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.

If buying a home is on your radar, you've probably been keeping an eye on mortgage rates and home prices. But don’t forget about homeowners insurance. Homeowners insurance has always been part of owning a home. But over the past few years, it's become a larger expense for many homeowners – something that's especially frustrating when affordability already feels tight. The good news? While premiums are still rising, the latest data shows those increases are beginning to slow. Here's what buyers should know. Home Insurance Costs Have Gone Up You've probably heard stories from friends or family about their premiums going up. And that’s not really a surprise when you consider data from the Pew Research Center shows 71% of homeowners say their insurance costs have gone up over the past few years. While no one likes rising costs, knowing what to expect can help you plan ahead. Your first insurance payment is typically included in your closing costs, but after that it'll become part of your monthly housing expenses. Getting an insurance quote early can help you build a more realistic budget and avoid surprises later. Premiums Are Rising, But Not as Fast as They Were Most of the headlines focus on how home insurance is getting more expensive. And that's true. But here’s the part that’s easy to miss. Insurance premiums are still rising. But they're not rising as fast as they were. According to the latest report from Rate Insurance, 2025 saw the first slowdown in annual premium increases since 2019 (see graph below): That doesn't mean premiums are getting cheaper. It simply means the rapid increases of the past several years may finally be starting to ease – a small but welcome step in the right direction. But what you’ll pay in one part of the country can look very different from what someone pays somewhere else. Where You Buy Can Make a Big Difference Insurance costs vary because some parts of the country experience more claims than others. That's why it's important to look at what's happening locally. Your premium will depend on things like where you're buying, the home itself, and the coverage you choose. Forbes data can give a rough idea of your state’s typical premiums. Check out the map below – the darker the blue, the higher the costs tend to be in that state: Ways To Lower Your Costs While you can't control every cost that comes with buying a home, you can control how prepared you are. If you’re crunching the numbers and trying to find ways to save, Insurify and Nerd Wallet offer these tips that can help you get the best insurance price possible: Shop Around– Compare quotes from multiple companies. Bundle Policies– Combine home and auto to see if a bundle price is cheaper. Ask If There Are Discounts– Don’t miss out on savings you may qualify for. Highlight Upgrades– Features like a new roof or storm windows can cut costs. Improve Your Credit– A stronger credit score can mean better premiums. One of the smartest things you can do is get an insurance quote before you make an offer. That way, you'll know what your monthly housing costs are likely to be before you commit. An insurance professional can walk you through your options and help you find coverage that fits both your needs and your budget. Bottom Line Homeowners insurance has become a bigger part of the homebuying conversation. But it doesn't have to become a bigger source of stress. The key is knowing what to expect before you buy. Get an insurance quote early, factor it into your budget, and lean on trusted local professionals to help you make the most informed decision possible.

