The Fed doesn’t set mortgage rates, but its hikes can keep them higher for a while. The goal is to bring inflation, and eventually rates, down over time. With more hikes likely this year, waiting may not pay off. So, let's map out a plan that works at today's rates.

You've probably heard the Federal Reserve (the Fed) is raising rates again. And if you're planning to buy or sell a house, you may be wondering what that means for you.

With all the headlines, it’s easy to think the Fed sets mortgage rates. That’s actually a common myth. But the Fed’s decisions can still have an impact on them.

So, where does that leave you? The next few months could get a little bumpy. But the Fed is playing the long game. And with the right plan, you can still make a move that works. Let’s break it down.

Why the Fed Is Raising Rates

It all comes back to inflation. With prices rising fast, everything is getting more expensive – and that leaves buyers with less spending power and makes homes cost more to build.

So, the Fed raises its key short-term rate (the Federal Funds Rate) to slow down inflation. And that’s where a lot of people get tripped up.

• MYTH: The Fed controls mortgage rates.

• REALITY: The Fed has an impact on mortgage rates, but it’s only one piece of the puzzle.

As NerdWallet explains:

“The Federal Reserve influences mortgage rates, but doesn't set them. . . Mortgage rates are influenced by many elements, including the inflation rate, the pace of job creation, and whether the economy is growing or shrinking. The Federal Reserve's monetary policy is a factor, too . . .”

Here’s the simplest way to explain how it all fits together. Mortgage rates tend to follow something called the 10-year treasury yield. That’s the return investors get for lending money to the government for 10 years. And that yield moves up and down based on what investors expect from inflation and the economy.

Right now, one of the biggest things moving that yield is the conflict in Iran. It’s pushed oil prices higher, which has investors worried about inflation. That’s why any news about the conflict can move mortgage rates. If there’s resolution in Iran, that could take some pressure off inflation and mortgage rates. But the timing is hard to predict.

What the Fed does can move that yield, too. When they hike the Federal Funds Rate to fight inflation, investors pay attention. That can push the 10-year yield up, and mortgage rates usually follow. But once inflation cools, the yield has room to come back down, and mortgage rates can, too. That gives buyers some of their purchasing power back (see graphic below):

Think of it as a little pain today to set up some relief down the road. But how long could that short-term pain last? A lot depends on what the Fed does next.

There’s a Strong Possibility the Fed Will Hike Again This Year

According to CME FedWatch, there’s over an 80% chance the Fed hikes their federal funds rate at least once more before the end of 2026 (see graph below):

Remember, the Fed doesn’t set mortgage rates. But another hike will likely keep upward pressure on them in the short term. So, should you wait it out? Sam Williamson, Senior Economist at First American, says this:

"Over time, firmer Fed action could help steady the bond market and open the door to lower mortgage rates, but only if investors become more confident that inflation is coming under control."

And there are some early signs that’s starting to happen. Inflation cooled faster than experts expected in August:

• PCE inflation dropped to 3.4%, down from 3.7% in July.

• Core PCE (the Fed’s preferred measure which leaves out food and energy prices) fell to 3%, down from 3.3%.

That’s a step in the right direction, and it’s part of why the odds of a hike at the Fed’s October meeting have come down recently. But inflation’s still above the Fed’s 2% target, and it’s been that way for about 5 years. So, lower rates could still take a while. Your best bet is a plan that works at today’s rates.

How To Make Your Move Work Right Now

While this rate hike cycle isn’t the headline you want to see, it doesn’t mean you have to wait. There are still ways to move, even now.

• If you're buying: Get pre-approved so you know your real budget. Ask your lender about your options to get the best rate possible. And once you're under contract, lock your rate so a jump before closing doesn't raise your payment.

• If you're selling: Decide what matters most to you – a quick sale or top dollar. Each one can call for a different plan. Price for today's buyers, whose budgets are smaller with higher rates. And think about offering a rate buydown or other concession. They can do more for a buyer’s budget than a price cut.

