Home Prices Hit Record Highs While Profit Margins Plummet: Why Property Intelligence Is No Longer Optional

The 2025 housing market delivered a harsh lesson: high prices don't guarantee good outcomes.

ATTOM's just-released Year-End 2025 U.S. Home Sales Report reveals a market where the stakes have never been higher—and where the difference between a smart purchase and a costly mistake often comes down to one thing: intelligence.

The Numbers That Should Keep You Up at Night

Let's start with what the headlines will trumpet: the national median home sale price hit $360,000 in 2025—a record high, up 2.6% from 2024 and a staggering 39% higher than 2020.

But here's what most people will miss: profit margins dropped to 49%, down from 55% just a year ago. That's three consecutive years of declining returns since the 2022 peak.

Translation? Buyers are paying more. Sellers are keeping less. And the margin for error has all but evaporated.

Florida: A Cautionary Tale in Asymmetric Information

The geographic data tells an even more troubling story. Nine of the ten metros with the largest profit margin declines were in Florida:

• North Port: Margins down 24 percentage points
• Cape Coral: Down 22 points
• Deltona: Down 22 points
• Palm Bay: Down 19 points
• Port St. Lucie: Down 16 points

Meanwhile, Tampa dropped 15 points, Jacksonville fell 13, and Miami shed 11.

Ask yourself: How many buyers in those markets knew what they were walking into? How many had comprehensive property intelligence before they signed? How many found out the hard way that the "deal" they thought they got was actually the top of a declining market?

The Institutional Advantage

Here's a detail that should concern every individual buyer: institutional investors now account for 6.6% of all home purchases—and in markets like Memphis, they're buying nearly 15% of everything sold.

These aren't mom-and-pop investors. These are sophisticated operations with data science teams, proprietary analytics, and intelligence capabilities that dwarf what the average buyer brings to the table.

They're not just buying houses. They're buying information asymmetry. And they're winning.

The All-Cash Signal

Another data point worth noting: 39.1% of homes in 2025 were purchased with all cash—the highest share since 2013. In Naples, Florida, that number hits 62%.

When nearly two-thirds of buyers in a market don't need financing, they're operating with advantages most buyers can't match. Speed. Certainty. Negotiating leverage.

But here's what they all have in common: they do their homework before they write the check.

The REFax™ Imperative

There's a reason we say "Get REFax™ Before You Buy."

You wouldn't purchase a used car without running a Carfax report. The vehicle's history—accidents, title issues, service records—directly impacts its value and your risk.

Real estate is no different. Actually, it's worse. A car might cost you $30,000. A home is likely the largest financial decision you'll ever make.

Yet most buyers go in blind. They trust listing photos. They accept seller disclosures at face value. They assume their agent has done the due diligence.

REFax™—Real Estate Facts & Analytics Exchange—exists to change that.

We apply intelligence tradecraft to property analysis. We aggregate data from multiple sources, validate it through AI-powered systems, and deliver actionable intelligence in minutes—not days.

• Property history that goes beyond what the seller wants you to know
• Risk flags that surface issues before they become your problem
• Market context that tells you whether you're buying at a peak or a trough
• Comparable analysis based on actual data, not wishful thinking

The Bottom Line

The ATTOM report makes clear: 2025 was a year of records and reckoning. Prices climbed while margins compressed. Sophisticated buyers gained ground while individual purchasers faced headwinds they often didn't see coming.

In this environment, property intelligence isn't a nice-to-have. It's the difference between buying smart and buying blind.

The question isn't whether you can afford a REFax™ report.

It's whether you can afford not to have one.

---

REFax™ is a product of Monadnock Cyber, LLC—a guerrilla AI lab applying intelligence community tradecraft to real estate analytics. Learn more at GetREFax.com.

---

Sources:

• ATTOM Year-End 2025 U.S. Home Sales Report (January 29, 2026)

33 Calls. 3 Days. 2 Listings. Here's What Changed.

I've been watching cold callers grind through cold calls for years. The Real Estate mantra: "It's a numbers
game. Make 100 calls, get 1 listing."

There's a better way.

The Old Way Was Broken

Cold calling from a purchased list. Knocking on doors with no intel. Sending mailers to "homeowners" without knowing if they're motivated, underwater, or have been in the same house for 40 years with no intention of moving.