Today's home prices have a lot of buyers – especially first-time buyers– wondering if there’s even anything out there that’s in their budget. But owning a home may be more within reach than you think. Sometimes, it just means considering a different type of home. Condos and townhomes can be a great way to buy without stretching every last dollar. And right now, two things make them worth a serious look. There Are More Condos and Townhomes To Choose From Maybe you feel like there’s just nothing out there for you, and you’ve exhausted all your options. But have you considered condos or townhomes? A lot of buyers start by looking for a single-family, detached home without even realizing what that search omits from their pool of choices. According to Housing Wire Data, there were 233,030 condos and townhomes for sale this June. That's more than any June in at least the past decade, and more than double the number available back in 2022 (see graph below): That means there are more options out there in this segment of the market – and that’s especially good news for first-time buyers. These types of homes can be a great way to break into the market for less. Just remember, that's the national number. What's available will depend on where you're looking. But generally speaking, more options means less competition, more time to decide, and more room to negotiate. They Also Tend To Cost Less Than Single-Family Homes Price is the other big draw. According to the National Association of Realtors(NAR), the median condo price was $380,000 in June. In contrast, the median single-family home price was$446,400(see graph below): That's a difference of more than $66,000. A big reason why? Condos are usually smaller than single-family homes. And smaller homes can come with smaller price tags. And if you don't need all that extra space, that lower entry price could be exactly what gets you through the door. Condo or Townhome? How They’re Different. For buyers who feel priced out of the market, a condo or townhome could be a way in. But there are some things to know. Before you start checking out homes, it’s good to understand how these two compare to each other – and to a single-family home. With a single-family detached home, you own the house and the land it sits on, and you don’t share any walls with neighbors. That means the most space and privacy. But it also usually comes with a higher tag, and all the maintenance is on you. With a townhome, you own the building and the lot it sits on. They're usually multi-level, so you get more space, and you share two walls at most. You'll also have more say over how your home looks and how repairs get done, but more of that upkeep falls on you. With a condo, you own just the inside of your unit and may have access to community features like a pool or gym. The building and shared space belong to everyone who lives there, which means you have less maintenance responsibilities. But you’ll also likely have more neighbors around you, less control over building decisions, and higher HOA fees since the HOA handles the exterior and common areas. Bottom Line A condo or townhome could be your path to owning a home without blowing your budget. Let’s connect to see what's for sale in our area and figure out which type of home fits your lifestyle, and your bottom line.

If you’ve thought about buying a home in the past few years, you may have run into two frustrations: asking prices that kept climbing and too few homes to choose from. In many places, both sticking points are letting up this summer, with lower asking prices and more homes for sale. Let’s look at the trends, and what they mean for your search. Sellers Are Pricing To Attract Buyers According to Realtor.com, the national median asking price was $430,000 in June, nearly $11,000 under what it was the year before(see graph below): That’s the eighth month in a row that the typical asking price has dipped below where they were the previous year, according to the same Realtor.com report. And while falling prices can sound worrying, this isn’t a sign of an impending crash. We’re talking about asking prices, not sold prices. This is a sign that today’s sellers are meeting the market where it is and pricing to draw buyers. And that’s actually something normal we’d expect from the market. As Danielle Hale, Chief Economist at Realtor.com, puts it: “Sellers are reading market conditions and are pricing accordingly from the start rather than listing high and cutting later, and buyers are taking note and making bids. This is a welcome sign that we are in a functioning market.” Asking prices were never going to climb forever – now they're just settling closer to what buyers can actually pay. That signals a healthier market, and sellers re-adjusting their expectations. More Homes Are Available Now If you’ve spent the past few years watching homes disappear before you could even schedule a tour, this is for you. Supply is starting to catch up. According to Realtor.com, the number of homes listed for sale in June was the highest June number we’ve seen in three years(see graph below): This means more options for you and less competition for each one. Now, supply is not back to normal everywhere. As you can see, we’re still down from where we were back in 2017-2019. But in many places, it’s better than it’s been in a while. Here’s how that helps you. You don’t have to rush an offer just to stay in the running, and you have better odds of finding and landing the right home, not just the one that’s available. Plus, you’ll have more room to negotiate, so you’re searching from a stronger position than buyers had even a year ago. Why This Is Encouraging if You’re Buying Your First Home For first-time buyers looking for lower-priced homes, these trends line up especially well. Mischa Fisher, Chief Economist at Zillow, explains: “The lowest price tiers are exhibiting some softness in terms of price, they also had the most listing-activity growth, the first time since 2022 that’s been the case.” So, if you’re searching for your first place or your next house, there's a little more to choose from and a little more give on price. Bottom Line If a tight budget or a thin selection has kept you from buying a home, now might be the time to restart your search. Ready to see what’s available here? Let’s connect.