You've probably heard the Federal Reserve (the Fed) is raising rates again. And if you're planning to buy or sell a house, you may be wondering what that means for you.

The Fed doesn’t set mortgage rates, but its hikes can keep them higher for a while. The goal is to bring inflation, and eventually rates, down over time. With more hikes likely this year, waiting may not pay off. So, connect with a local real estate agent to map out a plan that works at today's rates.

If you want to buy a house this year, there’s still a way to make it happen, even with today’s rates. This fall gives you the chance to get some of the best seasonal perks the market has to offer.

Want help figuring out when those advantages typically show up in our market?

Let's have a quick conversation about how our market works and the steps you’ll need to take to get ready. 

Want to buy a house this year, but not sure if the timing’s right? Seasonally, it may actually be a better time to buy than you expect.

Yes, mortgage rates have been ticking up lately – and that’s creating some real challenges with affordability. No one’s arguing that. But there are also predictable trends that happen this time every year that can put some wind back in your sails.

According to research coming out of Realtor.com, nationally, the week of September 27 – October 3 will be the best time to buy this year for this very reason:

“The week of September 27–October 3 brings together the market conditions buyers value most—elevated inventory, less competition and prices that have eased from their seasonal high—giving prepared buyers a way to offset high rates with savings on price and room to negotiate with confidence."

But that’s the national best week. Depending on where you live, your local sweet spot may come a little earlier or later (see map below):

It all depends on local trends and how inventory and buyer demand ebbs and flows seasonally where you want to live. But no matter when your market hits its peak, here are some of the perks you can expect this time of year.

More Choices, Better Prices, and Less Competition

For starters, there are more homes to choose from. In fact, data from the National Association of Realtors (NAR) shows the number of homes for sale recently reached its highest level in more than 10 years:

“NAR’s data does show a strong uptick in for-sale inventory at the end of the summer, reaching the highest level in more than 10 years.”

That means you may have a better shot at finding something you love and can afford without making as many compromises. And that’s not the only advantage.

Realtor.com says buyers during this window could see home prices about $14,000 lower than the summer peak, along with 30% less competition from other buyers. Plus, homes tend to stay on the market almost 2 weeks longer (13 days), giving you a little more breathing room to make a decision. 

• More choices.

• Better pricing.

• Less competition.

That combination could be enough to ease some of the pressure higher mortgage rates are putting on your budget.

The Window Doesn’t Close After This One Week

But you certainly don’t have to buy during that very specific window. This isn’t a one-week-only opportunity. History tells us conditions should be tipped in your favor for the entire month of October:

In fact, Realtor.com says 42 of the 50 largest metros see their best week to buy fall sometime during October. So, don’t feel like you have to rush to hit one specific date. Use the time now to get things lined up, then jump in when the timing is right for you. As Guaranteed Rate explains: 

“The best time to buy a home depends on your needs. Certain seasons can give you an advantage when starting your homebuying journey.”

Want to buy a house this year, but not sure if the timing’s right? Seasonally, it may actually be a better time to buy than you expect.

If you want to buy a house this year, there’s still a way to make it happen, even with today’s rates. This fall gives you the chance to get some of the best seasonal perks the market has to offer.

Want help figuring out when those advantages typically show up in your market?

Have a quick conversation with a lender and a local agent about how your market works and the steps you’ll need to take to get ready. 

If you're not finding a home you love, the new home market is buzzing with opportunity. With record-high incentives, price cuts in play, and builders itching to move inventory, this is the best time in years to buy new construction.

Curious how far today’s incentives could stretch your budget? Let’s connect so you can see what builders are offering in our area.

Even with more homes on the market right now, some buyers are still having a tough time finding the right one at the right price. Maybe the layout feels off. Maybe it still needs some updating. Or maybe it’s just more of the same.

That’s why more buyers are turning to new construction – and finding some of the best deals available today.

