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The Housing Market Is Turning a Corner Going into 2026

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After several years of high mortgage rates and hesitation from buyers, momentum is quietly building beneath the surface of the housing market. Sellers are reappearing. Buyers are re-engaging. And for the first time in what feels like forever, there’s movement happening again.

No, it’s not a surge. But it is a shift – and it’s one that could set the stage for a stronger year in 2026.

So, what’s driving the comeback? Here are three big trends that are slowly breathing life back into the housing market right now.

1. Mortgage Rates Have Been Coming Down

Mortgage rates are always going to have their ups and downs – that’s just how rates work. Especially with the general economic uncertainty right now, some volatility is to be expected. But, if you zoom out, it’s the larger trend that really matters most.

And overall, rates have been trending down for most of this year.

And in just the last few months, we’ve seen the best rates of 2025. According to Sam Khater, Chief Economist at Freddie Mac:

“On a median-priced home, this could allow a homebuyer to save thousands annually compared to earlier this year, showing that affordability is slowly improving.”

Here’s why that matters for you. This shift changes what you can actually afford. It means lower borrowing costs and more buying power. Take this as an example.

Data from Redfin shows a buyer with a $3,000 monthly budget can now afford roughly $25,000 more home than they could one year ago. That’s a big deal. And it’s just one of the reasons why activity is picking up.

2. More Homeowners Are Ready To Sell

For a while, many homeowners stayed put because they didn’t want to give up their low mortgage rate. That “lock-in effect” kept inventory tight. And while plenty of homeowners are still staying where they are today, the number of rate-locked homeowners is starting to ease as rates come down. Life changes are becoming a bigger part of what’s driving more people to move, and that’s opening up more inventory.

Data from Realtor.com shows just how much the number of homes for sale has grown. And the really interesting part is that the market is approaching levels that haven’t been seen for the past six years

That return to more normal inventory levels is a really good thing. It gives buyers more options than they’ve had in years. And it’s helping to bring the market closer to balance.

3. More Buyers Are Re-Entering the Market

And it’s not just sellers making moves. With more options and slightly better affordability, buyers are getting back in the game, too. The Mortgage Bankers Association (MBA) reports purchase applications are up compared to last year, a clear signal that demand is building again.

And experts think this momentum will continue. Economists from Fannie Mae, the Mortgage Bankers Association (MBA), and the National Association of Realtors (NAR) all forecast moderate sales growth going into 2026.

Now, this recovery won’t happen overnight. It’s not a flood of activity. But it is the start of steady improvement going into 2026. And that’s something a lot of people have been waiting for.

Bottom Line

After several slower-than-normal years, the market is finally starting to turn a corner. Declining mortgage rates, more listings, and growing buyer activity all point to a market gaining real traction.

Connect with a local real estate agent about what’s changing and how you can make the most of it in 2026.

Read more at Keeping Current Matters

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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Despite economic uncertainty, weekly housing demand up double digits over 2024

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Last week was a solid week for housing demand. Our weekly pending sales data increased by 15.36% year over year, and the Mortgage Bankers Association‘s purchase application data showed 31% year-over-year growth.

In fact, if I average the last two weeks, purchase application data is up 28.5% year over year and our weekly pending home sales data increased by 15.43% on a two-week average year over year.

Weekly pending sales

Our weekly pending sales data indicate that these homes are going into contract and will most likely be included in the existing home sales report 30-60 days later. We have seen good year-over-year growth the last two weeks and a big reason for that is that this year is that rates have stayed below 6.64% for the previous 15 weeks, whereas last year, mortgage rates at this time were rising toward 7% and higher.

Last week’s data occurred despite the Veterans Day holiday, which is impressive, as our weekly data is typically affected during a holiday week. We are dealing with lower year-over-year comps, but still it’s good to see the two-week run with our pending sales data.

Weekly pending sales for last week:

2025: 60,722

2024: 52,642

Purchase application data

We’ve had 15 weeks of testing the housing data in 2025 with mortgage rates under 6.64%. In the last few years, housing data has performed better when mortgage rates have fallen below 6.64% and headed toward 6%. Rates have risen from their lows recently. As always, the Fed tends to panic when rates drop toward 6% and becomes hawkish. Regardless of that, let’s take a look at the last 15 weeks of data.

