Episodes

  • US Housing Market: Shifting Sands Amid Rising Inventory and Lower Mortgage Rates

    US Housing Market: Shifting Sands Amid Rising Inventory and Lower Mortgage Rates
    Dec 12 2025
    The US housing market shows a mixed picture in the past 48 hours, with rising inventory and lower mortgage rates boosting buyer options amid seasonal slowdowns and seller caution. Active home inventory climbed 12.6 percent year over year, surpassing 1 million homes for the 32nd straight week, driven by homes lingering longer on the market rather than new listings, which fell 7.4 percent year over year[1]. Redfin reports new listings dropped 1.7 percent in the four weeks ending December 7, the sharpest decline in over two years, while pending sales fell 4.1 percent, the biggest dip in 10 months[2][3].

    Mortgage rates ticked up slightly to 6.22 percent for the week ending December 11, from 6.19 percent prior, but remain well below last years 6.6 percent, following the Feds 0.25 percentage point cut on December 10[1][3][6]. Median list prices dipped to 415,000 dollars, with price per square foot down 1.1 percent year over year for the 14th week, and Redfins median sale price hit 389,123 dollars, up just 2 percent[1][2]. Delistings surged 37.9 percent year over year, the highest since tracking began in 2022, as sellers hold out rather than cut prices amid lock-in effects, especially in coastal areas[1][6].

    Consumer behavior reflects holiday caution and economic uncertainty, with homes on market 4 to 6 days longer than last year and refinance applications up 14 percent, though purchase apps dipped slightly[1][3]. No major deals, partnerships, product launches, or regulatory shifts emerged in the past week, but experts note persistent affordability woes, with three-quarters of homes unaffordable for median-income households under 80,000 dollars yearly[6].

    Compared to prior weeks, inventory growth slowed to its smallest since January 2024 at 4.6 percent, and months of supply rose to 4.6, nearing balance[2]. Industry leaders like Realtor.coms Hannah Jones highlight Midwest resilience due to milder lock-in, while Redfin agents cite wait-and-see attitudes on rates and tariffs[1][2]. Fed Chair Powell warns of structural issues no rate cuts can fully fix[9]. Overall, buyers gain leverage, but activity cools into year-end. (348 words)

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    3 mins
  • US Housing Market Remains Defined by High Prices, Tight Supply, and Affordability Pressure

    US Housing Market Remains Defined by High Prices, Tight Supply, and Affordability Pressure
    Dec 11 2025
    The US housing market this week remains defined by high prices, tight supply, and intense affordability pressure, even as expectations for slightly lower borrowing costs begin to take shape.

    National data released in the past few days underscore the affordability crunch. A new analysis cited by CBS News and Bankrate finds that more than 75 percent of homes across the US are now unaffordable for the typical household, given current incomes, prices, and mortgage rates.[3] Only 24 percent of home sales last year went to first time buyers, down sharply from about 50 percent in 2010, highlighting how younger and lower income households are being locked out of ownership.[3] Zillow estimates the country is short about 4.7 million housing units, a supply gap that continues to underpin pricing.[3]

    At the same time, the Federal Reserve’s projections released after its December meeting show officials expecting only gradual easing in financial conditions.[5] Realtor.com now forecasts average mortgage rates of roughly 6.6 percent in 2025, dipping to about 6.3 percent in 2026.[3] That is down from the recent peak above 7 percent, but still far above the ultra low rates of the late 2010s, limiting relief for buyers.

    Regional patterns are diverging. Recent commentary notes that parts of the South and West, helped by looser permitting and tax incentives, are seeing more new construction and slightly better inventory, while the Northeast and Midwest remain well below pre pandemic building levels.[3] Local market snapshots, such as Wheaton, Illinois, show how constrained supply translates into a strong sellers market: roughly a one month inventory, homes going under contract in about one to two weeks, and median sale prices jumping month over month while closing at or above list price.[1]

    Industry leaders and policymakers are testing new responses. Analysts are actively debating extended term products such as a 50 year mortgage as a potential, though controversial, tool to stretch affordability under today’s high price regime.[6] Builders continue to focus on smaller, more standardized homes in fast growing Sun Belt metros, while public agencies push zoning reforms and incentives to accelerate multifamily and starter home development. Compared with reports earlier this year, the core dynamic is unchanged: demand remains solid, supply is structurally short, prices high, and any easing in rates is expected to improve activity only gradually, not reset valuations.

