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Freedom Investing Insights
February 2026 – Real Experience. Real Results.
Actionable insights. Real-world investing. Delivered.
A Note from the Team
“Price is what you pay. Value is what you get.”
— Warren Buffett
As we move deeper into 2026, one thing is becoming increasingly clear: the Pittsburgh real estate market is no longer moving at one pace.
After several years of intense activity, we’re now operating in a two-speed market—one where well-priced, well-located, and well-executed properties continue to perform, while everything else takes longer, requires more negotiation, or simply sits. The difference isn’t luck. It’s discipline.
This shift is healthy. It’s a return to fundamentals. Markets like this reward investors who understand value, respect the numbers, and remain patient when others are chasing yesterday’s conditions.
In this edition of Freedom Investing Insights, we’re breaking down what this new environment means for buyers, owners, and long-term investors—and how to position yourself on the right side of the curve as we move through 2026.
— The Freedom Property Advantage Team
Market Pulse
Pittsburgh Enters a “Two-Speed” Market
As we move into early 2026, the Pittsburgh real estate market is clearly shifting—from the aggressive seller’s market of 2020–2024 into a more balanced, two-speed environment.
What does that mean for investors?
It means pricing, condition, and execution matter more than ever.
Market Trends & Updates
Inventory is rising: The region is now sitting around 3 months of inventory, giving buyers more room to negotiate and increasing the frequency of price reductions.
Pricing pressure is real—but modest:
Redfin reports a 3.1% year-over-year decline in median home prices to approximately $235,000 as of December 2025.
HousingWire places the median closer to $249,000, reinforcing that pricing depends heavily on location and property quality.
Turnover remains low: Only about 1.8% of homes changed hands in late 2025, as many homeowners remain locked into low-rate mortgages and choose to stay put (Axios).
Affordability still wins: Despite higher interest rates, Pittsburgh continues to be viewed as a relatively affordable “refuge market,” sustaining steady demand compared to national peers (Realtor.com).
Key Developments to Watch
University of Pittsburgh expansion: A new 400-bed student housing project in Oakland is moving forward, reinforcing long-term rental demand in the university corridor.
Policy & development signals:
A proposed ban on large investors purchasing single-family homes is being discussed. NARPM
HACP is committing $3M+ in gap financing for downtown adaptive reuse projects, signaling continued urban reinvestment.
Buyers now have breathing room—but not leverage everywhere. Well-priced, updated homes still move quickly, while overreaching listings sit. Mortgage rates may be the “new normal,” but Pittsburgh’s stability continues to attract both residents and long-term investors.
Freedom’s Take:
This is no longer a market where everything sells quickly. It’s a market that rewards value, realism, and execution. You have to do your homework and know the price points. As time on market increases, deals can be had by disciplined investors with realistic underwriting.
Investor’s Edge – Winning in a Two-Speed Market
In a two-speed market, average execution gets average results. Precision wins.
Here’s what separates investors who succeed in this phase of the cycle:
1. Underwrite for Reality, Not Nostalgia
Many investors are still anchoring to 2021–2022 pricing expectations. That gap between expectation and reality is where deals fall apart.
Conservative rent assumptions
Maintenance and capex reserves
Realistic exit pricing
Longer hold timelines built into the numbers
The math must work today, not in hindsight.
2. Condition Is Now a Pricing Lever
In a balanced market:
Updated properties still command attention
Dated or half-renovated properties face longer DOM and heavier concessions
Capital spent strategically on kitchens, baths, and systems often outperforms “cosmetic-only” upgrades.
3. Location Quality Is Being Repriced
As affordability tightens:
University-adjacent areas
Transit-accessible neighborhoods
Quality school districts
Walkable, amenity-rich corridors
…are pulling ahead, while fringe locations are seeing more price sensitivity.
4. Patience Is Becoming an Asset
Low homeowner turnover means fewer forced sellers—but also fewer bidding wars. Investors who stay disciplined and ready can capitalize when motivated sellers do emerge.
Freedom’s Take:
This phase of the market isn’t about speed—it’s about selectivity. Investors who stay data-driven, realistic, and patient will be well-positioned for the next cycle.
Health, Wealth & Life
This month’s focus isn’t about property strategy — it’s about the sustainability of success through health and longevity. Based on the Peter Attia framework from his article, What Really Matters for Reducing Your Risk of Death, the real takeaway for investors is not just how long you work, but how well your years are lived.
Key Themes for Investors:
Time with Loved Ones Matters as Much as Time in the Office
Research shows that strong personal relationships and social support are among the highest predictors of long-term health and well-being. As investors, prioritizing time with family and friends isn’t luxury — it’s long-term health protection.
Movement & Strength Are Not Optional
Attia emphasizes that physical capacity and strength training have outsized impact on reducing mortality risk — far beyond the traditional “cardio only” approach.
Sleep, Stress, and Purpose Fulfill the Long Game
Success in real estate is a marathon, not a sprint. Strategic sleep routines, stress management, and alignment to purpose help investors maintain sharp decision-making and emotional balance.
Read Peter Attias full article here - Focusing on what really matters for reducing your risk of death
Freedom’s Take:
High-performing investors treat health as a core asset class — because longevity and clarity of mind compound over time. Prioritize long-term health with the same discipline you apply to underwriting and portfolio planning.
Freedom in Action
Steady Growth, Built the Right Way
Over the past year, Freedom Property Advantage has continued to grow—welcoming a significant number of new properties under management across the Pittsburgh region. That growth didn’t come from shortcuts or hype. It came from consistency, referrals, and owners choosing a management approach that values transparency and execution.
As our portfolio has expanded, so has our commitment to doing things the right way. We’ve invested in systems, people, and processes that allow us to scale responsibly while maintaining the same level of attention for every property we manage.
Why it matters: Growth is only meaningful when service improves alongside it. Our focus remains on protecting owner assets, supporting residents, and building a management platform designed for long-term success.
Position Yourself on the Right Side of a Two-Speed Market
In a market where some properties move quickly, and others sit, clarity matters. We help investors understand where their properties truly stand—using data-driven rental comps, local market insight, and real leasing trends to guide smarter decisions.
If you’re planning to buy, lease, or reposition a property in 2026, start with the numbers.
Request your free rental comp analysis here.
No pressure. No guesswork. Just clear, local data to help you move forward with confidence.
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Thanks for reading.
Stay sharp. Stay strategic. Stay free.
— The Freedom Property Advantage Team