Wondering what to expect from the housing market in 2026? You’re not the only one. For the past few years, affordability has been the biggest barrier standing between most people and their next move. And a lot of buyers and sellers have been holding their breath waiting for things to get better. The good news? It’s finally happening.

In 2025, affordability was the best it’s been in 3 years. And experts agree the momentum will keep going in 2026. And that’s based on their analysis of the key factors shaping the housing market in the year ahead: mortgage rates, inventory, and home prices.

Lower Mortgage Rates Are Already Here 

Mortgage rates have already come down from their peak. By some counts, they dropped by almost a full percentage point over the course of the last year. And that’s a big deal, even if it doesn’t sound like it. But how low will they go? And should you wait for them to come down more? Here’s your answer. 

Forecasts suggest they’ll stay pretty much where they are now and hover in the low 6% range throughout 2026 (see graph below):

Where they go from here really depends on what happens with the economy, the job market, and any changes in monetary policy the Fed makes in the year ahead. The important thing is, they’re already lower than they were just one year ago and that’s ideal if you’re planning a 2026 move.

• For buyers: A lower rate reduces monthly payments and increases buying power. And, that combo helps more people qualify for homes that previously felt just out of reach.
• For sellers: It may be time to accept that rates in the 6s are the new normal. And if you need to move, it’s doable, especially with your equity.

Even More Options Are on the Way

In 2025, the number of homes for sale improved by about 15%. As inventory rose, buyers regained things they hadn’t had in years: options, time to consider those options, and negotiating leverage. That helped restore more balance to the housing market.

Not to mention, the inventory gains are a big piece of what’s helped price growth slow down – which in turn improves affordability.

While the inventory gains this year aren’t expected to be as steep, experts at Realtor.com say the supply of homes for sale should grow by another 8.9% this year.

• For buyers: That means even more choice and more negotiating power.
• For sellers: Pricing your house right will be essential to draw in buyers.

Home Price Growth Is Slowing to a More Sustainable Pace

With more homes for sale, there isn’t as much upward pressure on prices right now. And we’ve seen that shake out over the past year. Even so, the overwhelming majority of experts say, nationally, prices will continue rising in the year ahead – just at a slower pace. On average, they say prices will rise by 1.6% in 2026 (see graph below):

And that’s reassuring if you’ve been fed content on social media saying prices are going to come crashing down. But here’s what you need to remember most about this. It’s going to vary a lot by area.

So, lean on a local agent for the latest on what’s happening where you are. Some markets will see prices rise more than this. Others may see prices come down slightly. It really all depends on conditions in your local market

But overall, prices will continue to rise at the national level. And that’s good for the market as a whole. As Realtor.com explains:

“For homebuyers and sellers, the shift signals a more balanced market—one where price growth steadies, rate relief offers breathing room, and negotiating power tilts subtly toward buyers.”

• For buyers: Expect more moderate price growth, not the sudden and intense spikes just a few short years ago. That gives you fewer surprises and more predictability, which makes budgeting a whole lot easier.
• For sellers: This slower price growth restores balance without putting your equity at risk. And that’s a win. 

More Homes Will Sell 

All of this adds up to a better affordability equation in 2026. And that’s exactly why experts are saying we should see more homes sell (and more people buy) this year.

As Mischa Fisher, Chief Economist at Zillow, says:

“Buyers are benefiting from more inventory and improved affordability, while sellers are seeing price stability and more consistent demand. Each group should have a bit more breathing room in 2026.”

The bottom line is, more people are finally going to be able to make their move this year. So, the question is: will you be one of them? The market is giving you an opportunity you haven’t had in a while. Maybe it’s time to take advantage of it.

Bottom Line

Affordability won’t change suddenly overnight. But, with several key trends working together, it should slowly and steadily improve in the months ahead.

That’s exactly why, in 2026, you should see a market with more balance, more predictability, and more breathing room than you’ve had in years.

Want more information about the opportunities unlocking in your local market? Connect with a real estate agent today.

Hearing talk about home prices falling? That may leave you worried about whether your house is losing value. But here’s what you need to know. While some local markets have seen small price dips this year, home prices are not falling nationally. So, don’t let the headlines scare you.

The vast majority of the country is actually seeing prices rise.

While that may feel surprising after the headlines you’ve seen, the map below uses year-over-year data from the Federal Housing Finance Agency (FHFA) to make that clear:

Let’s break down what this really shows.

Most states are seeing prices rise (the blue in that map). Not fall. Now, the gains aren’t as big as they’ve been in recent years, but that’s okay. The story is still, prices are growing. And that positive majority is exactly why data from the National Association of Realtors (NAR) shows, nationally, home prices are up 2.1% compared to last year.

But the headlines don’t draw attention to this. They feed on the negative. But even that isn’t as bad as it sounds.