Over the last 15 weeks, we have had nine positive week-to-week prints, six negative prints, and 15 consecutive weeks of double-digit year-over-year growth in purchase apps. Last week saw a 6% increase from the previous week but a 31% increase year-over-year.

Earlier in the year, we saw healthy year-over-year growth, but the weekly data was choppy. The last 15 weeks have been the best of the year so far. Now, the year-over-year comparisons are easier, as rates were rising last year at this time. Still, it’s good to see the growth in purchase apps in both the week-to-week data and the year-over-year data.

Here is the weekly data for 2025 so far:

21 positive readings

17 negative readings

6 flat prints

41 straight weeks of positive year-over-year data

28 consecutive weeks of double-digit growth year over year

Mortgage rates and the 10-year yield

In my 2025 forecast, I anticipated the following ranges:

Mortgage rates between 5.75% and 7.25%

The 10-year yield fluctuating between 3.80% and 4.70%

The 10-year yield has been range-bound recently, between 4.06% and 4.15%. I believe the Federal Reserve accomplished its mission to raise mortgage rates above 6% at the last meeting, and so far, it’s working, as not only Fed Chair Jerome Powell but also a host of Fed members have been very hawkish. I discussed this on the most recent episode of the HousingWire Daily podcast.

Mortgage rates started the week at 6.34% and ended the week at 6.38%, according to Mortgage News Daily. The Fed is getting what it wants, with rates moving higher in response to its language and press releases. The loan lock data from Polly showed rates closing the week at 6.38%

Mortgage spreads

Mortgage spreads have been the best story for mortgage rates in 2025. We are only 0.33% basis points away from normal levels again. The main thing to remember is that mortgage rates would not have approached 6% if the spreads hadn’t improved this year, and we still have some room for improvement next year.

Historically, mortgage spreads have ranged between 1.60% and 1.80%. If the spreads today were as bad as they were at the peak of 2023, mortgage rates would currently be 0.97% percentage points higher. Conversely, if the spreads returned to their normal range, mortgage rates would be 0.53% to 0.33% lower than today’s level. With normal spreads, mortgage rates would be at 5.85%- 6.05%.

Weekly housing inventory data

Housing inventory growth during the prime selling season increased by 33% year over year, and it has recently decreased to 16%. As housing demand picked up slightly and new listings began to decline, the growth rate percentage of inventory has slowed by half, but remains up year over year in a healthy manner.

The year-over-year growth has provided a much more buyer-friendly marketplace, but we are entering the seasonal decline in inventory for 2025 so I am expecting inventory to move lower until we find the seasonal bottom in 2026.

Weekly inventory change (Nov. 7-Nov. 14): Inventory fell from 842,242 to 839,506

Same week last year (Nov. 8-Nov. 15): Inventory rose from 721,576 to 721,980

New listings data

In 2025, new listings data have shown decent improvement as we strive to return to normal levels. A return to normal would mean that the seasonal increase in new listings would result in a few months with 80,000 to 100,000 new listings per week.

My forecast this year was similar to last year’s, predicting we would reach 80,000 new listings per week for the first time in years. Last year, we never reached that number, but we did this year. However, once we reached over 80,000 in May of this year, we didn’t grow from that point, so it was a bit disappointing on that front. Nonetheless, the new listing story in 2025 has been a positive one.

To give you some perspective, during the years of the housing bubble crash, new listings were soaring between 250,000 and 400,000 per week for many years. Here’s last week’s new listings data over the past two years:

2025: 57,251

2024: 51,832

Price-cut percentage

In a typical year, approximately one-third of homes experience price reductions, highlighting the dynamic nature of the housing market. Homeowners adjust their sale prices as inventory levels rise and mortgage rates stay elevated. With more inventory and higher rates, our price-cut percentage data is higher than last year.

For my 2025 price forecast, I anticipated a modest increase in home prices of approximately 1.77%. This suggests that 2025 will likely see negative real home prices again. The rise in price reductions this year compared to last year reinforces my cautious growth forecast for 2025.

Here are the percentages of homes that saw price reductions in the previous week in the last two years:

2025: 41.7%

2024: 40%

The week ahead: Finally some federal data

We are finally getting a jobs report, but it will be the September jobs report on November 20. The Census Bureau is not expected to release housing starts and new home sales data this week. However, we will get the existing home sales report and the home builder confidence data.