Quick gut reaction. Which investment do Americans trust more than stocks, gold, savings accounts, and bonds? The answer hasn't changed in 14 years. It's real estate. And this year, that answer comes with even more conviction behind it. New data shows people aren't just saying homeownership is a smart move, they're feeling better about it than they have in years. Let's dig into why. Real Estate Takes the Top Spot – Again Every year, Gallup asks Americans to name the best long-term investment. And for the 14th year in a row, real estate came out on top (see graph below): That's not a fluke or a hot streak. That's 14 straight years of beating out stocks, gold, and everything else. Think about everything that's happened in that stretch – rising rates, market swings, election years, you name it. Through all of it, Americans kept picking real estate. That kind of staying power says something about how people view homeownership – and it makes sense. Historically, it’s one of the best ways to build wealth in this country. As Michelle Egan, Head of Credit Solutions, Impact Finance at JP Morgan Chase, explains: “Owning a home has long been considered one of the most reliable ways to build wealth. Beyond providing shelter, a home is a valuable asset that can appreciate over time, build equity, and serve as a financial resource for generations.” Now, you may have seen chatter online saying home prices are falling and wondered if that changes the math. It really shouldn’t. Nationally, home prices are still rising – just at a slower pace than a few years ago. Yes, some local markets are seeing slight dips, but those dips are small compared to how much home values have grown over the past 5 years. Generally speaking, home prices almost always rise. As long as you plan to live there for a good length of time, you should still have the chance to build equity. More People Say Buying Beats Renting And while it's true homeownership has been seen as a worthwhile pursuit for years now, something interesting is happening. It may actually be gaining a bit more popularity again. According to Bank of America's latest Homebuyer Insights Report, 53% of people now say it's better to buy a home than to rent or move in with family. That's the first time buying has taken the lead since 2023 (see graph below): In that same report, here are a few other signals that confidence in homeownership is on the rise: 90% of people say a home is a valuable investment, up from 79% just last year. And 94% say owning a home provides stability, up from 83% the year prior. Those are relatively big jumps in a short amount of time. And here’s what may be driving it. It’s About More Than Money Sure, affordability is still tight and some markets are still hard to break into, but that hasn’t changed what people feel about homeownership as a goal. And the reason why is simple – it's not just a financial decision. It’s a lifestyle choice. A home pays you back in ways stocks never could. As Sheharyar Bokhari, Principal Economist at Redfin, says: "For many homeowners, a home is more than a place to sleep and store belongings—it's a reflection of who they are. Homeownership can help people put down roots, build relationships and create a space that feels uniquely their own." You can't get that from a brokerage account. A home is the one investment that grows your wealth and gives you a place to build your life. And that means something. Bottom Line For 14 years straight, Americans have called real estate the best long-term investment, and confidence in owning a home is on the rise. If you've been weighing whether buying is worth it, let's connect and talk through what that first step could look like for you.

If the first half of this year has left you feeling stuck, you're not the only one. Mortgage rates stayed higher than people wanted. Affordability remained tight. And uncertainty overseas added another layer of pressure nobody saw coming. That's why so many people are asking the same question: Will the second half of the year be any better for the housing market? While nobody has a crystal ball, there are a few encouraging signs things could start moving in a better direction. Here's what to watch. Mortgage Rates Could Be Near a Turning Point One of the biggest reasons mortgage rates haven't come down yet is inflation. And higher energy prices and uncertainty overseas are at least part of the reason inflation is still elevated. The encouraging news? Oil prices have already started coming back down. That may not sound like it has much to do with buying a home. But historically, mortgage rates and oil prices tend to move in the same direction. Take a look at the graph below. Generally, they rise and fall together. Both went up in February when the conflict began. While there’s been some volatility lately, experts at the U.S. Energy Information Administration(EIA) say oil prices are forecast to come down. And since oil prices have been on an overall downward trend lately, mortgage rates could come down too: It's too soon to say exactly when that will happen (or by how much they’ll fall), but if energy prices go down, inflation cools off, and tensions overseas ease, mortgage rates could come down in the second half of the year. And that’s good news for anyone thinking about moving. The first half of the year tested everyone's patience. The second half may finally reward it. Home Prices Could Pick Back Up A lot of people want home prices to fall too. But that’s not what most forecasts show. While price trends are going to vary by area, and some places are seeing mild declines, experts still expect home prices to net positive this year at the national level. In fact, they’re projecting prices will rise by an average of 2.3% in 2026(see graph below): What does that mean for you? Right now, Federal Housing Finance Agency(FHFA) data shows prices are up about 1.7% nationally year-over-year. The average forecast for all of 2026? 