you may not be thinking about.

While lower mortgage rates sound great, they usually come with a catch.

When rates drop, more buyers tend to jump back in. And suddenly, there's more competition and less room to negotiate on price, closing costs, or even a seller-paid rate buydown.

That's the trade-off most buyers overlook: lower rates and stronger negotiating power rarely come at the same time.

Right now, nearly half of buyers are getting concessions from sellers. And with rates expected to stay relatively steady over the next year, that's an advantage worth knowing about.

Does that mean you should rush to buy? Absolutely not. The numbers still need to work for you.

But here's the thing: the mortgage rate is only one part of what makes a home affordable. What you can negotiate matters, too.

Curious what that could mean for your budget? Let's take a look.

11/09/2026

Looking to buy or sell? Call 402-880-6096 or Click Here https://linktr.ee/nickpacal and schedule your consultation today! Available 24/7.

Nick Pacal
Realtor
Berkshire Hathaway Home Services Ambassador Real Estate

Low Rates or Lots of Leverage? Buyers Rarely Get Both.

Higher mortgage rates come with a perk most buyers miss: negotiating power.

Back in 2022, after two years of rates near 3%, 95 of the top 100 metros favored sellers, according to Realtor.com. Bidding wars and offers over asking were everywhere.

Now rates are above 7%, and the picture has flipped. Today, 66 of those 100 metros lean toward buyers.

And sellers are making deals to prove it. Redfin reports nearly half of buyers now get a concession from the seller, like help with closing costs, money for repairs, or even paying to buy down the mortgage rate.

That’s the trade-off: buyers rarely get low rates and leverage at the same time. If rates dropped in a big way, more buyers would jump back in, and that leverage would likely shrink.

That doesn’t mean you have to move right now. The right time to buy is when the numbers work for you. But if you’re ready to move, today’s leverage could help make the math more doable than you think.

Just remember, every local market is different.

Want to see how much negotiating power you’d have in this area? Let’s look at homes where sellers may be open to a rate buydown or closing cost help.

11/09/2026

Looking to buy or sell? Call 402-880-6096 or Click Here https://linktr.ee/nickpacal and schedule your consultation today! Available 24/7.

Nick Pacal
Realtor
Berkshire Hathaway Home Services Ambassador Real Estate

If you’re seeing headlines about the “silver tsunami” in housing, you should know it’ll be more of a slow tide than a sudden flood.

About 13.9 million homes owned by older Americans are expected to change hands by 2036 – that’s true. But that works out to roughly 1.3 to 1.5 million a year, spread over the next decade.

And since the country hasn’t built enough homes to keep up with demand in the years following the housing crash, those sales will help close a gap that’s already there. Not overwhelm the market.

So don't let a dramatic national headline scare you - especially if you’re thinking of selling.

What matters far more is what's happening in your local market. How many houses are for sale nearby? What are buyers looking for? And what are similar houses actually selling for?

Those are the numbers that should shape your selling strategy.

Curious what the market looks like in your neighborhood? Let's take a look.

11/07/2026

Looking to buy or sell? Call 402-880-6096 or Click Here https://linktr.ee/nickpacal and schedule your consultation today! Available 24/7.

Nick Pacal
Realtor
Berkshire Hathaway Home Services Ambassador Real Estate

Are price cuts a winning strategy for sellers today? It depends.

Say your house is listed but you’re not getting any offers, and you’re thinking about your options to try to draw buyers back in. Here are two routes you can take:

Option 1 (the most common): You drop your price by $10k and your buyer saves about $70 a month on the median priced home.

Option 2: You put that same $10k to work and pay for a 2-1 rate buydown. That could save your buyer roughly $500 a month the first year they own the home.

Same money, bigger immediate impact. And since buyers shop by monthly payment, it’s something at least worth considering.

Want to learn more about which concessions actually move the needle for buyers today? Let's talk.

And if you’re interested in a buydown, have a quick conversation with a lender about whether it makes sense for you.