Real Estate Market Check — August 12, 2026
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The market right now is interesting because we’re not seeing the crash many people predicted—but we’re also nowhere near an easy buying environment.
Mortgage rates are still in the upper-6% range, affordability remains difficult, and transaction volume is weak. At the same time, home prices have remained surprisingly resilient because inventory is still relatively constrained.
For investors, though, there’s a shift worth watching:
Buyers are gaining negotiating power.
Homes are taking longer to sell, inventory has improved, and motivated sellers may be more willing to negotiate on price, credits, repairs, or closing costs.
My biggest takeaway:
I wouldn’t buy a property today that needs appreciation or a future refinance to make the deal work.
The deal should survive today’s interest rate, realistic rents, vacancy, operating expenses, and a reasonable downside scenario.
This feels less like a market where you wait for everything to get cheap—and more like one where disciplined investors hunt for individual opportunities.
For those actively buying right now: Are you finding better deals, or are sellers in your market still holding firm?