2.3%. Based on those projections, home price growth would have to pick up a bit during the second half of the year. Nothing dramatic, just enough to finish the year around that projected 2.3% gain. Here’s why that’s possible. The number of homes for sale has grown, but that growth may be starting to slow down. And if rates improve, more buyers could jump back into the market. More buyers competing could put modest upward pressure on prices, especially if inventory’s not growing as fast. That’s why buyers shouldn’t assume waiting will guarantee a lower price later. And for sellers, that’s great news if you’ve been worried about your home’s value. More Homes Are Expected To Sell If you've been wondering why the housing market has felt quieter lately, you're not imagining it. Home sales have been slower than many experts expected. But that doesn't mean people have stopped wanting to move. A lot of people still want or need to make a change. They’ve just been waiting for more certainty, better affordability, or a clearer read on where the market is headed. And early signs show that may be on the horizon. If rates ease and confidence improves, more people may finally move. As Odeta Kushi, Deputy Chief Economist at First American, explains: “Overall, we expect pent-up demand to continue emerging gradually. But the pace of recovery will vary significantly across markets and will depend on the path of rates, labor market conditions and inventory growth.” Based on the latest forecasts, to hit the number of sales expected this year, here’s what would have to happen. The second half of the year would need to outperform the first in sales(see graph below): In fact, each month for the rest of 2026 would have to come close to matching the best month we've had so far this year (May). That’s a sign the experts are calling for more momentum headed into the second half. More people will finally make their move happen – and you've got the chance to be one of them. Bottom Line The second half of the year probably won't be perfect. But it could be better. Mortgage rates may ease. Home sales could pick up. And prices are expected to continue rising at a healthier, more sustainable pace. If you've been waiting for signs of progress, this is it. If you want to understand what these forecasts mean for your plans and what’s happening in our local market, let’s connect.

Student loans are back in the spotlight. And whether you've been following the headlines closely or just catching bits and pieces here and there, there's a good chance they've been on your mind lately. And if you’re questioning whether you have to hit pause on your plans to buy a home, here's the thing you have to remember: Having student loans doesn't automatically mean buying a home has to wait. The Biggest Myth About Student Loans and Buying a Home One of the most common misconceptions among first-time buyers is that they have to pay off their student loans before they can qualify for a mortgage. But in most cases, that's just not true. As an article from Redfin explains, student loans usually get evaluated the same way other debts do, like credit cards or car payments: “Yes, you can get a mortgage with student loan debt. Lenders primarily assess your debt-to-income (DTI) ratio, which compares your monthly debt payments, including student loans, to your gross monthly income. Having student debt doesn’t automatically disqualify you if your DTI is within acceptable limits.” So having that loan on your credit report isn't some special red flag that immediately disqualifies you. Instead, lenders look at your overall financial situation, including your income, credit history, and more. Student loans are one piece of that puzzle, but they’re not the entire picture. You're in Better Company Than You Think Just to really drive this home, here’s a stat from the National Association of Realtors(NAR) that proves you can have student debt and still buy a home. Their research shows 33% of first-time homebuyers still had student loan debt. That's 1 out of every 3 first-time buyers. The median amount they owed? $30,400. Let that reassure you that people are buying homes with student debt every day. And carrying student loans doesn't automatically put homeownership out of reach. Don’t Count Yourself Out Before You Even Try At the end of the day, here's where a lot of buyers trip themselves up. They assume the worst and never even check what they could actually qualify for. But your situation is more unique than a blanket "no." If your income is steady and the rest of your finances are in decent shape, buying a home could be more realistic than you think. The only way to know for sure is to actually run the numbers with someone who does this for a living. You may discover you're closer to buying than you think. Bottom Line Student loans don't have to be the thing standing between you and owning a home. If you've been putting off your homebuying plans because of that debt, talk to a lender about your options. It may not be the barrier you think it is.

