You've been waiting for something to change before you buy. It just might not be the thing you expected… While everyone’s paying attention to mortgage rates, only the savviest buyers know that the changing season can start tipping things in their favor. Because every fall, buyers tend to get more to choose from, better prices, and more room to negotiate. And that’s why Hannah Jones, Senior Economist at Realtor.com, says: “We always see that the best time to buy window usually falls in the early fall around October.” And that’s exactly why, if you've been waiting for a better moment to buy, this season may be worth a closer look – even with rates where they are. 1. There Are More Homes To Choose From One of the biggest frustrations buyers have had over the past few years has been a lack of choices. Fall tends to help with that. Based on seasonal trends, Realtor.com data shows there are typically more homes available for sale in September through November than during any other season of the year (see graph below): Why does this happen? Homes that hit the market in spring and summer don't all close right away. Some sit. New listings keep coming. And inventory builds as the year goes on. By fall, you're looking at the largest pool of available homes all year. That makes it easier to find one that works for your needs and your budget. And if anything, this should be more true this year. Rates that are higher for longer tend to help inventory grow even more. More choices can mean fewer compromises. You’re more likely to find the right home, not just the one that happens to be available. 2. Asking Prices Start To Drop Having more choices is great. But if every home is still priced too high, that only gets you so far. That's where fall's second advantage kicks in:asking prices start their seasonal decline. HousingWire data shows this trend over time (see graph below): It works like this. Spring and early summer are when sellers feel the most confident because that's when demand is typically strongest. So, many homeowners price their homes higher during those periods because of the uptick in demand. But every year, like clockwork, that dynamic starts to change by fall. Buyer activity slows down as the weather cools off. So, sellers have to price a bit lower to try to draw buyers in. And that’s good for your bottom line. 3. More Sellers Are Willing To Negotiate But fall doesn't just bring more choices and lower asking prices. It also brings more sellers who are increasingly motivated to get a deal done. You can see it in the data. Most years, fall is when price cuts peak according to Realtor.com data (see graph below): While it’s not a big difference from summer, this fall you’ll have more negotiation power than you’d have if you wait until the first half of 2027. Here’s why. If a home is on the market in the fall, many sellers are eager to get it sold before the holidays. And since there are usually fewer buyers active in the fall, that often leads to another opportunity to snag a better deal. As the National Association of Realtors(NAR) explains: “Less competition can lead to better deals. While homes are not selling as fast as during the summer,sellers may be more willing to negotiate.” Even a small seller compromise here can make a meaningful difference for you. As an example, a 5% price drop on a $500,000 home is $25,000.That could mean you end up borrowing less, keeping more money in savings, having room in the budget for updates after you move in, or simply making the monthly payment feel more manageable. Bottom Line Of course, every market moves a little differently. But here's what doesn't change: Fall consistently buyers. More homes. Lower asking prices. Motivated sellers. If you’ve been waiting for your search to feel a little more doable, this season may be worth another look. Let’s have a quick conversation about what's happening in our market and see whether this fall gives you opportunities you may not have had a few months ago.