Yes, there are some states where homes have lost value over the past 12 months (the orange in the map above). That’s what all the chatter is drawing attention too. But here’s what the data really says.

The dips aren’t happening everywhere. And in the select states where prices are inching down, it’s slight. The range here is -0.1 to roughly -2%.

And those states are the ones where prices spiked too high, too fast during the pandemic housing boom. There was always going to be a come down period after that. Now, we’re in it. In those places, prices are leveling off. And that’s a sign of normalization, not collapse.

In plain terms: Home prices aren’t crashing. And this isn’t doom and gloom or the sign of broader trouble.

Most Homeowners Still Have Plenty of Value

Just to drive that point home, here’s one more thing to reassure you. Even in the few places where prices dipped slightly, most homeowners are still way ahead. Additional context from Zillow helps prove that point: 

• Only about 4% of homes are worth less than what the owner originally paid.
• And 96% of homes are still worth more than their homeowners paid for them.

But don’t just take their word for it, see for yourself. When you zoom out and look at how much home prices have grown over the past five years, it’s a lot easier to understand why so many homeowners are still in such great shape.

Nationally, prices are up almost 49% in the last 5 years alone, and just about everywhere saw double-digit price growth in that time frame. That’s why there’s no orange in this map (see below):

The truth is, across the board, homeowners are still sitting on substantial gains. So, the -0.1 to -2% declines some states are seeing now? That’s easily absorbed.

So, don’t let the headlines scare you. What’s happening with home prices this year varies a lot from one area to the next. But the takeaway is clear: a small dip in some areas doesn’t mean your home’s value is collapsing.

It means select local markets are correcting – and most of the time these are the ones that saw prices rise the most during the pandemic. You’re probably still in great shape.

Bottom Line

If you’re hearing talk about price drops or crashes, a closer look at the data can help put things in perspective. That’s only happening in some markets. Most of the nation is still seeing prices rise.

And for the vast majority of homeowners, the long-term gains far outweigh any recent softening.

If you want help understanding what’s happening in your local market, connect with a local real estate agent.

If you’ve seen headlines about home prices dropping, it’s easy to wonder what that means for the value of your home too. Here’s what you really need to know.

Even with small price declines in some markets, data shows you’re likely still way ahead. And that’s thanks to your home equity.

The Relationship Between Home Prices and Equity

Home equity moves in sync with home prices. When prices rise, equity builds. When prices cool (even just slightly), equity growth does too. Here’s how that’s played out lately.

After the record-setting home price surge of 2020 and 2021, a little cooling was inevitable.

Back then, the number of homes for sale hit a record low. That caused home values (and your equity) to shoot up significantly as buyers fought over limited inventory.

But prices couldn’t continue to rise at that intense pace forever. The market had to moderate at some point, and that’s exactly what we’re seeing right now. 

As more homes have come on the market this year, price growth slowed – so, equity gains did too. And that doesn’t mean you’ve lost ground.

Putting it into Perspective

You probably still have far more equity than you did just a few years ago. And that puts you in a strong position if you want to sell. Here’s the data to prove it.

According to research from Zillow, home prices have risen a staggering 45% nationwide since March of 2020. That’s a big jump.

And in the majority of markets, prices are still rising, just at a much slower pace. But even in the metros where prices are experiencing the biggest declines (the ones making the headlines), the average drop is only about -4%.

So, what’s that really mean? In most places, prices are on the rise, so this isn’t even a concern. But in the few metros where prices are cooling off a bit, the 5-year gains more than offset those small dips.

In other words, these modest declines can’t erase years of growth. Homeowners who’ve been in their houses for several years are still way ahead. Big time. And that’s true pretty much everywhere.

Data from the Federal Housing Finance Agency (FHFA) helps paint this picture. Let’s cast a slightly wider net and look at a state-by-state level this time. Every single state has seen prices go up over the last 5 years. And that means homeowners in each state have much more equity than they did just 5 years ago (see graph below):

Odds are, in most places, if you’ve owned your home for more than a few years, you’ve already built the kind of equity many people could only dream about before the pandemic. And if you sell, you can use it to help you downsize, or move up.

And just in case you’re worried prices will crash and your equity will take a bigger hit in the near future, here’s what Jake Krimmel, Senior Economist at Realtor.com, has to say:

“The slight recent declines in aggregate value and total home equity are not cause for concern . . . Although the market is coming into better balance, large price declines nationally are extremely unlikely in the near term . . .”

The price moderation we’ve seen lately isn’t a cause for concern. It’s a signal of a market that’s finding its balance again after several years of unsustainable price growth. And after several years of major price appreciation, most homeowners are still in an incredibly strong position.

Bottom Line

Even with prices coming down in some markets, today’s homeowners are still sitting on near record amounts of equity.

If you’re wondering how much equity you have (or how far ahead you really are), connect with a local agent.

You might be surprised by what your home is actually worth today.