One of the biggest reasons buyers are still sitting on the sidelines is that they think home prices are going to come down. Some believe a crash is coming and they'll get a better deal if they hold off. Others worry they'll buy now and watch their home's value fall later. And nobody wants to overpay or buy right before values drop. But here's the question worth asking: What if the crash you're waiting for isn't actually coming? Because that's what the latest data suggests. Experts Are Not Calling for a Crash If you've spent any time online lately, you've seen posts claiming home prices are about to come crashing down. It's true that some markets are seeing small price declines right now. But that's not the same thing as a nationwide crash. While some places are experiencing a price adjustment, Realtor.com data shows home prices are still rising in 71% of housing markets across the country. The trouble is, since negative news sells, you’re seeing more coverage about how a handful of markets are seeing declines than how the majority are still seeing prices rise. And that's unfortunate. It's exactly why a lot of buyers end up with the impression that prices are falling everywhere when they’re not. So how do you really know where prices are really headed from here? That's where the Home Price Expectations Survey (HPES) from Fannie Mae comes in. Home Prices Will Rise for the Next 5 Years Every quarter, more than 100 economists, housing experts, and market analysts are asked where they think home prices are headed based on the latest data available. And despite all the uncertainty in today's market, there’s one thing they largely agree on: They don't think a crash is coming. In fact, the average of all their forecasts calls for home prices to rise every year for at least the next five years (see graph below): The point is that the overwhelming expectation isn't for prices to fall. It's for prices to rise at a more normal pace. And just in case you're looking at the forecasts and saying: “of course they’d say that” – know that this survey doesn't just include optimists. It includes pessimists too. Even the Pessimists Aren't Predicting a Crash Researchers broke the panel into groups based on how bullish or bearish they were about housing. The result? Even the most pessimistic group still expects home prices to climb over the next five years. Optimists think we’ll see prices go up roughly 4% a year. Pessimists say it’ll be closer to 1%. The reality may be somewhere in the middle. Think about that for a second. The debate among experts isn't whether prices will crash. It's how much they'll rise. That's a very different conversation than the one happening across social media. This Means Waiting Could Actually Cost You So, if you're putting off your move until prices come down, you may be disappointed. According to the experts, a widespread crash isn’t in the cards. In fact, based on the HPES forecast, a buyer who purchased a $400,000 home this January would gain nearly $40,000 in equity over the next five years from appreciation alone, even in this more moderate market (see below): Of course, this all depends on local market conditions. This forecast is a national average. But broadly speaking, if the experts are right, the bigger risk isn't that prices will crash. It may be waiting for a crash that never comes. Because depending on your market, if you wait, you could be missing out on $40k in equity or paying $40k more in five years for the same house. Understanding the Local Market When thinking about buying a home, it’s essential to understand the local market dynamics. In West Metro Denver, for instance, the housing market has its unique trends. Wheat Ridge, Arvada, Lakewood, and Golden all have distinct characteristics that can affect home prices. Whether you’re looking for a cozy bungalow or a spacious family home, knowing the local market can help you make informed decisions. The Importance of Timing Timing is crucial in real estate. If you’re waiting for prices to drop, consider this: the longer you wait, the more you might miss out on opportunities. With the current trends, it’s clear that home prices are expected to rise. So, if you’re ready to make a move, now might be the best time to act. Bottom Line A lot of buyers are waiting because they think prices will fall, but that’s not what the experts are saying. If you're trying to decide whether waiting still makes sense, let's connect. That way, you understand what's happening in our local market and what it could mean for your plans. ---wix---