Lately, headlines have floated an eye-catching idea about tapping into your 401(k) to cover a down payment on a home. Maybe you've caught the buzz and wondered whether that money could get you into a home faster, especially with affordability as tough as it is. Here’s what you need to remember. Pulling from your retirement savings is a big decision, so take time to weigh all your options first and be sure to talk with a financial expert before you do anything. Why Dipping into a 401(k) Can Be Tempting Data from Empower shows many Americans have built up considerable retirement savings. The median 401(k) amount for anyone in their 40s-60s is six figures(see graph below): And when you've got a good chunk saved and your dream home is right there, reaching for it can feel like an easy call. But dipping into your retirement savings to buy a home could cost you a penalty and set back your finances later on. That's why it's a good idea to explore other options for your down payment first. As Redfin says: "If you’re struggling to save enough for a down payment, you may be wondering if tapping into your 401(k) is the right option. While it’s possible, doing so comes with significant risks, like early withdrawal penalties and lost investment growth." Before you decide, have a financial advisor help you compare the upsides to the risks. Bankrate points to a few of each (see visual): Other Options Worth Exploring First Your 401(k) isn’t the only way to finance a home purchase. Redfin outlines a few other options to look into before you decide what to do: Low and No-Down Payment Loans: FHA loans, for example, allow qualified buyers to put down as little as 3.5% of the home's price, depending on their credit scores. Down Payment Assistance Programs: Many national and local programs can help reduce what you pay toward your down payment or closing costs. Make a Plan Before You Make a Move No matter which route you take, talk with a financial expert first. The buyers who come out ahead build a solid plan with the right professionals before starting their journey to homeownership. As NerdWallet puts it: "Even if you’re convinced a 401(k) loan is the way to go, it’s important to understand the risks at the outset." Bottom Line Affordability is definitely a challenge, but that doesn’t mean tapping your 401(k) is your only way in if you want to buy. If you're considering using your 401(k) savings for a down payment, weigh all your options and talk with a trusted financial advisor before you make any decisions. They’ll help you make a plan to fit your goals and your budget.

You're scrolling through listings on your phone and everything looks good until you see the price (or the estimated monthly payment). Then you close the app. Because even if you love the house, the numbers feel impossible. But here's the thing. Nationally, there are more homes sitting on the market than there are people out there looking. And when sellers need buyers more than buyers need sellers, that shows up in the price. Lower asking prices. More price cuts. And homes priced for what buyers can actually afford – not what sellers hope someone might pay. And it may be enough to make buying more doable than you’d think. 4 Out of 10 Sellers Are Cutting Their Price One of the clearest signs sellers are adjusting? Price cuts. HousingWire Data shows more than 40% of sellers are dropping this price. That’s just slightly behind the volume we saw last year (see graph below): That’s more than 4 out of every 10 homes listed. Think about what that means. That's thousands of sellers deciding they'd rather lower their asking price than keep waiting for someone willing to stretch their budget. They know that to sell, they have to be willing to do some give and take. And when no buyers are biting, they’re pulling their biggest lever to draw buyers back in – their price. As Danielle Hale, Chief Economist at Realtor.com, explains: "This is a market where people are adjusting and showing up rather than giving up. Sellers are meeting the market with more realistic asking prices, which is helping deals get done." This July Saw the Lowest Median List Price for Any July in Five Years What about the other 6 in 10 sellers? A lot of them started with a lower asking price to begin with rather than test the higher price and get crickets from buyers. That may be why July 2026 had the lowest median list price of any July in the past five years, according to Realtor.com (see the white line in the graph below): Now, that doesn't mean home values are falling or that everything's suddenly a steal. Prices are still above where they were before the pandemic. But what it does mean is this. Sellers no longer banking on bidding wars or expecting buyers to pay whatever they ask. Instead, many are listing at prices that better reflect today's market from the very beginning. And honestly, whether they're pricing competitively from day one or adjusting after a few weeks on the market, the message for you is the same: Sellers are more willing to meet you where you’re at. Because in many markets throughout the country, you're not fighting over a house anymore. Sellers are fighting over you. And that’s information you can use to get a better deal. Yes, affordability can be a real challenge. And the monthly payment you take on definitely does matter. But if you've been assuming everything is out of budget, there may be more wiggle room than you think. Bottom Line Right now, sellers are flexible on the price in ways they weren't before. Let’s take advantage of that flexibility. You may be surprised by what's available – and how willing today's sellers are to work with buyers.