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    3 mins
  • Understanding the Cautious Reset in the US Housing Market Heading into 2026

    Understanding the Cautious Reset in the US Housing Market Heading into 2026
    Dec 10 2025
    The US housing industry is entering winter 2025 in a state of cautious reset rather than crisis. Over the past 48 hours, the key story has been a cooling but still structurally tight market, with affordability and consumer anxiety in focus.[6][8]

    Home prices nationally remain near record levels. The Federal Housing Finance Agency index shows US house prices in the third quarter of 2025 up slightly from the second quarter and roughly 3 percent above a year earlier, confirming that values have flattened but not reversed.[1] Compared with the rapid run-up of 2020 to 2022, today’s market is slower, more price sensitive, and heavily segmented by region.[5]

    Recent reporting shows sellers losing confidence as homes sit longer and price cuts become more common.[6] A new national survey released this week found that about 40 percent of buyers and sellers now fear a real estate market crash in 2026, and more than 40 percent expect conditions to shift toward a buyers market.[7] This marks a clear change from earlier years, when most participants assumed prices would only go up.

    Affordability is the central pressure point. Industry data out this week highlight that first time buyers made up only about 21 percent of purchases in 2025, the lowest share on record, while the typical first time buyer age has climbed into the mid 30s.[8] High prices and still elevated mortgage rates are pushing many households into renting for longer.

    On the rental side, new December data on October leases show single family house rents in major cities holding near peak levels, with average asking rents around 3,800 dollars in San Francisco, 3,800 in Los Angeles, and just over 3,300 in Boston.[9] That underlines how limited relief renters are seeing even as purchase demand cools.

    Industry leaders are responding with more targeted incentives instead of across the board price cuts. Builders and large brokerages are emphasizing rate buydowns, closing cost assistance, and smaller, more energy efficient homes. Compared with earlier in 2025, today’s market is less frantic, more negotiable, and defined by realistic pricing and careful buyers rather than bidding wars.[2][5]

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    2 mins
  • The US Housing Market Cools Amid Affordability Woes and Shifting Buyer Behavior

    The US Housing Market Cools Amid Affordability Woes and Shifting Buyer Behavior
    Dec 9 2025
    The US housing market this week is defined by cooling demand, slowly growing supply, and persistent affordability stress, even as mortgage rates edge down from their recent peaks.[3][4][5]

    Fresh data for late November and early December show that inventory is still rising year over year, but the pace is slowing as would be sellers react to weak buyer traffic and keep homes off the market.[2][3] Realtor.com reports that U.S. housing inventory in November was up 12.6 percent from a year earlier, marking the 25th consecutive month of growth, while homes sat on the market a median of 64 days, three days longer than last year.[2] Redfin finds the total number of homes for sale up just over 5 percent year over year in recent weeks, with new listings stalling and delistings becoming more common.[3]

    Prices are flattening nationally. Realtor.com estimates a national median list price of 415,000 dollars in November, down 0.4 percent from a year ago.[2] Three of four regions show flat or falling prices, with only the Midwest up about 1.7 percent year over year.[2] At the same time, starter home prices continue to inch up, with Redfin citing a 2 percent annual gain to a median of 260,000 dollars in October, reflecting tighter entry level supply.[3]

    Consumer behavior has shifted toward what Realtor.com calls refuge markets: smaller, more affordable metros such as Grand Rapids, Milwaukee, Pittsburgh, and Cleveland that offer lower prices but positive price growth.[2] These markets are attracting cost conscious movers fleeing expensive coastal cities.[2] Deals are taking longer and buyers are more cautious: Redfin reports that roughly 15 percent of home purchases fell through in October, slightly higher than a year earlier, as buyers use abundant listings and inspection contingencies to renegotiate or walk away.[3]

    On the financing side, Experian notes that over 80 percent of homeowners still hold mortgages well below current 6 to 7 percent rates, reinforcing the lock in effect and limiting move up activity, even as construction remains uneven and new starts weak.[5] Compared with earlier in 2025, when inventory was tightening and prices were still rising more broadly, the current market looks softer, slower, and more segmented between affordable refuge metros and cooling high cost coastal hubs.[2][3][5]

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    3 mins
  • US Housing Market Navigates Fragile Thaw: Shifting Dynamics, Gradual Adjustment

    US Housing Market Navigates Fragile Thaw: Shifting Dynamics, Gradual Adjustment
    Dec 8 2025
    The US housing industry is entering a fragile thaw, with conditions over the past week showing stabilization rather than a full rebound.

