A recent survey from Talker Research asked Americans to pick one word to describe how 2026 has felt so far. The winner? Stressful. And honestly, there’s been a lot going on.

So, it’s understandable if you’ve been putting off buying or selling a home until things settle down. But you may be waiting on something that’s already happened. While everything else has felt shaky, the housing market has become one of the steadiest things out there. Look at the data.

Home Prices Have Leveled Out

After years of fast increases, data from the National Association of Realtors (NAR) shows home prices have been remarkably steady for the past 4 years (see graph below):

And experts say that’s what to expect going forward, too. As Selma Hepp, Chief Economist at Cotality, explains:

“In 2026, we expect home prices to remain broadly stable, with modest appreciation at a national level.”

No wild swings. Just slow, steady growth. That’s a healthy market. Of course, that pace can vary a bit depending on where you live. But nationally, steady growth like this makes it easier to plan your budget, whether you’re buying or selling.

The Supply of Homes for Sale Has Steadied

For years, the supply of homes for sale was a moving target. It dropped fast during the pandemic and has been climbing pretty reliably ever since. Now, that pace of growth has slowed down. According to Realtor.com, inventory today is very close to where it was this time last year (see graph below): 

That’s helpful no matter which side you’re on. When the number of homes for sale isn’t changing much, you know what you’re walking into – how many options you’ll have as a buyer, and how much competition you’ll face as a seller.

Mortgage Rates Found Their Range

Yes, rates jumped dramatically back in 2022. But since then, Freddie Mac data shows they’ve stayed between 6% and 7% for the better part of the last 3 or so years (see graph below):

Yes, there was one brief spike above that threshold, but overall, rates have stayed in that range for a while now. That predictability helps when you’re planning a move. 

And now that this seems to be a longer-term trend, people have accepted it as the new normal. Buyers have gotten comfortable purchasing in that range, and sellers have gotten just as comfortable listing in it.

That comfort’s important because when both sides know what to expect, they keep making moves. In other words, the market isn’t frozen waiting for something to change. It’s moving calmly.

Bottom Line

The rest of the world may feel unpredictable right now, but the housing market doesn’t have to. Prices, inventory, and rates have all found solid ground.

If stability is what you’ve been waiting for, it’s already here. Connect with a local real estate agent if you want to talk through what that means for your move.

You may have heard the number of homes for sale isn’t growing like it was. And maybe that has you worried you won’t find a home you love when it’s time to make your move.

But that may be about to change. Here’s why your pool of options may actually start ticking back up again.

Growth Has Slowed, But It Hasn’t Stopped

Active listings were up 2.1% year-over-year in July, according to Realtor.com. Back in January, inventory was up 10%. And in May of 2025, it was up 31.5%. So, growth has cooled off a lot over the last year.

The past 3 months, though, have all seen inventory growth land in roughly the same range, which is a sign this slowdown may be nearing its floor (see graph below):

So, what does that mean for you?

Homes are still coming onto the market. Every single one of these bars shows a period where inventory grew. So, don’t be discouraged or let this make you think you’re out of options. Plus, we’ve seen more stability in the numbers lately, which is a good sign.

The Most Homes for Sale Since 2019

Compared to the rock-bottom lows of 2021, inventory has climbed back substantially. Nationally, the number of homes for sale has been up year-over-year consistently now for 33 months. And inventory has almost doubled in just a few years. So don’t get too hung up on the pace of that increase.

This July was actually the best July for inventory since 2019 (see graph below):

Now, the market still needs about 150k listings to get back to pre-pandemic levels, but things are quickly approaching normal. And experts think we may even be back to 2019 levels by the end of this year, even with the slowdown we’ve already seen.

And that’s thanks to one unlikely factor: mortgage rates. 

Why Higher Rates May Actually Help Inventory Grow

It works like this. When mortgage rates climb, inventory tends to climb with them. As Mike Simonsen, Chief Economist at Compass, explains:

“When rates rise; inventory rises. When rates fall; inventory falls. So, from July last year to March this year, rates ease lower and all the inventory growth of the past several years evaporated. If rates move higher from here or stay elevated for [a] longer period of time, then we should expect supply to build again.”

Well, rates are expected to hold in the mid-to-upper 6% range for a while longer, and Realtor.com‘s latest forecast has inventory ending 2026 up 3.6% year-over-year.

That means 2 things:

• Inventory growth is forecast to pick up a little bit throughout the rest of the year.

• And, inventory is projected to close the year at a historically normal level, right about where it stood at the end of 2019.

For buyers, that’s a win. Even if today’s rates aren’t your favorite, they’re helping the number of homes on the market to grow. And more homes for sale means more choices, more room to negotiate, and less pressure to rush your search.

Bottom Line

The number of homes for sale is growing slowly but surely, and that means more options for your move. Want to see what’s available in your area? Reach out to a local real estate agent.

Remember how exciting it was to buy your first place? It felt like crossing a long-awaited finish line. It gave you a place to build your life. Maybe it’s where you lived when you got married. Or where you welcomed a child or a pet into the family.

But that was just the beginning.

For most people, your first house was never meant to be your forever home. It’s a stepping stone for what comes next.

And if your life looks different today than it did when you got the keys, you’re not stuck. Moving may be more realistic than you think.

Starter Home Inventory Is Still Relatively Low

If you’ve been wondering whether now is the right time to move up, here’s something worth knowing. Starter homes remain one of the hardest types of homes to find. And that’s good news if you’re thinking about selling your first place.

Historically, we haven’t been building enough homes for first-time buyers. And even though homebuilders have shifted more attention toward smaller, entry-level homes lately, the Census shows there’s a long way to go to re-build supply (see graph below):

That means your current house is in demand – and that’s a dream scenario for sellers. But that’s only half the story. You also need somewhere to go.

There Are More Move-Up Homes on the Market

Here’s where this gets interesting. While the supply of starter homes remains tight (the green line), data from Redfin shows that the number of homes for sale has been climbing overall (the blue line):

As Nadia Evangelou, Principal Economist and Director of Real Estate Research at the National Association of Realtors (NAR), explains:

“Too much of the inventory available today remains concentrated at higher price points, leaving a shortage of options for entry-level and middle-income buyers.”

That means you may have more choices for your move up than you’d expect. Whether you’re hoping for another bedroom, a home office, a bigger backyard, or simply more room for this next stage of life, today’s market may finally be giving you the chance to find it.

At the same time, your current house may be exactly what someone else has been looking for because homes like yours are still in short supply. That’s a unique advantage for move-up buyers. And it could help you sell for a stronger price. As Zillow says:

“Starter home value appreciation has outpaced other types of homes nationally, mostly because they’re so in demand.”

Your Biggest Advantage May Be Your Equity

Here’s the cherry on top. There’s one more thing your first home has been doing behind the scenes, and that’s building equity. Every mortgage payment you’ve made and every year your home’s value has grown has quietly increased your ownership stake in your house.

According to Cotality, the average homeowner with a mortgage has $295k in equity built up. While your number may be different, once you sell, it could become the down payment on your next home or help reduce the amount you need to borrow at today’s rates.

Put it all together and your move up becomes a lot more realistic than you think:

• The house you’re selling is in demand.

• The house you’re buying may be easier to find.

• And the equity you’ve built can help bridge the gap between the two.

Your first home did exactly what it was supposed to do. It gave you a place to start.

Now, it may be the thing that helps you take the next step.

Bottom Line

Your first home was never meant to be your forever home. It was meant to help you build a life and build the financial foundation for whatever came next.

If your current home no longer fits the life you’re living today, connect with an agent. You may be closer to your next chapter than you realize.