A recent survey from Talker Research asked Americans to pick one word to describe how 2026 has felt so far. The winner? Stressful. And honestly, there’s been a lot going on. So, it’s understandable if you've been putting off buying or selling a home until things settle down. But you may be waiting on something that's already happened. While everything else has felt shaky, the housing market has become one of the steadiest things out there. Look at the data. Home Prices Have Leveled Out After years of fast increases, data from the National Association of Realtors(NAR) shows home prices have been remarkably steady for the past 4 years (see graph below): And experts say that's what to expect going forward, too. As Selma Hepp, Chief Economist at Cotality, explains: "In 2026, we expect home prices to remain broadly stable, with modest appreciation at a national level." No wild swings. Just slow, steady growth. That's a healthy market. Of course, that pace can vary a bit depending on where you live. But nationally, steady growth like this makes it easier to plan your budget, whether you’re buying or selling. The Supply of Homes for Sale Has Steadied For years, the supply of homes for sale was a moving target. It dropped fast during the pandemic and has been climbing pretty reliably ever since. Now, that pace of growth has slowed down. According to Realtor.com, inventory today is very close to where it was this time last year (see graph below): That’s helpful no matter which side you’re on. When the number of homes for sale isn’t changing much, you know what you’re walking into – how many options you’ll have as a buyer, and how much competition you’ll face as a seller. Mortgage Rates Found Their Range Yes, rates jumped dramatically back in 2022. But since then, Freddie Mac data shows they've stayed between 6% and 7% for the better part of the last 3 or so years (see graph below): Yes, there was one brief spike above that threshold, but overall, rates have stayed in that range for a while now. That predictability helps when you’re planning a move. And now that this seems to be a longer-term trend, people have accepted it as the new normal. Buyers have gotten comfortable purchasing in that range, and sellers have gotten just as comfortable listing in it. That comfort’s important because when both sides know what to expect, they keep making moves. In other words, the market isn't frozen waiting for something to change. It's moving calmly. Bottom Line The rest of the world may feel unpredictable right now, but the housing market doesn't have to. Prices, inventory, and rates have all found solid ground. If stability is what you've been waiting for, it's already here. Let’s connect if you want to talk through what that means for your move.

Buying or selling a home is a big financial decision. And right now, it feels even bigger. Inflation is high, costs are high, and you want to be sure the timing is right before you make your move. But if you do decide to go for it, whether you're buying or selling, here's something reassuring to hold onto. Not only does your move change your own life, but it also gives your whole community a boost. Real estate is a huge part of the economy. In 2025, it added up to about $5.6 trillion, according to the National Association of Realtors(NAR). A good share of that comes from everyday people buying and selling homes, just like you. Your Move Puts Real Money Into the Local Economy Every sale sends money flowing through your area. NAR data shows that buying an existing home (one that's already been lived in) adds about $64,000 to the local economy. Buy a newly built home, and that number climbs to more than $134,000(see graph below): Over half of that comes from the work of building the home itself. The rest flows to real estate services, like agent and lender fees, plus what you spend settling in afterward, on things like furniture and remodeling. And the money doesn't stop there. As local businesses earn it, they spend it again in your area, so a single sale ripples further than the sale price alone. One Sale Keeps a Lot of People Working Behind every sale is a whole network of people doing their jobs. Contractors, lenders, inspectors, movers, and more. When you buy or sell, you help keep them busy. Lawrence Yun, Chief Economist at NAR, puts it this way: "Increased home sales mean more economic activity — lawn care, furniture purchases, moving services, mortgage originations and other related business activities all get a boost." So, your move supports your neighbors' livelihoods, too. The deal that gets you into your next home also helps a local crew make payroll. In a year when every paycheck counts, that's no small thing. Your Local Impact May Be Even Bigger What your move financially adds to your community depends a lot on where you live. To help you see how it can vary, here’s a look at the impact of a typical newly built home sale by state. The national average for a newly built home is about $134,000, but some states see far more(see map below): In California, a single sale adds more than $300,000 to the local economy. In Hawaii, it's over $350,000. Even in the most affordable states, the number lands in the tens of thousands. Want to know what a move would mean where you live? A local agent can show you the figure close to home. Bottom Line Moving is both a personal milestone and an investment in your community. So, if the time is right for you, let's connect. You'll make a difference for more people than you know.