Why? Today, many builders have more homes that are finished and sitting on the market than normal. And that means they’re motivated to sell. They’re running a business, and they don’t want to sit on their inventory. They want to sell it before they build more homes. And that can definitely work in your favor. 

As Lance Lambert, Co-Founder of ResiClub, puts it: 

“In housing markets where unsold completed inventory has built up, many homebuilders have pulled back on their spec builds—and many are doing bigger incentives or outright price cuts to move unsold inventory.”

Over Half of Builders Are Offering Incentives 

Survey data from the National Association of Home Builders (NAHB) shows 6 in 10 builders are offering sales incentives.

That means most builders are throwing in something extra to get deals done. And when builders do that, it’s the buyers like you who win.

Price Cuts Are Back on the Table

One of the most common incentives they’re offering right now is adjusting the price. According to NAHB, 3 in 10 of builders are doing price cuts (see graph below):

On average they’re taking off 5-6% off the purchase price of the house. For a buyer, 5% could be the difference between reluctantly settling and finally getting a home that works for you.

Take a $500,000 house as an example. If builders reduce the price by 5%, you’re saving $25,000.

And even if the builder you’re interested in won’t budge on price, they’ve got plenty of other levers to pull. As Realtor.com explains:

“. . . there are deals to be found in the market for new homes, with builders increasingly willing to negotiate on price or offer incentives such as rate buydowns and closing cost assistance.”

Why This Matters for You

As a buyer, you probably have a clear vision for your ideal home. Because you’re not just buying any house. You’re buying your house. The one with the space, features, and lifestyle you’ve been hoping for. New builds can check those boxes since they usually have:

• Bigger kitchens and open layouts

• Energy efficiency (hello lower utility bills)

• Smart-home upgrades

• Fewer repair headaches on day one

And today’s incentives make buying a new home more attainable than it's been in years.

One Word of Advice: Don’t Go At It Alone

If you want to take advantage of this opportunity, just be sure to use your own agent. Builder reps aren’t there to save you money. They protect the builder’s bottom line. That’s why you need to bring your agent with you. Your agent will:

• Cut through the sales pitch and run the cold hard numbers

• Spot which incentives are actually worth it (and which ones are fluff)

• Handle negotiations so you walk away with the best deal possible

• Keep your best interest as their top priority

Even with more homes on the market right now, some buyers are still having a tough time finding the right one at the right price.

If you're not finding a home you love, the new home market is buzzing with opportunity. With record-high incentives, price cuts in play, and builders itching to move inventory, this is the best time in years to buy new construction.

Curious how far today’s incentives could stretch your budget? Connect with an agent to see what builders are offering in your area.

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.

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.

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.

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. Connect with a local real estate agent if you want to talk through what that means for your move.

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.

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.

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.

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 your area? Reach out to a local real estate agent.

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 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 HousingWire, 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.

If you're waiting for mortgage rates to fall a lot before you buy, you may be waiting a while.

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

Big investors are stepping back, and they're adding homes to the market as they go. If you've been waiting for a better shot at buying, this could be it. Let’s connect so you can see what's popping up in our area. You may have more options than you think.

For years, a lot of would-be homebuyers have worried about the same thing. How do you compete with big investors who can swoop in, pay cash, and snap up the houses you want?

Well, worry a little less. Because right now, those big investors aren't buying up the market. They're backing out of it.

Investors Are Buying Fewer Homes Than They Have in Years

According to Redfin, investor home purchases just fell to their lowest level since 2020 – when the start of the pandemic temporarily caused pretty much all homebuying to pull way back. Before that, you'd have to go all the way back to 2016 to find a time when investors bought this few homes (see graph below):

Why the step back? Two big reasons.

First, Washington passed a housing law that takes aim at large institutional investors. To be clear, these mega investors were never as big a part of the market as the headlines made it sound. They’ve always made up a relatively small slice of housing pie. But the law still targeted the largest ones, and it worked fast. According to Thom Malone, Principal Economist at Cotality:

“When Washington announced its intention to curb institutional investors’ homebuying, the market reacted. . . Cotality data shows that investment by mega investors who own 1,000 or more properties retracted almost instantly.”