Saving for a down payment can feel like the hardest part of buying a home. And with affordability as tight as it’s been lately, it’s fair to wonder how anyone manages it right now. Here’s something you may not have seen coming. Some people are getting their foot in the door with a smaller down payment. According to Realtor.com, the typical buyer put down about $23,400 in early 2026 – that's around $5,000 below what was typical the year before (a 19% drop year over year).That’s the lowest down payments have been since 2021(see graph below): So why are buyers putting less money down, and how can you put less down, too? Here’s your answer. Why Down Payments Are Getting Smaller There are a few things driving the trend: Less competition between buyers. Part of it comes down to a more balanced market. With buyers facing less competition than they did a few years ago, there’s less pressure to put a big sum down just to stand out. More moderate home prices. Your down payment is a percentage of the purchase price. So, as price growth cools, the amount you need to put down may change too. In a lot of markets, prices have slowed or leveled off, and some areas are even seeing slight dips. That can translate into smaller down payments. Buyers opting for loans with lower down payments. More buyers are also turning to government-backed loans, like FHA and VA, which often need little or no money down. FHA loans have made up more than 24% of purchase mortgages for five straight quarters, and VA loans recently hit their highest share in over a decade, according to Mortgage Professional America. But even a smaller down payment is still a significant chunk of cash, and saving it can be hard. So where does the rest come from? For many buyers, two things make the difference: programs built to help, and a hand from loved ones. Help You May Not Know You Qualify For Down payment assistance is one of the most overlooked tools out there. Looking at the 10 largest U.S. metros, Urban Institute and Down Payment Resource found nearly 44% of recent buyers already qualified for a down payment program, but many of them closed on their loan without tapping the help(see chart below): The options are broader than you might assume, too. According to Down Payment Resource: There are more than 2,600 down payment assistance programs available More than half (62%) are designed to help first-time buyers 38% have no first-time buyer requirement, so you may qualify even if you've owned before 62% are open to buyers earning $100,000 or more A Boost from Loved Ones For a growing number of buyers, help comes from closer to home. Research from Veterans United shows about 59% of parents have provided or plan to provide financial support to help their child buy a home. That support most often goes toward the down payment, followed by help qualifying for a mortgage and covering closing costs. Chris Birk, VP of Mortgage Insight at Veterans United, puts it this way: “For many families, helping a child buy a home has become less of an optional gesture and more of a practical response to today’s affordability challenges.” If your loved ones are in a position to help, it can make a real difference in how soon you can buy. Bottom Line Down payments are smaller than they’ve been in years, and that opens the door for more buyers. And with added help from assistance programs and a little help from loved ones, you may have more ways forward than you realized. Connect with a trusted lender to talk through your options.

You may be hearing that a near-record number of homeowners are pulling their houses off the market. And if that headline has you thinking, “Wait… is something bad about to happen?” You’re not alone. Because when people start stepping to the sidelines, it sounds like a warning sign that something’s coming – or that they realize something you don’t know. Here’s the thing. This trend gets spun like it means the market is about to crash. But the data tells a more practical story. What the Numbers Actually Say According to the latest data from Redfin, 5.5% of all listings were taken off the market in May. And it’s true that’s almost the highest it’s been since back in March 2020(see graph below): That can sound scary. But a lot of the fear comes from how this story gets told. “A near record number of sellers are pulling their listings” makes a great clickbait headline – and that sort of thing spreads fast, especially online. But sellers pull a house off the market for plenty of reasons that have nothing to do with a crash. Redfin points to four main forces driving this trend: Homes are taking longer to sell. When the pace slows down, some sellers get frustrated and decide to hold off. The number of homes for sale is rising faster than demand. That means buyers have more options. And sellers who don’t price or prep right may not get many eyes on their house. Some sellers still have pandemic-era price expectations. A price that would’ve worked a couple years ago may not match what today’s buyers will pay. Economic uncertainty is making both buyers and sellers cautious. Buyers pause. Sellers second-guess. And that has an impact on overall sales volume and pace. Notice what’s missing from that list? There isn’t a single