You may have heard the number of homes for sale isn’t growing like it was. And maybe that has you worried you won’t find a home you love when it’s time to make your move. But that may be about to change. Here’s why your pool of options may actually start ticking back up again. Growth Has Slowed, But It Hasn’t Stopped Active listings were up 2.1% year-over-year in July, according to Realtor.com. Back in January, inventory was up 10%. And in May of 2025, it was up 31.5%. So, growth has cooled off a lot over the last year. The past 3 months, though, have all seen inventory growth land in roughly the same range, which is a sign this slowdown may be nearing its floor(see graph below): So, what does that mean for you? Homes are still coming onto the market. Every single one of these bars shows a period where inventory grew. So, don’t be discouraged or let this make you think you’re out of options. Plus, we’ve seen more stability in the numbers lately, which is a good sign. The Most Homes for Sale Since 2019 Compared to the rock-bottom lows of 2021, inventory has climbed back substantially. Nationally, the number of homes for sale has been up year-over-year consistently now for 33 months. And inventory has almost doubled in just a few years. So don’t get too hung up on the pace of that increase. This July was actually the best July for inventory since 2019(see graph below): Now, the market still needs about 150k listings to get back to pre-pandemic levels, but things are quickly approaching normal. And experts think we may even be back to 2019 levels by the end of this year, even with the slowdown we’ve already seen. And that’s thanks to one unlikely factor: mortgage rates. Why Higher Rates May Actually Help Inventory Grow It works like this. When mortgage rates climb, inventory tends to climb with them. As Mike Simonsen, Chief Economist at Compass, explains: “When rates rise; inventory rises. When rates fall; inventory falls. So, from July last year to March this year, rates ease lower and all the inventory growth of the past several years evaporated. If rates move higher from here or stay elevated for [a] longer period of time, then we should expect supply to build again.” Well, rates are expected to hold in the mid-to-upper 6% range for a while longer, and Realtor.com's latest forecast has inventory ending 2026 up 3.6% year-over-year. That means 2 things: Inventory growth is forecast to pick up a little bit throughout the rest of the year. And, inventory is projected to close the year at a historically normal level, right about where it stood at the end of 2019. For buyers, that’s a win. Even if today’s rates aren’t your favorite, they’re helping the number of homes on the market to grow. And more homes for sale means more choices, more room to negotiate, and less pressure to rush your search. Bottom Line The number of homes for sale is growing slowly but surely, and that means more options for your move. Want to see what’s available in our area? Reach out, and let's take a look together.

Ask around and almost every homebuyer out there wants to know if there’s a way to get a better deal. And just about every seller wants to know if they'll still get top dollar. The interesting thing is...both can be right at the exact same time. It just depends on where you live. That's because today's housing market isn't moving in one direction anymore. Some markets clearly favor buyers. Others still favor sellers. But most are sitting somewhere in the middle. And knowing which market you're actually in can completely change the strategy you use to buy or sell (and what expectations you should have). Let’s break it down. One Number Tells You Who's Got Leverage So how do you know which market you're in? There's one number that tells the story faster than anything else: the months' supply of homes for sale. It's the clearest signal of who's got leverage – and what strategy you'll need. Think of it like this. Imagine no additional homes were listed starting today. Months' supply tells us how long it would take to sell everything that's currently on the market based on today’s demand. Generally speaking, if months’ supply is: Fewer than 4 months: Sellers usually have the advantage. 