That approach has a conversion rate that rounds to zero.

The Data-Driven Difference

This week, an agent I work with made 33 calls over three days. That's 11 calls per day — not 100.

The result? Two qualified listings.

One is a $599,000 property where the seller is actively planning a 1031 exchange into land. The other requested a detailed property analysis to explore their options.

Neither of these conversations was cold. Both sellers received intelligence reports on their properties before the call. They knew the agent had done his homework. The conversations started at "let's talk strategy" instead of "who is this?"

What Powers This Approach

Every property gets analyzed before the call:

• Ownership timeline and equity position — Know if they bought in 2008 or 2020
• Valuation analysis — Current market value with comparable sales data
• Motivation indicators — Tax situations, listing history, life events
• 1031 exchange viability — For investment properties, reinvestment options are already mapped

On the $599K call, there was no pitch. It was consulting. "Based on your equity position and the current land market in Hillsborough County, here are three parcels that would qualify for a like-kind exchange..."

That's a different conversation than "Are you thinking about selling?"

The Numbers That Matter

Metric	Old Approach	Data-Driven
Calls per day	50-100	11
Conversion rate	~1%	6%
Time per lead	Unknown	Tracked
Follow-up quality	Generic	Personalized

The math is simple: Better data means fewer calls with higher conversion. 11 informed calls beat 100 shots in the dark.

Why This Works

Sellers today have access to Zillow, Redfin, and every other estimate under the sun. They don't need another agent telling them their house is "worth around" some number.

They need someone who shows up with:

• Actual comparable sales, not algorithms
• Understanding of their specific situation
• Solutions to their actual problem (like where to deploy 1031 proceeds)

Property intelligence reports deliver exactly that. Before the first conversation, the seller knows the agent isn't guessing.

The Bottom Line

Real estate is still a relationship business. But relationships built on insight beat relationships built on persistence every time.

33 calls. 2 listings. No burnout.

That's the data-driven difference.

---

Henry Basset writes about technology, data, and real estate at henrybasset.blogspot.com

Real Estate Is a Mess. REFAX Is the Mop. Stop flying blind into the biggest financial decision of your life. Show Me the REFAX!

Why Are We Still Buying Homes Like It’s the 1950s?

When you buy a $15,000 used Honda, you demand a CARFAX. You want to know if it was totaled in a flood or if the previous owner treated the oil changes like a suggestion rather than a rule. It’s common sense. No report, no deal.

Yet, when we buy a $500,000 house—literally the biggest financial move most of us will ever make—we walk through the kitchen once, check if the toilets flush, and sign away thirty years of our lives based on a "feeling."

The industry calls that "tradition." We call it a disaster waiting to happen.

The information gap closes today. Welcome to REFAX™ (Real Estate Facts).

---

Don’t Just Ask—DEMAND the REFAX

Whether you are buying your first home or selling your fifth, it is time to stop "guessing" at value. Demand a REFAX report from your agent or broker before you ever set foot in a closing room. If they can’t (or won't) provide the "Real Estate Facts," you have to ask yourself: What exactly am I paying for?

GET THE REFAX

What’s Hiding in the Walls?

Think of REFAX as property intelligence for people who are tired of being the last to know. We don’t just give you a "Zestimate" and a prayer; we provide a professional-grade dossier that tells you what’s actually happening behind the fresh coat of "Live, Laugh, Love" paint.

• The Money Talk: AI-powered market estimates with a "Confidence Score." We’ll tell you if a house is overpriced and back it up with a multi-model analysis that doesn't lie.

• Ownership Intelligence: Who owns it? How long have they had it? Is it a stable family home or a corporate flip being offloaded?

• The "No-BS" AI Layer: We don't just dump raw data. Our AI analyzes the neighborhood, compares five hyper-relevant sales, and identifies risks. It’s like having an appraiser in your pocket who actually has your back.

• Lakefront Property? Luxury? No problem. We've built in evaluation models used by top agents, including the Corina 15 point valuation model for Lakefront Property and Investment Bank, Hedge fund and PE valuations for luxury properties and land. 

DEMAND the REFAX from your agent --or walk.

