We're halfway through 2026, and the housing market has settled into a rhythm that rewards preparation on both sides of the transaction. Here's my read on where things stand and what it means for you.

Inventory is finally loosening up

After years of historically tight supply, active listings in our area are up meaningfully compared to this time last year. More sellers who had been waiting on the sidelines are listing, and new construction deliveries are adding options at the entry and mid-level price points.

For buyers, this means more choice and slightly less pressure to waive contingencies. For sellers, it means pricing accurately matters more than it has in years - overpriced homes are sitting, while well-priced homes still attract multiple offers.

Rates have found a range

Mortgage rates have spent most of the year trading in a fairly narrow band. The days of ultra-low pandemic-era rates are behind us, but so is the volatility that made planning difficult. A steady rate environment is genuinely good news: it lets you budget with confidence and compare lenders on service and fees rather than trying to time the market.

If you're rate-sensitive, ask your lender about temporary buydowns and lender credits - sellers are increasingly willing to fund these as negotiation tools.

What this means for sellers

  • Price to the market, not to your hopes. The first two weeks on market are when you have maximum leverage. Use them.
  • Condition matters again. With more inventory, buyers can afford to be pickier. Small pre-listing repairs pay for themselves.
  • Be open to concessions. A rate buydown for the buyer often costs you less than a price cut and gets deals done.

What this means for buyers

  • Get fully underwritten pre-approval, not just pre-qualified. It makes your offer meaningfully stronger.
  • Look at total monthly cost, not just the sticker price. Taxes, insurance, and HOA fees vary widely between similar homes.
  • Don't try to time the bottom on rates. If the payment works and the home fits your life, you can refinance later if rates fall.

The bottom line

This is a market that rewards preparation and punishes guesswork. Whether you're buying, selling, or just curious what your home is worth in today's conditions, I'm happy to walk you through the numbers for your specific situation - no pressure, no obligation.