4 to 6 months: Buyers and sellers are on more equal footing. More than 6 months: Buyers can usually negotiate for a better deal. Right now, the National Association of Realtors(NAR) data says that number is 4.6 and that puts the overall market back in balanced territory(see graph below): That means, as a whole, the market has finally moved back into a much more balanced range after years of being tilted in sellers’ favor. While that may look like the scales have tipped only slightly, it’s enough to make a real difference in what strategy you’ll need for your move – at least in most places. The Tale of Two Markets: Why 'Balanced' Doesn't Mean the Same Thing Everywhere Redfin data helps shed some light on how this shakes out across the country. It breaks down which cities are leaning in either direction (see graph below). Some markets give buyers more leverage. Those are in blue. Some still favor sellers. That’s the orange. Others fall somewhere in between. Those are gray. Notice anything? A lot more places are seeing more buyer-friendly conditions right now. In fact, this is the most buyer-friendly market we’ve seen in nearly 6 years. But don’t take that as buyers have the upper hand everywhere. There are still cities where sellers still have the power. And if you're in one of them, your approach to selling or buying looks completely different than it would in a buyer-leaning market. The Biggest Mistake You Can Make Right Now That’s why the biggest mistake isn't thinking it's finally a buyer's market. And it isn't thinking it's still a seller's market either. It's making any assumption without talking to an expert agent first. Today’s market is incredibly local. In one market, a buyer may be getting thousands of dollars in concessions from a seller. And a homeowner may have to consider dropping their price. But in another, a buyer may be stressed about coming in with their best offer, or they may lose out on the home to another buyer. And a seller may still be seeing strong demand and prices inching higher. Same overall housing market. Very different experiences. The truth is what’s happening in your back yard affects everything from pricing your house to making an offer to negotiating repairs or concessions. And that’s why an agent’s local knowledge matters more now than ever before. Your plan has to be based on your neighborhood – and only an agent has the expertise to get that right. Bottom Line This market isn’t one-size-fits-all. If you're wondering who has the upper hand where we live, let's talk. I'll show you exactly what the numbers look like in our market – and what strategy gives you the best shot at getting what you want.

Negotiations are back. More buyers are asking for better deals, and more sellers are giving them. Builders are throwing in extras, too. That’s why whether you’re buying or selling today, there are two terms you’ll hear a lot: concession and incentive. A concession is something a seller agrees to during negotiations to get a deal done. An incentive is a perk a builder (or a seller) advertises upfront to attract buyers. Let’s run through what you need to know about both and how they could play a role in your move. More Sellers Are Agreeing to Concessions Almost half (46%) of homeowners who sold recently gave the buyer a concession, according to Redfin. That’s the highest share on record for this time of year. And roughly 1 in 7 (16%) sellers went a step further, cutting their asking price and offering a concession on top(see chart below): So, what kind of concessions are we talking about? A seller might cover part of your closing costs, take care of a repair, or offer a credit that trims your upfront costs. It’s how they keep a deal on track when buyers have more options to choose from – and homeowners aren’t the only ones compromising. Builders Are Cutting Prices, Too Newly built homes are seeing the same push and pull. According to the National Association of Home Builders (NAHB), 62% of builders are offering incentives right now. And about 35% are cutting prices outright(see chart below): Those incentives often look like: Price adjustments Mortgage rate buydowns Free upgrades, like nicer finishes or appliances Danielle Hale, Chief Economist at Realtor.com, explains why: "New construction has been one of the steadiest parts of the housing market over the past few years, but builders are clearly responding to today's affordability pressures and higher levels of existing-home inventory." Even builders, who many people think rarely negotiate, are competing on price and perks. They have been for over a year now. The same data shows this is the 15th straight month where more than 60% of builders have offered incentives to sweeten the deal. And that’s significant. What This Means for Your Move If you're buying, this is a good time to ask. Whether you have your eye on an existing house or a newly built home, there's a chance the seller or builder will meet you partway on price, terms, or both. If you're selling, expect buyers to ask. Even builders of brand-new homes are making concessions more often than not right now. Holding firm on every term could mean more time on the market, or a lost sale altogether. Bottom Line Sellers and builders are both giving buyers more to work with this year. Want to know what’s realistic to expect in concessions and incentives in our market? Let’s connect.