---

Why REFAX Levels the Playing Field

1. End the "Information Asymmetry"

For decades, agents and sellers held all the cards. They knew the "quirks"; you knew the listing price. REFAX puts the power back in your hands. You deserve to know the history of the dirt you’re standing on.

2. The "AI Interview" Feature

Public records aren't perfect—they don't know about that $80k kitchen remodel. With our AI Interview, you can talk to the report. Tell the AI about the new roof or the quartz countertops, and the valuation adjusts in real-time. It’s the first property report that actually listens to you.

3. Professional Grade Data

Our data comes from ATTOM Data Solutions—the same heavy hitters used by banks and government agencies. This isn't a hobbyist project; it’s a professional tool built on a foundation of cold, hard facts.

---

How to Get It... homeowners and seller: 

1. Enter an Address  into getREFax.com — Any residential property in the U.S.

2. See the Teaser — Get a free snapshot of the key details.

3. Get the Full Report — Dive deep into the AI analysis and history.

4. Download & Negotiate — Take that PDF to your agent and say, "Let's talk about these numbers."

Get It While It’s Free

We’re currently in beta, which means full REFAX reports are completely free. No credit card, no "hidden fees," no nonsense. We’re building the future of real estate transparency, and we want you to see how much better it is on this side of the fence.

Visit getrefax.com and pull your first report. Then, tell your agent: "I want the REFAX."

---

The Fine Print: REFAX™ is Trademarked with the USPTO, and a product of Monadnock Cyber, LLC. USPTO Application Serial No. 99558774. Like CARFAX for real estate. Know what you're buying before you sign.

Here is a punchy, "irreverent-but-effective" script you can share. This is designed to put the power back in the buyer's hands while making it clear to the agent that the "old way" of doing business is over.

---

The "Show Me the REFAX" Script

How to handle your agent like a pro.

If your agent sends you a listing without a history report, don't just say "thanks." Send this. Whether you’re texting, emailing, or on a call, use this script to make sure they know you aren't playing games with your life savings.

Option 1: The "Polite but Firm" Text

"Hey [Agent Name], thanks for sending over that listing on Elm Street. It looks great, but before we schedule a showing, can you send over the REFAX report? I want to see the valuation confidence score and the ownership history before we spend time on a walkthrough. Thanks!"

Option 2: The "Negotiation Power" Email

"Hi [Agent Name],

We’re interested in making an offer on [Address], but I’m not comfortable moving forward based solely on the MLS data. Please pull the REFAX report for this property. >

I need to see the AI-driven market analysis and the 5-point comparable breakdown to make sure our offer is actually supported by the data. Let me know when you've sent that over!"

Option 3: The "Call Their Bluff" (If they say they don't have it)

Agent: "Oh, I haven't heard of REFAX, but I can send you a basic CMA (Comparative Market Analysis) from my office."

You: "I appreciate that, but I’m looking for the REFAX (Real Estate Facts) specifically. It uses ATTOM data and AI analysis that I find more reliable than a standard CMA. It’s actually free right now at getrefax.com—could you pull that for me real quick so we’re on the same page?"

---

Why this works:

• It sets a standard: It tells the agent you are a "Data-First" buyer.

• It saves time: You stop visiting "lemons" that are 20% overpriced.

• It creates the "CarFax Effect": When enough buyers ask for it, agents realize they have to provide it to remain competitive.

---

Shareable Social Post Idea:

Headline: If your agent won't show you the REFAX, find a new agent. 🏡🚫

"We’ve been conditioned to buy houses based on 'vibes' and granite countertops. We won't buy a used car without a history report. Does that make sense to anyone?

Stop flying blind. Demand the Real Estate Facts.

1. Go to getrefax.com

2. Pull your report (It's FREE in Beta)

3. Send it to your agent and say 'Beat this.'

4. Agents have a full portal of comps, expired listings, FSBOs, and more. They get more information when they do it. Demand it from them. 

#REFAX #RealEstateFacts #HomeBuyingTips #SmartInvesto

---

About the Author

Jeff Stutzman, MBA is CEO of Monadnock Cyber LLC and CTO of Beadwindow, LLC. A Harvard Kennedy School Senior Executive Fellow and licensed real estate agent. He brings cross-disciplinary analytic expertise in cybersecurity, AI/ML systems, and business strategy.

Email: jstutzman@monadnockcyber.ai
Company: Monadnock Cyber