The government shutdown may impact existing home sales, but only due to the delay in closings; if that happens, the impact will likely be reported in the next month. Additionally, we will have several Fed presidents speaking this week, which became a major story last week regarding rates.

Read more at Housingwire

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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If Your Neighbor’s Tree Falls on Your Yard, Who Has to Clean It Up? Here’s What to Know

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Managing neighborly disputes can get tricky. Fences, weeds, and even trees that straddle two properties can cause tension and disputes. When a tree falls from your neighbor’s lawn into yours, things could go from cordial to confrontational very quickly.

Rather than pointing fingers, there are some practical ways to navigate the most immediate questions: who is liable for damages, and who is responsible for clean up? The answers depend on how the tree fell, what kind of damage it caused, and what your and your neighbor’s insurance policies cover. Here's what you need to know.

First, Determine What Made the Tree Fall

Determining the cause of a fallen tree could be the most important part of deciding liability. Pete Piotrowski, chief claims officer for Hippo home insurance, explains that if a tree drops because of natural or climactic events beyond anyone’s control, your neighbor may not be at fault even if the tree was on their property.

“If a tree in your neighbor’s yard falls down and damages your home as a result of a covered peril—such as heavy winds, a hurricane, lightning, a fire, vandalism, or hail—then the owner of the tree would generally not be liable for the damages,” Piotrowski says. In that case, your homeowner’s insurance is likely to help cover repairs and clean up—after your deductible has been met.

However, neglect can shift responsibility. “If a tree in your neighbor’s yard that was visibly damaged or decaying falls on your home, they may be responsible for the damages,” Piotrowski notes. The same rule applies in reverse: if your tree is rotting and collapses onto their property, you could be held accountable. Insurance companies will usually send inspectors out to take photos of the damage and the tree itself, and determine if root damage, under-pruning, or tree disease is detectable. If the tree has been decaying over time and the neighbor hasn’t addressed upkeep, historical photos showing the tree’s deterioration could help build your case.

Who Determines Fault and Liability for Damages?

So long as both parties have insurance, it would be insurance companies that would take on the hard job of determining fault and liability. If the tree was healthy and the fall was caused by a storm, the damage is usually treated as an accident covered by the homeowner’s policy. “If you can declare negligence on the part of your neighbor and prove that the fallen tree was previously damaged or decayed and they didn’t address it, then your neighbor could be liable for the damage,” Piotrowski adds.

Insurers may send adjusters to evaluate the scene and decide whether the loss stems from a covered peril or simply neglect. Their findings determine whether a claim is paid out and by which policy. In worst-case scenarios—when insurance companies aren’t involved and damage costs are high—neighbors may choose to go to small claims court to determine fault and liability.

Who Is Responsible for Clean-Up?

Even when the damage is clear, figuring out who hauls away the tree can be its own challenge. “If the fallen tree lands in your yard but doesn’t cause any damage, you’ll likely need to pay for the tree removal out of pocket," Piotrowski explains. You might be able to seek reimbursement from your or your neighbor’s insurance later, but the priority is removing the felled tree quickly to ensure that you keep rodents and hazards off your property.

Insurance policies sometimes help with removal, but not always. “If the tree falls due to a covered peril and hits a covered structure, then your policy would likely help cover removal up to a certain amount (generally between $500–$1,000),” Piotrowski says.

In rare cases, insurance or even Homeowners’ Associations might also step in if the tree affects gas or power lines, entrances for people with disabilities, manhole covers, water meters, and other critical infrastructure.

How to Start the Conversation with Your Neighbor

No one wants a strained relationship with the family next door, but dealing with fallen trees can lead to long-running disputes. Of course, if the fallen tree affects your ability to live safely in your home, it’s important to address those health and safety repairs first. Contact the neighbor in writing, if possible, to let them know about the tree and all the subsequent issues caused. They may not understand the full extent of the damage until you share photos.

Ask them to file a homeowner’s insurance claim on their own and request the name of their insurance company. Together, you could work amicably to get things resolved between your insurance companies.