    Mortgage costs remain high but are drifting slightly lower. As of data through December 4, the average 30 year fixed mortgage rate is about 6.19 to 6.17 percent, down roughly 50 basis points from around 6.69 percent a year ago, but only a few basis points different from last week and last month. This signals a slow easing, not a rapid drop, and keeps affordability tight even as financing becomes marginally less punishing.

    Price and equity trends are more uneven. By October, about 53 percent of US homes had seen their estimated value decline from a year earlier, compared with just 16 percent the prior year, showing that the 2025 cooling has quietly spread beyond a few overheated metros. In many cities, inventory is rising, days on market are lengthening, and sellers are cutting list prices to attract a smaller pool of qualified buyers. In some fast growth markets, inventory is up by well over 40 percent from last year, and new construction homes are sitting on the market for three months or more, a sharp contrast with the bidding wars of the pandemic era.

    Consumer behavior reflects this tension. First time buyers remain squeezed by high prices, elevated rates, and stricter underwriting, and trade up owners are still locked in by ultra low pandemic mortgages. Many households are delaying moves, downsizing plans, or turning to smaller, more affordable markets. Younger buyers in particular are stretching timelines and budgets, increasingly relying on family help or co buying arrangements.

    Industry leaders are responding with incentives and flexibility rather than headline price cuts alone. Builders and some large developers are offering rate buydowns, closing cost credits, and design upgrades to keep contracts together. Investors and real estate firms are rotating toward rental housing and more defensive income producing properties as home price appreciation slows.

    Compared with earlier 2025 reporting, the current landscape shows slightly cheaper financing, broader but controlled price softening, and slowly improving inventory. The power balance is shifting from pure seller dominance toward a more cautious, selective buyer’s market, but the adjustment remains gradual and highly local rather than a nationwide crash.

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    2 mins
  • US Housing Market Heads for Stabilization in 2026

    US Housing Market Heads for Stabilization in 2026
    Dec 4 2025
    US Housing Market Shows Stabilization Heading Into 2026

    The US housing market is displaying clear signs of stabilization as we close out 2025, with December data revealing a market that diverges sharply from typical year-end slowdowns. According to the latest Mortgage Bankers Association data, purchase applications have climbed consistently throughout 2025 compared to 2024, indicating that buyer demand is returning earlier than historical patterns would suggest.

    Inventory recovery continues to be a defining feature of the current market. National single-family inventory has risen 15.68 percent year over year, marking the third consecutive year of inventory gains. This represents a significant shift from the ultra-tight supply conditions that dominated recent years. Realtor.com forecasts that active listings will rise 8.9 percent in 2026, though the recovery is slowing as markets approach more normalized levels.

    Mortgage rates have stabilized in a more predictable range after years of volatility. The national average 30-year fixed mortgage rate currently sits around 6.2 to 6.3 percent, with 15-year fixed rates hovering near 5.5 to 5.6 percent. Bankrate's latest lender survey shows 30-year rates at 6.28 percent, representing some of the year's lowest levels. Treasury yields, which heavily influence mortgage rates, have begun cooling and drifting downward since late 2025, suggesting potential further rate relief ahead.

    Pending home sales reached 333,635 homes in contract, exceeding activity levels seen in both 2022 and 2023. This signals that demand is rebuilding beneath the surface despite elevated prices and interest rates. However, existing-home sales remain historically low, projected to rise only 1.7 percent to 4.13 million in 2026, still near multi-decade lows typically associated with affordability challenges.

    Home prices are expected to rise 2.2 percent in 2026 after a 2.0 percent gain in 2025. Yet because inflation is projected to rise faster, real home prices are effectively declining. About half of active listings in some markets like Phoenix have experienced price reductions, reflecting more cautious seller expectations.

    The consensus from market analysts is that the housing sector remains in transition. With stabilizing rates, improving inventory, and reawakening demand, 2026 appears positioned for a potential resurgence. Market participants describe current conditions as balanced and slightly buyer-leaning, creating what many characterize as a strategic window for purchase activity before spring competition intensifies.