If you're waiting for mortgage rates to fall a lot before you buy, you may be waiting a while. But before you get discouraged, there's a number working behind the scenes that's actually good for you right now. It's called the spread, and once you understand it, you may see today’s rates in a whole new light. The Pattern That’s Held for 50+ Years For starters, mortgage rates don't move on their own. They tend to follow the 10-year treasury yield, a number tied to how investors feel about the economy. It’s not an exact science, since plenty of other factors can move it day to day, but broadly speaking, when the economy looks strong, that yield tends to climb over time. When the outlook gets shaky, it tends to ease. For over 50 years, the 10-year treasury yield and mortgage rates have moved almost in lockstep (see graph below): The gap between them is called the “spread.” On average, that gap runs about 1.76 percentage points. And that spread impacts your mortgage rate. A wider spread tends to push mortgage rates higher than the treasury yield alone would suggest, while a narrower spread keeps rates closer to the treasury yield. One of the Big Reasons Rates Likely Won’t Drop Dramatically Anytime Soon If you’re hoping mortgage rates will drop a lot, here’s the reality – they probably won’t, at least not anytime soon. One of the big reasons why comes down to that spread between the 10-year treasury yield and mortgage rates. A few years ago, that gap got a lot wider as uncertainty in the economy pushed it as high as 3.19 points in 2023. Now here's the part worth noting – that gap has been narrowing lately. It’s down to about 2.01, just above the long-term average of 1.76 (see graph below): When the gap is wide, there’s more room for rates to fall. But when it’s relatively normal, like it is now, there’s less wiggle room for rates to fall. Why Mortgage Rates Aren’t Higher Right Now Today’s mortgage rate is basically the treasury yield plus the spread. So, when either one moves, your rate moves with it. Here are 3 different rates, all built off today's 10-year treasury yield of 4.68% to show you just how much the spread matters for your bottom line (see graph below): If the spread were still stretched out like it was in 2023, rates would be pushing close to 8% right now. That’s because the spread was over a full point wider than it is today. But now, thanks to the spread narrowing recently, today's rate sits around 6.69%. That’s the middle scenario in that visual. That's a big difference in your monthly payment compared what we could see if the spread was as big as it was 2023. As Logan Mohtashami, Lead Analyst at Housing Wire, put it: “Of course, mortgage spreads being better in 2026 is the housing hero story of the year . . .” Now compare that middle bar to the 3rd one. If the spread were sitting at its exact long-term average, rates would be around 6.5%. That's only about a quarter of a point away from where rates actually are today. That means most of the improvement in mortgage rates we should realistically expect from a shrinking spread has already happened. In other words, the same narrowing spread that’s the reason rates aren’t close to 8% today is also a big reason why they’re not likely to fall a lot further. Bottom Line That’s the trade-off with a narrowing spread. Rates may not be where you want them, but they're better than they could've been. If you want help figuring out what that means for your monthly payment, reach out to a local lender

If you’re planning to buy your next home soon, you’ve probably heard the old rule about saving 20% for your down payment. The truth is, you usually don’t have to. Plenty of loan options let qualified buyers put down much less. But a lot of repeat buyers are choosing to put down 20% anyway. So, why are they if they don’t have to? Two reasons. They know a bigger down payment pays off, and after years in their current house, they’ve built up enough equity that it’s finally possible. Repeat Buyers Put More Money Down According to the National Association of Realtors(NAR), the typical repeat buyer puts down 23% when they buy a home(see graph below): That’s more than double the 10% they may have put down as a first-time buyer. So, how do they manage it? Their equity. When you’ve owned a house for a while, two things tend to happen. One, you pay down your mortgage, and two, your home’s value climbs. The difference between what you still owe on your mortgage and what your house is worth is your equity. And the longer you’ve lived in your house, the bigger that number grows. When you sell, your equity turns into cash. And NAR data shows most repeat buyers put it straight toward their next down payment (see chart below): First-time buyers don't have that springboard yet, and that's normal. But if you already own, you may be holding more buying power than you think because of it. And if putting 20% down is finally possible, it may be worth at least considering. Here’s why. Let’s go over what you get in return. 