Problems may arise if the neighbor doesn’t have insurance and would have to pay for damages out of their own pocket. In that case, you may be able to negotiate a payment plan for them to reimburse their share of the cost, deductibles, or insurance exclusions. If you can’t come to an agreement, you may have to go to small claims court.

An ounce of prevention, however, can go a long way. Piotrowski recommends keeping an eye out for visible red flags that might hint that the tree needs care. “Watch for trees with mushrooms or signs of disease and remove them. Cut back branches that hang over or come into contact with your roof and exterior walls. Pay attention to trees that are very close to your home,” he says. If you’re able to negotiate sharing the cost and burden of removing a diseased tree threatening your property, give it a try. Doing so could spare you the scare that comes with the tree toppling over.

Stay calm in discussions with your neighbor. Point out that you’re worried about safety. Rather than assigning blame, maintain a collaborative discussion. You might also share resources, like tree removal services or affordable repair contractors, to make action easier. Long after the tree is gone, you’ll still be neighbors, so try to maintain a positive relationship—no matter what.

Read more at Better Homes & Gardens

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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Would You Let $80 a Month Hold You Back from Buying a Home?

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A lot of buyers are stuck in “wait and see” mode right now. They’re watching rates hover a little above 6% and thinking, I’ll buy once they hit the 5s. Because who doesn’t want a better rate?

But here’s the thing: that 5.99% number might not save you as much as you think.

Affordability is still a challenge. There’s no question about that. But the market has given savvy buyers a head start. Mortgage rates have already come down over the past few months. And the drop we’ve seen saves you more than you’d think.

How Much You’ve Already Saved, Without Realizing It

Let’s put some real numbers to it. Rates peaked for the year in May when they inched above 7%. But since then, they’ve been slowly declining. Now, they’re sitting in the low 6s. And while that may not sound like a big deal, that change translates to real dollars.

According to data coming out of Redfin, the typical monthly payment on a $400,000 home is already down almost $400 since May.

That means if you’re buying a home now, you’re saving hundreds of dollars every month compared to what you would have been able to get earlier this spring. That’s real money that makes a real difference for buyers who paused their plans because they thought homeownership was out of reach.

And while it may be tempting to wait even longer to see bigger savings, that’s a gamble that could cost you. Here’s why.

Where Experts Say Rates Are Headed

For starters, most experts say mortgage rates are likely to stay pretty much where we are today throughout 2026. So, there’s no guarantee we’ll see a rate much lower than what we have now. Only one expert forecaster is saying rates could fall into the upper 5s next year (see graph below):

And even if rates do dip below 6%, the extra savings you’re holding out for won’t move the needle as much as you might expect.

The Real Math Behind a 5.99% Rate

Let’s break it down. If rates come down to 5.99% from where they’ve been lately that’s a difference of only about $80 a month on an average priced home – give or take a bit based on your price point and the rate your lender quotes you (see chart below):

Eighty dollars. That’s it. And for the typical family, that’s about one dinner out (or one dinner in, if you have it delivered). That’s not enough to change the game for most buyers. But the savings of nearly $400 we already have compared to when you paused your search in the spring? That might be.

So, the question to ask yourself is this:

Is an extra $80 savings really worth the wait?

Because while you’re holding out for that small dip, the bigger opportunity might be slipping away.

When Rates Fall, Competition Follows

Right now, you have more homes to choose from, sellers who are ready to negotiate to get a deal done, and fewer buyers to compete with. But once rates fall below 6%, buyer mindsets will shift and all of that will change.

The National Association of Realtors (NAR) reports that if rates hit 6%, about 5.5 million more households will be able to afford the median-priced home. Even if only a small fraction of them decide to buy, that could mean hundreds of thousands of buyers getting back into the market.

That creates more competition for you, which would push home prices even higher – maybe high enough to cancel out the extra savings you waited for.

So, if you’re waiting for rates below 6%, just keep in mind… that extra $80 may not be worth it in the grand scheme of things.

Bottom Line

You don’t have to wait for 5.99%. You have the chance to move (and save) right now. So, ask yourself: Would you let $80 hold you back from buying a home?

If you find a home you love and the math makes sense, getting ahead may be the best strategy. Connect with an agent or lender to run your numbers. That way you can see what you’re working with in your market.