Second, the housing market has cooled. Price growth has slowed in much of the country, and in some markets, prices are dipping. That makes the math a lot less appealing for investors betting on quick gains. Lance Lambert, CEO of ResiClub, explains:

“Ever since rates spiked and the Pandemic Housing Boom fizzled out in spring 2022, institutional single-family rental (SFR) operators have pulled way back from buying up homes on the resale market—the math just isn't as appealing right now. Home prices and rents are no longer ripping, holding costs (property taxes and insurance) have jumped, capital markets have shifted their attention elsewhere, and elevated materials prices make renovations expensive.”

They’re Not Just Buying Less – They’re Selling More

This is the part most people miss. Big investors aren't just slowing down their purchases. Data from Parcl Labs and ResiClub shows the largest institutional investors are now selling more homes than they're buying – and that gap is growing these past 4 quarters (see graph below):

Every one of those homes goes right back into the market for buyers like you. And since big investors tend to own homes at the lower end of the price range, a lot of what they're selling is exactly the kind of home first-time buyers are looking for. As Malone puts it:

". . . this sudden dropoff in institutional investment is a signal to first-time homebuyers that there's an opening."

Less competition from deep-pocketed buyers. More homes hitting the market. And many of them at prices that work for a first purchase. That's a shift that works in your favor.

For years, a lot of would-be homebuyers have worried about the same thing. How do you compete with big investors who can swoop in, pay cash, and snap up the houses you want?

Big investors are stepping back, and they're adding homes to the market as they go. If you've been waiting for a better shot at buying, this could be it. Connect with a local agent to find out what's popping up in your area. You may have more options than you think.

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.

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 NerdWallet 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.

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 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.

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.

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.

Buying or selling a home is a big financial decision. And right now, it feels even bigger.

Moving is both a personal milestone and an investment in your community. So, if the time is right for you, connect with a local agent. You'll make a difference for more people than you know.

The sellers having the most success today are the ones who understand the market has changed and are adapting to meet it where it is.

Sometimes that means negotiating on closing costs. Sometimes it means offering something else. The key is knowing which concessions are worth it for our local market.

If you’re wondering what's normal in our area, what's worth negotiating, and where it makes sense to stand firm, let’s connect.

A few years ago, sellers could get away with saying "no" to just about everything.

No repairs.

No concessions.

No negotiation.

If buyers wanted the house, they pretty much had to take it on the seller's terms. But now that inventory’s grown, negotiations are becoming a normal part of the process again.

That's why one of the most important things sellers need to understand right now is this:

The goal isn't to “win” every negotiation.

Sometimes, it’s worth meeting buyers where they are to get a deal done, fast. One example? Helping with a buyer's closing costs.

Let’s break that down, so you know what to expect if it comes up in your sale.

What Are Buyer Closing Costs?

Closing costs are the extra expenses buyers pay on top of their down payment when they purchase a home. Freddie Mac gives some examples:

• Loan origination fees

• Appraisal and inspection costs

• Title and attorney fees

• Survey fees and more

Typically, buyer closing costs range from about 2% to 5% of the home’s purchase price. So, on the typical $400,000 home, that could mean anywhere from $8,000 to $20,000 out of pocket.

And in today’s affordability-challenged market, that upfront cash can be a major hurdle for some buyers – even if they can comfortably afford the monthly mortgage payment itself. 

That’s why more people are asking sellers for help.

And More Sellers Are Saying “Yes”

According to the latest data from Zillow, 67% of sellers reported paying some or all of the buyer’s closing costs in 2025 (see chart below):

Now, that doesn't mean every seller is doing it. And it definitely doesn't mean every seller should. But it does show how common concessions have become as the market has shifted. And that’s important for you to know.