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    3 mins
  • Housing Market Outlook 2026: Shifting Dynamics, Improved Affordability, and Gradual Recovery

    Housing Market Outlook 2026: Shifting Dynamics, Improved Affordability, and Gradual Recovery
    Dec 3 2025
    The US housing market is experiencing a significant turning point as we head into 2026, with multiple positive indicators emerging in recent weeks. Mortgage rates have been trending downward throughout 2025, reaching some of the best levels of the year in recent months, creating improved affordability conditions for buyers who had been sidelined during the high-rate environment.

    Inventory levels are climbing meaningfully, with homes for sale reaching levels not seen in six years. This shift reflects a breaking of the so-called lock-in effect, where homeowners had held onto properties to maintain historically low mortgage rates from earlier years. As rates have softened and life circumstances have prompted moves, more sellers are returning to the market, fundamentally changing market dynamics from a seller's advantage to a more balanced environment.

    Buyer activity is picking up alongside these improvements. Purchase applications have increased compared to the previous year according to the Mortgage Bankers Association, signaling genuine renewed engagement from consumers. This activity is particularly noteworthy given that home sales volume reached a 30-year low during the first nine months of 2025, indicating substantial pent-up demand entering the final quarter of the year.

    Consumer sentiment data reinforces this positive shift. Buyer regret dropped significantly from 15 percent in the prior year to just 8 percent in 2025, while zero-regret purchases jumped from 31 percent to 37 percent, suggesting greater satisfaction among recent purchasers.

    Looking ahead to 2026, analysts project the median US home price will rise only 1 percent year-over-year, compared to 2 percent in 2025, as demand remains constrained by affordability challenges. However, existing home sales are expected to rise 3 percent, reaching an annualized rate of 4.2 million units. Refinance volume is predicted to surge more than 30 percent as homeowners with rates above 6 percent seek to lower monthly payments.

    Markets most likely to see increased activity in 2026 include NYC suburbs, Cleveland, St. Louis, and Minneapolis, while coastal Florida and Texas face headwinds from insurance costs and climate concerns. The housing market recovery is characterized as gradual but meaningful, establishing the foundation for long-term growth rather than an immediate boom.

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    3 mins
  • US Housing Market Shifts as 2025 Concludes - Declining Prices, Rising Sales, and Changing Dynamics

    US Housing Market Shifts as 2025 Concludes - Declining Prices, Rising Sales, and Changing Dynamics
    Dec 2 2025
    US Housing Market Shows Shifting Dynamics as 2025 Concludes

    The US housing market is entering its final weeks of 2025 with a notable transformation underway. As of late November, home prices are trending below 2024 levels for the first time this year, with asking prices now approximately 2 percent below 2024 levels. This marks a significant shift from earlier in the year when the median home price reached a record 432,700 dollars in July 2025.

    Despite softer prices, home sales activity is accelerating. Weekly pending home sales have reached their strongest November pace since 2021, averaging 59,000 single-family homes per week compared to 54,000 a year ago. This represents an 8 percent increase year-over-year and reflects the fastest sales pace in the past three years. Inventory levels are also expanding, currently running 15.7 percent higher than last year and approaching pre-pandemic 2019 norms, which is reshaping buyer behavior and creating more negotiating power for purchasers.

    The mortgage rate environment is providing additional support to the market. The 30-year fixed rate mortgage declined to 6.23 percent on November 26 from 6.26 percent on November 20, marking rates at their lowest levels of 2025. Experts predict mortgage rates will remain in the mid-to-low 6 percent range throughout December, with most forecasts centering around 6.25 to 6.375 percent.

    Geographic variations are becoming apparent. Markets that experienced pandemic-era overheating are seeing the sharpest price declines. Tampa leads with a 5 percent price decrease from 2024, while Chicago and New York maintain tight inventory conditions with prices still climbing approximately 5 percent year-over-year.

    Affordability metrics show modest improvement. Housing affordability improved year-over-year for the seventh consecutive month in September 2025, marking the longest improvement streak since 2019-2020. The median age of first-time home buyers reached 40 years old in 2025, reflecting demographic shifts in the buyer pool.

    Looking ahead to 2026, current market conditions suggest the potential for stronger sales growth. The combination of stabilizing prices, increased inventory, lower mortgage rates, and improving affordability is creating an environment that could support increased transaction volume in the coming year.

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    3 mins