4 Perks of Putting 20% (or More) Down As Redfin explains, putting more down pays off in a few ways: A smaller monthly payment. The more you put down, the less you borrow at today’s rates. And if taking on a higher mortgage rate is one of the reasons you’re debating whether to move, that’s a win. Paying less interest. A smaller loan can also carry less interest across the life of your mortgage. If you put 20% down, you’ll only pay interest on the remaining 80%. Put 5% down and you’ll pay interest on the remaining 95%, which will cost you more over the lifetime of the loan. No private mortgage insurance (PMI).When you put down less than 20% on a conventional loan, lenders usually add a monthly fee called private mortgage insurance. With 20% down, PMI isn’t required and that saves your money every month. A stronger offer. A larger down payment can make your offer more attractive, since sellers tend to read it as a sign your financing is solid and the deal is more likely to close. Bottom Line So, no. You don't need to put 20% down to buy your next home. But you may want to. If your equity puts it within reach, going bigger can lower your costs and make moving more doable than you think – even with today’s rates. A trusted lender can run the numbers on your financing. And when you want to know what your current house could add to your next down payment, let's talk.

Imagine waiting a year to buy a home, only to find mortgage rates haven't changed much. That may sound frustrating. But it's a real possibility. A lot of people are putting their plans on hold because they believe much lower mortgage rates are right around the corner. But, based on today's forecasts, that may not happen. And you should know that before you decide what to do. Let's look at why experts don't expect a dramatic drop in rates – and the options that could help you buy anyway. Because even if rates don’t fall, you can still move. Here’s how. 1. Mortgage Rates Aren’t Expected To Fall in a Meaningful Way If you're waiting for rates to fall, you're not alone. A recent survey from Clever-Best Interest found 42% of people believe mortgage rates will drop below 5% this year. The challenge is, that's not what the experts who study mortgage rates every day are expecting. Forecasts from Fannie Mae, the Mortgage Bankers Association, and Wells Fargo all show mortgage rates staying relatively steady in the low-to-mid 6% range through at least mid-2027 (see graph below): Why? Rates are influenced by inflation, the overall economy, Treasury yields, Federal Reserve policy, global events, and a lot of other moving pieces. And right now, those factors simply aren't pointing toward the kind of dramatic rate drop many buyers are waiting for. Could rates move a little? Of course. But if you're holding out for a bigger drop, today's forecasts suggest you may be waiting a lot longer than you expect. 2. Inflation Is Still Elevated – And That’s Working Against Lower Rates One reason experts aren't expecting rates to fall much? Inflation. Generally speaking, high inflation is the enemy of lower mortgage rates. And after a period of relative stability from mid 2023 to late 2025, recent data shows inflation has actually been trending higher lately (see graph below): In other words, one of the biggest ingredients needed for much lower mortgage rates simply isn't in place today. That helps explain why experts aren't forecasting the kind of meaningful decline so many buyers are hoping for. 3. Today’s Rates Aren’t High, They’re "Normal" And this may be the biggest mindset shift of all. The reality is, while today's rates may feel high compared to a few years ago, they're not high. They’re normal. Historically, mortgage rates have spent the majority of their time somewhere between about 5% and 10%. And data from Freddie Mac shows we’re actually well in that range today. It just feels high because we all remember the ultra-low rates homeowners got during the pandemic (see graph below): Now, this doesn't suddenly make a 6% mortgage feel exciting. But it does remind us that waiting for super low rates again may not be a realistic strategy. So... What Should You Do Instead? None of this is meant to convince you that you have to buy today. You don’t. But if you need to because something in your life’s changed, there are still ways to find better affordability without waiting for mortgage rates to fall. Check out newly built homes. Many builders are offering incentives to attract buyers, including price cuts, potentially lower rates, free upgrades, and more. Ask about an adjustable-rate mortgage (ARM).If you don't plan to stay in the home long-term, an ARM may offer a lower initial interest rate than a traditional 30-year fixed mortgage. It's not the right choice for everyone, but it's worth asking a lender if it fits your plans. Look into mortgage rate buy downs. This is when you pay upfront to reduce your mortgage rate so you can get for a lower monthly payment without waiting for rates to fall. Find out about assumable mortgages. An assumable mortgage allows you to take over the seller’s existing loan, including its lower mortgage rate. The important thing is you shouldn’t assume waiting is your only option. Talk with your real estate agent and lender about whether one of these strategies could be a good fit for you. Bottom Line If you've been putting your home search on hold because you're convinced mortgage rates will be much lower soon, it may be worth taking another look at that strategy. Let’s connect so you have an expert who can at least walk you through your options and decide whether waiting really puts you in a better position – or just keeps you on the sidelines a little longer.