When Paying Closing Costs May Make Sense

This is where many sellers get stuck. They hear "help with closing costs" and immediately think: "Why should I pay for their expenses?"

But that's not always the right way to look at it. You’ve got to consider who has the leverage in today’s market.

Redfin data shows there are more sellers than buyers active today. And that shifts the market dynamics (see graph below):

That doesn't mean every market favors buyers. Far from it. In some areas, homes are still selling quickly and sellers have plenty of leverage. But in others, buyers have more room to negotiate than they've had in years.

That's why local market conditions matter so much when you make your decision.

For example, helping with closing costs may be worth considering if:

• There are a lot of homes for sale in your area

• Your house has been sitting on the market longer than expected

• You’ve had showings, but no offers

• You’re motivated to move quickly

• Or you’re trying to keep a deal together during negotiations

After all, if it’s the thing that helps bring a serious buyer across the finish line, it could be well worth it.

Other Concessions You Could Offer Instead

Just remember, being flexible doesn’t mean saying “yes” to every request.  It means understanding which compromises actually help you accomplish your goals. Because there are always alternatives.

Redfin suggests considering other concessions if you’re not interested in helping with closing costs, like:

• A home warranty

• Repair credits

• Flexible closing dates, or

• Leave behind appliances or furniture

The right answer depends on what buyers in your market are asking for and what matters most to you. That's exactly why working with an experienced local agent is so important.

A few years ago, sellers could get away with saying "no" to just about everything.

The sellers having the most success today are the ones who understand the market has changed and are adapting to meet it where it is.

Sometimes that means negotiating on closing costs. Sometimes it means offering something else. The key is knowing which concessions are worth it for your local market.

If you’re wondering what's normal in your area, what's worth negotiating, and where it makes sense to stand firm, connect with an agent.

The housing market hasn’t rebounded as quickly as experts originally hoped. But that doesn’t mean it’s stalled.

Higher inflation and lingering economic uncertainty caused economists to revise their forecasts for this year. But importantly, when those two things settle down, many experts believe the market will regain its momentum.

So don’t see this revision in forecasts as a sign of trouble. See it as a temporary reaction to overall conditions and uncertainty.

If you want to know what’s happening in our local market, and what it could mean for your plans for the rest of this year, let’s connect.

If the housing market feels confusing right now, you’re not alone.

Mortgage rates have risen. Home sales haven't picked up like expected. And many buyers and sellers are wondering when things are going to feel easier or be more affordable.

The truth is: a lot changed over the first half of this year.

Back at the end of 2025, economists were forecasting a much stronger housing market for 2026. They expected mortgage rates to come down, affordability to improve more dramatically, and home sales to rebound.

But lingering inflation, economic uncertainty, and growing geopolitical tensions overseas pushed mortgage rates higher than expected. And because rates stayed elevated for longer, many buyers continued to hold off.

That’s why experts recently revised their housing forecasts for the rest of the year (see graph below):

So, what does this actually mean for you? Let’s break it down.

Mortgage Rates May Remain Elevated

While just about everyone wants mortgage rates to go back to the uppers 5s or low 6s we saw at the start of the year, as of right now, the experts don’t think that’s likely to happen this year.

Instead, forecasts have been updated from the low 6s they originally projected. Many industry organizations are saying rates will stay in roughly the mid 6s this year. The good news is, that’s still lower than rates were a year ago.

Of course, this is based on what we know today. If the conflict overseas comes to an end or inflation drops, this could change. But if you’re waiting for lower rates, it may not pay off in the way you expect.

Existing Home Sales Revised Lower

Back in late 2025, experts expected we’d sell an average of 4.5 million homes this year. Now? That’s dropped down a bit to 4.2 million.

That tells us something important: buyers are still hesitant because affordability remains challenging.

Higher mortgage rates have made monthly payments harder to manage, especially for first-time buyers. And that’s slowed the pace of the market compared to what was originally expected. But even though the forecast was revised down, we’re still expected to sell more homes than last year. 