Read more at Keeping Current Matters

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The Worst Possible Spot to Hang Your Bath Towel, According to Laundry Experts

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A bath towel that doesn’t dry fast enough can go from fresh and clean to a sour, mildew-y mess in a single day, especially if your bathroom is small or humid. Most people assume the fix is washing their towels more often, but the real issue is actually how you hang the towel after each use.

We spoke with a couple of laundry experts who shared the biggest mistake people make when hanging towels, along with some tips to keep them odor-free for longer. This guidance should make your weekly towel routine significantly easier and more sanitary.

This Biggest Mistake You’re Making When You Hang Your Towels

When we asked the pros about the biggest towel-hanging mistake, they both called out the same thing: folding the towel instead of spreading it out. “The best way to keep towels from getting that mildew smell is to let them breathe,” says Ashley Kidder, laundry expert and founder of Mountains of Laundry. “After every use, I always tell clients to hang towels fully open (not folded over) so air can circulate.” You can technically “fold” the towel over a bar, but Kidder says you don’t want the sides touching at all, so the towel dries more evenly.

Cleaning expert Gerardo Mellado notes that most people fold towels in half before hanging them, but he says, “that traps moisture, especially in humid bathrooms.” Whether you use a bar or a hook, make sure the towel isn’t bunched up as it hangs, so every inch of the fabric feels dry within four to six hours. A towel that dries quickly and evenly is one you can reuse without washing.

Other Towel Hanging Mistakes People Make

Besides folding or bunching the towel before hanging, there are a few other mishaps that you may not even realize are a problem. Here are some other factors that might be slowing down the towel-drying process in your bathroom.

Not Shaking the Towel First

The point of hanging towels between uses is to prevent mildew. To help this process along, Mellado says to give the towel a quick shake before you hang it, then “spread it fully open on a wide bar or hook so air can reach both sides.” Not shaking first can leave some damp towel fibers clumped together, which prevents air from moving through the towel.

Using the Shower Rod

You can use a designated towel rod or a hook, but skip the shower rod, which is one of the worst spots to hang your bath towels. Kidder says tossing a damp towel over the rod can give the illusion of a dry towel, but it stays damp in the middle, “which is basically a mildew party.” She adds that the problem isn’t the rod itself: “It’s the steam and lack of airflow up there. Towels tend to sit in a humid spot, especially if you close the curtain afterward.”

Hanging Behind a Door

The common theme here is that poor airflow is one of the biggest reasons towels stay damp longer than they should. “Another mistake is leaving damp towels on hooks behind closed doors, where there’s little air movement,” says Mellado. Keeping the door open or running a fan helps move moisture out of the room so the towel can dry all the way through.

Letting Them Sit Wet in a Laundry Basket

Mellado also emphasized not leaving wet towels in laundry baskets where they'll sit for several days. If the towel is ready for a wash, place it in the hamper only when it is fully dry to prevent mildew from developing. Or you can bring the hamper to the laundry room and do a load of towels immediately, but we all know that's not always realistic. A quick air-dry before tossing dirty towels in the hamper keeps these hard-to-remove odors from spreading to the rest of your laundry.

Where to Hang Damp Towels and When to Wash Them

So, how often do you actually need to wash your towels? It depends, but Kidder says every three to four uses is a good rule of thumb, and “more often if you live in a humid climate or if your bathroom doesn’t get much airflow.” If, despite your best efforts, your towels won’t dry evenly when hung, Mellado says to wash them every two days. Here’s how both experts recommend hanging your towels to prevent mildew and extend the life of the fabric.

On a Towel Bar

When using a towel bar, Kidder notes that the towel should hang fully open, and you should make sure there aren’t any layers pressed together. “That way, both sides can actually dry instead of trapping moisture in the middle,” she says. When installing a towel bar, Mellado recommends placing it somewhere with good ventilation, like near a window or under a fan.

On Individual Hooks

Both experts said towel hooks are fine to use, too. But if you have the room, make sure every family member has their own hook, so the towels aren’t hung on top of each other. “If you have multiple people in the household, stacking or bunching [towels] together traps moisture and is a fast track to that ‘ugh’ smell,” says Kidder. “The trick is giving the towel a good shake first, then draping it so it hangs as open and loose as possible.”

Read more at Real Simple

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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