After more than a year of headlines talking about how home prices are going to crash, the latest data shows that price growth may be starting to pick back up again. And depending on whether you’re buying or selling, that shift means something different for you. The Numbers May Be Starting To Turn For the past couple of years, home price growth has been moderating– cooling from around 7% in mid-2024, according to Redfin(see graph below). But look at the right side of that graph. The pace of that growth appears to have hit its low point and started to turn. While a couple months of data doesn’t necessarily mean this will be a lasting trend, there are some other signs that this could continue. For example, fewer markets are seeing prices decline. According to ResiClub and Zillow, about 36% of the 300 largest housing markets had falling prices as of the middle of last year. Since the start of this year, that share has been shrinking. Now? Only 23% are experiencing those mild dips (see graph below): When fewer markets see prices falling, that means more markets are seeing prices rise again. And forecasts suggest this shift has room to run. On average, experts project home prices will rise about 2.3% nationally this year. And for that to happen, price growth would have to pick up a bit in the second half of 2026. But Remember, Real Estate Is Local While it looks like national prices may be starting to pick back up a tiny bit, that doesn’t mean that’s what’s happening in your neighborhood. National home prices are really just an average of hundreds of local markets. Some are climbing faster. Others are still cooling. But one reason the national average may be looking up is because a growing number of metros may actually be net positive for prices this year. Not long ago, the major metros were split about 50/50 – half seeing prices rise and half seeing them fall. Now, that balance looks like it’s starting to tip in a more positive direction. Just last month, more than half of the major metros saw prices go up, according to Redfin (see graph below): As Selma Hepp, Chief Economist at Cotality, explains: “. . .local markets continue to tell very different stories. Annual home price growth has changed little since the start of the year, but some markets, especially those supported by strong job and income growth in the West and more affordable Midwest markets, have seen notable acceleration in price gains.” What This Means for You Home price headlines can be confusing because they don’t always tell the full picture. Lean on an agent to understand what’s happening in your local market and what the early signs say for where prices may go from here. That’s the best way to stay one step ahead of the market. If you're buying: slower price growth has worked in your favor. You've had more room to negotiate and a budget you could plan around. If price growth is picking up in your area, buying now may mean paying less than you would later this year. If you own a home: you've been gaining equity all along, even while growth moderated. If growth keeps picking up, those gains could speed up, too. Lawrence Yun, Chief Economist at the National Association of Realtors(NAR), projects the typical homeowner will gain roughly $16,000 in housing wealth this year. And if you're thinking about selling, this shift is a good early sign for you. Just remember, the market is still pretty balanced and buyer-friendly in a lot of areas right now. Home price growth slowed way down, and now it's showing early signs of picking back up. Whether you're buying or selling, let's connect so you can see exactly what prices are doing in our local market and what that means for your plans. Bottom Line Home price growth slowed way down, and now it's showing early signs of picking back up. Whether you're buying or selling, let's connect so you can see exactly what prices are doing in our local market and what that means for your plans.