Once geopolitical tensions resolve and rates begin to settle down, many experts believe that group of buyers will be ready to jump back in. As Lawrence Yun, Chief Economist at NAR, explains:

“There is sizable pent-up demand that could be released into the market.”

There has already been a few glimmers of renewed hope lately. In recent months, pending homes sale have been improving month-over-month despite higher rates.

So, if you’re able to afford a home at today’s rates, it could still make sense to buy now. Because otherwise, if you wait, you’ll have more competition (and potentially fewer homes to choose from) when those others buyers jump back in.

New Home Sales Also Slowed

Builders also expected to have a stronger year. Earlier forecasts projected new home sales would top 700k in 2026. Now, economists expect we'll be just shy of that number.

Again, mortgage rates are a major reason why.

But the upside for buyers is that builders may be even more motivated to sell. That means builder incentives, negotiation opportunities, and pricing flexibility may continue in many markets. So, if you live somewhere where there’s more new construction, this may actually be a bright spot for you.

Builders could be more ready to negotiate, and that gives you more leverage to get a better deal.

Home Prices Are Still Expected To Rise

This is one of the most important takeaways from the entire forecast. Even though sales activity is slower, on average, experts did not revise their home price forecast downward.

They still expect prices to rise nationally this year.

Why? Because while buyer demand has softened, the number of homes for sale is still relatively limited overall. That imbalance is helping support prices, even in a slower market.

Of course, conditions vary depending on where you live. Some markets are cooling more than others. But nationally, experts are still projecting steady price growth — not a major decline. And that should be a comfort whether you’re buying or selling.

Because sellers don’t want a major drop in prices. And while buyers may think they do, generally you feel better about a big purchase when it doesn’t depreciate right away.

If the housing market feels confusing right now, you’re not alone.

The housing market hasn’t rebounded as quickly as experts originally hoped. But that doesn’t mean it’s stalled.

Higher inflation and lingering economic uncertainty caused economists to revise their forecasts for this year. But importantly, when those two things settle down, many experts believe the market will regain its momentum.

So don’t see this revision in forecasts as a sign of trouble. See it as a temporary reaction to overall conditions and uncertainty.

If you want to know what’s happening in your local market, and what it could mean for your plans for the rest of this year, talk to a local agent.

Home prices have a long track record of going up over time. And that’s why buying a home is generally considered a safe long-term investment.

That certainly doesn’t mean you have to buy now. You should only move when it makes sense, and you plan to live there for a while.

But if you’re interested, let this reassure you. If you want to talk through what home prices are doing in our market, your goals, or your timelines, let’s have a quick conversation.

It’s one of the biggest hold ups some buyers have right now: “What if I buy, and home prices go down?”

With everything in the news, that concern makes some sense. No one wants to make a big financial decision at the wrong time. But here’s what’s important to know. You don’t want to get hung up on the few places seeing slight declines right now.

When you zoom out and look at the full picture, home prices usually rise over time.

What the Data Really Shows

Take a look at the visual below. It uses data from Case-Shiller and Bilello to show how home prices have changed year by year going all the way back to the 1950s.

Here’s the key takeaway.

Outside of the housing crash, home prices have either held steady or increased in just about every year for decades (see visual below):

That’s a remarkably consistent track record. And it shows something a lot of headlines miss.

While short-term shifts can happen, it’s the long-term gains that really matter.

Why Prices Tend To Rise Over Time

There are a few core reasons prices usually go up each year:

• There are always people who need to move. People need a place to live, and that demand will never fully go away. It may ebb and flow, but someone will always have to move as big changes happen in their life. So, homes stay in demand.
• There still aren't enough homes for sale. While the number of homes for sale has grown, nationally there’s still an undersupply based on how many people want a home. That keeps upward pressure on prices.
• Inflation has an impact. Over time, the cost of goods (including homes) naturally increases. That pushes home values higher.