mention of an impending market crash or price collapse. This is about a shifting pace, more competition, and sellers deciding how they want to respond. One Detail Most Headlines Leave Out Want more peace of mind that this isn’t a crash? This next stat delivers. Yes, more sellers are taking their homes off the market. But Redfin also shows something you're not going to see in social posts... The number of re-listings is growing too. While more sellers are pulling their listings, more are also deciding to give selling a second shot too. This is pretty much the highest re-listings have been since the pandemic hit. While 5.5% got pulled in May, 2.3% were also put back on the market(see graph below): That’s a signal sellers aren’t giving up or running away in large numbers. Some are simply stepping away briefly before deciding to try again. That tells you this often isn’t a permanent decision. In many cases, it’s a pause – and the seller comes back with a different approach. A lot of the time that change in the overall strategy is all that’s needed to finally get a house sold. And just in case you need more proof this isn’t a reason to worry, check this out. Buyer activity may be starting to pick back up – and that could bring more sellers back in or, at least, prevent some sellers from pulling back. The National Association of Realtors(NAR) reports existing home sales increased 3.2% in May. That’s the biggest increase since December. As the Wall Street Journal puts it: “Home sales in May posted the biggest rise this year, a sign that the housing market’s crucial spring selling season may be showing signs of life after a sluggish start.” That doesn’t sound like a market in trouble. Bottom Line If you’re seeing headlines about how a record number of sellers are taking their homes off the market, don’t panic. It’s not a warning of an impending crash. It’s a market adjusting.

Open up a home search and you'll see them. Listings that have been on the market for two months. Three. Some longer. Most buyers scroll right past them, assuming something’s wrong with the house. But that instinct could be costing you, since the longer a home sits, the more motivated the seller usually gets. Where Some Buyers Are Finding Better Deals If affordability has been your #1 hurdle to buying, here’s a surprisingly simple strategy that could help you finally get your foot in the door. Start with the homes that have been sitting the longest. That’s often where the best deals are. Here’s why. Data from Realtor.com shows there’s a connection between longer time on the market and lower sales prices. Basically, the longer a house sits, the more likely it is that the seller will reduce the price (see graph below): The blue line tracks how long homes stay on the market, while the green line tracks the share of homes getting a price reduction. As one climbs, so does the other. And if you focus on these homes that are just sitting and waiting, the opportunity for you is bigger than you may think right now. Redfin data shows there’s $347 billion worth of stale listings on the market right now – more than ever before for this time of year. So, ask your agent to filter listings for you from oldest to newest. The home that fits your budget might already be there. Just further down the list than you thought. Lingering Doesn’t Always Mean Something’s Wrong Let’s say you do that and something catches your eye. Still, you might be questioning why the home has been sitting in the first place. Just remember, sometimes it has nothing to do with the home itself. According to Redfin, common causes are: The asking price was set too high to start The home didn’t show well online There are a lot of homes for sale in the area, so it just got buried So, nothing that’s necessarily a dealbreaker, or even anything that’s wrong with the home itself. If there’s a real issue, a thorough inspection will surface it. And that’s information you can use to negotiate. Not a reason to assume it’s a house worth skipping over. How To Turn a Lingering Listing into a Win So how do you capitalize on a lingering listing? According to USA Today, you have two main levers to pull. The first is price. Work with your agent to study what comparable homes recently sold for, then build an offer around that. Coming in below asking price is fair game when a home has been sitting. The second is concessions. If a seller won’t budge much on price, they may still help in other ways, like covering some closing costs, repair credits, or even a mortgage rate buydown that lowers your monthly payment. A local agent has the context to tell which homes are the real opportunities and which are skippable. Bottom Line A house sitting on the market isn’t always a glaring red flag. In today’s market, it may be your best opportunity yet. For help deciding which lingering listings are actually worth a second look, let’s connect.