What That Means for You as a Buyer

It’s easy to get caught up in what might happen with home prices next month or next year, especially if you’re a first-time buyer and you’re feeling a little anxious about making such a big financial commitment. But the big picture is clear. Prices usually rise.

That doesn’t mean prices will go up every single year in every market. Real estate is local, and there can be short-term ups and downs. We’re seeing that in some places right now. You can even see it in the few annual dips in the visual above.

But historically, the declines have been temporary.

That’s why it’s generally recommended to buy a home only if you plan to stay for a while – typically at least five years. That’s normally enough time to see your house grow in value. And, it’s enough so you can ride out any short-term changes in the market.

Because when you can do that, something powerful happens. Those rising home values grow your net worth, and by extension, help you build wealth.

The right decision isn’t about timing the market perfectly. It’s about making a move that works for your life and staying in it long enough to benefit from the bigger trend.

It’s one of the biggest hold ups some buyers have right now: “What if I buy, and home prices go down?”

Home prices have a long track record of going up over time. And that’s why buying a home is generally considered a safe long-term investment.

That certainly doesn’t mean you have to buy now. You should only move when it makes sense, and you plan to live there for a while.

But if you’re interested, let this reassure you. If you want to talk about what home prices are doing in our market, your goals, or your timelines, reach out to a local agent.

More fresh listings are hitting the market right now, and that’s creating real opportunity.

If you put your search on hold last year, this Spring may be the time to jump back in. Let’s take a look at what just hit the market and see what could work for you.

Did you try to buy a home last year, but you ended up pressing pause?

Maybe you couldn’t find a home that really fit your needs. Or maybe the ones you liked just weren’t affordable. According to a recent survey from NerdWallet, those were the top two reasons buyers gave up on their search in 2025.

But this Spring, there's one trend that could help fix both of those frustration points: more homes are hitting the market.

The Number of Fresh Listings Is Almost 2x Higher Than a Few Months Ago

Data from Realtor.com shows there are nearly 2x as many new listings hitting the market today as there were just 3 months ago. Those are homes the seller just put up for sale (see graph below):

That’s a significant rise. And while we usually see an uptick as we head into the busiest time of the year, this increase was bigger than normal. Jake Krimmel, Senior Economist at Realtor.com, explains:

“New listings jumped 21.2% from February to 439,000, a larger-than-typical seasonal surge . . . March typically sees the biggest month-over-month jump in new listings of the entire buying season, averaging an 18% increase since 2017; this year it exceeded 20%.”

That means more sellers are jumping back into the market, and that’s giving buyers more fresh options to choose from. So, if you’d felt like you’d seen everything out there and still nothing was quite right, this may be your moment.

With that many “just listed” homes, one of them could be exactly what you’ve been searching for.

Where You Have More Options

And this trend is happening across most of the country, so you should have more options pretty much whereever you are.

Earlier this year, the Northeast had fewer new listings because winter storms delayed sellers from putting their homes on the market. But now, that region is catching up fast.

In March, new listings jumped across nearly every state, especially in the Northeast, helping drive a strong national rebound.

What Rising Inventory Means for You

Right now, there are almost a million homes for sale nationwide. That’s up over 8% compared to last year.

With that many homes on the market, there’s a much better chance something will fit what you’re looking for, especially with so many fresh options being added right now. As Odeta Kushi, Deputy Chief Economist at First American, explains:

“One of the most encouraging signals heading into the spring home-buying season is the improvement in for-sale inventory levels compared with last year. . . More homes on the market give buyers greater choice and, combined with improved buying power, expand the range of homes they can realistically consider.”

In other words, your search may feel very different this year.

Did you try to buy a home last year, but you ended up pressing pause?

More fresh listings are hitting the market right now, and that’s creating real opportunity.

If you put your search on hold last year, this Spring may be the time to jump back in. Connect with a local real estate agent to see what’s newly available in your area.