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Is Inventory Making a Comeback
After a long stretch where buyers were competing for too few homes, inventory has made a comeback over the past year. And depending on where you live, that’s opening up your options in a meaningful way.
According to Realtor.com, the number of homes available for sale in January was the highest it’s been since 2020. Here’s why that’s such a big deal. Getting back to pre-pandemic levels signals a slow and steady return to what’s typical:
Now, it’s worth noting, nationally we’re not there yet – and having more inventory improving won’t suddenly “fix” the market. But the growth we’ve seen lately still changes how competitive the market feels.
- When there are more homes for sale, buyers gain time, options, and leverage.
- When there aren’t, the pressure ramps up quickly.
In the years since 2020, there weren’t enough homes for sale, and that made the market feel different. Rushed. Stressful. Intimidating.
But now it’s finally getting better.
A Growing Portion of the Country Is Getting Back to Normal
Depending on where you live, inventory growth is going to vary. Some places are bouncing back faster than others. According to Lance Lambert, Co-Founder of ResiClub, in January 2025, just a little over one year ago, only 41 of the 200 largest metros were back to normal inventory-wise.
But around the end of year, almost half (90) of the largest 200 metro areas were back at or above typical levels. That’s a big improvement in roughly a year. And it’s not done yet.
Inventory Is Expected To Keep Growing
Looking ahead, forecasts suggest the number of homes for sale could rise another 10% this year, which means even more markets should join the list of places where supply has rebounded.
Here’s a graph that shows what an extra 10% would do for the market this year. You can see that projected growth (shown in the dotted line) hits inventory levels seen in 2017-2019 by roughly this fall (the gray lines). That means we may reach normal by end of year, nationally:
And that changes your home search in a good way. As Hannah Jones, Senior Economic Research Analyst at Realtor.com, puts it:
“. . . housing market conditions are gradually rebalancing after several years of extreme seller advantage. Buyers are beginning to see more options and modest negotiating power as inventory improves . . .”
In other words, the market is starting to work with buyers again — not against them.
Bottom Line
Inventory isn’t fully back to normal everywhere. But it’s moving in the right direction. And, in some areas, it’s already there.
If you’ve been waiting for a moment when you have options and a little breathing room, this is the strongest setup buyers have seen in a long time.
If you want to know what’s happening in our local market, let’s talk.
Mortgage Rates Continue to Inch Down
Freddie Mac (OTCQB: FMCC) today released the results of its Primary Mortgage Market Survey® (PMMS®), showing the 30-year fixed-rate mortgage (FRM) averaged 6.09%.
“Bolstered by strong economic growth, a solid labor market and mortgage rates at three-year lows, housing affordability continues to measurably improve. These factors have caught the attention of many prospective homebuyers, driving purchase application activity higher than a year ago,” said Sam Khater, Freddie Mac’s Chief Economist.
- The 30-year FRM averaged 6.09% as of February 12, 2026, down from last week when it averaged 6.11%. A year ago at this time, the 30-year FRM averaged 6.87%.
- The 15-year FRM averaged 5.44%, down from last week when it averaged 5.50%. A year ago at this time, the 15-year FRM averaged 6.09%.
The PMMS® is focused on conventional, conforming, fully amortizing home purchase loans for borrowers who put 20% down and have excellent credit.
Mortgage Rates Lower and Steady
Freddie Mac today released the results of its Primary Mortgage Market Survey® (PMMS®), showing the 30-year fixed-rate mortgage (FRM) averaged 6.10%.
“Mortgage rates remain near their lowest levels in three years, which is encouraging for potential homebuyers who have waited to enter the market for some time,” said Sam Khater, Freddie Mac’s Chief Economist. “Lower rates, combined with strong income growth, have led to a steady increase in purchase applications compared to last year. We’re also seeing more homeowners refinancing their mortgages to benefit from these lower rates, as shown by the rise in refinance applications over the past year.”
- The 30-year FRM averaged 6.10% as of January 29, 2026, up slightly from last week when it averaged 6.09%. A year ago at this time, the 30-year FRM averaged 6.95%.
- The 15-year FRM averaged 5.49%, up from last week when it averaged 5.44%. A year ago at this time, the 15-year FRM averaged 6.12%.
The PMMS® is focused on conventional, conforming, fully amortizing home purchase loans for borrowers who put 20% down and have excellent credit.
Mortgage Rates Remain Near Recent Lows
Freddie Mac (OTCQB: FMCC) today released the results of its Primary Mortgage Market Survey® (PMMS®), showing the 30-year fixed-rate mortgage (FRM) averaged 6.09%.
“With the economy improving and the average 30-year fixed-rate mortgage nearly a percentage point lower than last year, more homebuyers are entering the market,” said Sam Khater, Freddie Mac’s Chief Economist. “Buyers always should shop around for the best rate, as multiple quotes can potentially save them thousands.”
- The 30-year FRM averaged 6.09% as of January 22, 2026, up from last week when it averaged 6.06%. A year ago at this time, the 30-year FRM averaged 6.96%.
- The 15-year FRM averaged 5.44%, up from last week when it averaged 5.38%. A year ago at this time, the 15-year FRM averaged 6.16%.
The PMMS® is focused on conventional, conforming, fully amortizing home purchase loans for borrowers who put 20% down and have excellent credit.
It Has Been Three Years
Freddie Mac today released the results of its Primary Mortgage Market Survey® (PMMS®), showing the 30-year fixed-rate mortgage (FRM) averaged 6.06%.
“Late last week, mortgage rates dropped, driving the weekly average down to its lowest level in more than three years,” said Sam Khater, Freddie Mac’s Chief Economist. “The impacts are noticeable, as weekly purchase applications and refinance activity have jumped, underscoring the benefits for both buyers and current owners. It’s clear that housing activity is improving and poised for a solid spring sales season.”
- The 30-year FRM averaged 6.06% as of January 15, 2026, down from last week when it averaged 6.16%. A year ago at this time, the 30-year FRM averaged 7.04%.
- The 15-year FRM averaged 5.38%, down from last week when it averaged 5.46%. A year ago at this time, the 15-year FRM averaged 6.27%.
The PMMS® is focused on conventional, conforming, fully amortizing home purchase loans for borrowers who put 20% down and have excellent credit
Is The Credit Score Myth Holding You Back?
Would-be homebuyers aren’t sitting on the sidelines because they don’t want to buy. They’re sitting out because they think they can’t. And sometimes, it’s their credit score that’s holding them back.
According to a Bankrate survey, 2 out of every 5 (42%) Americans believe you need excellent credit to qualify for a mortgage. That may be why, when renters are asked why they don’t own yet, “my credit isn’t good enough” comes up often.
Maybe you’re in the same boat. You look at your score, see it’s not where you want it to be, and assume buying your first place just isn’t realistic right now.
But here’s what you need to know.
Even though a lot of people assume you need flawless credit to buy a house, that’s not necessarily the case.
You Don’t Need Perfect Credit To Buy a Home
So, where’s this myth come from? Part of the confusion stems from the fact that the typical homebuyer today does have a fairly strong credit score. In fact, according to data from the NY Fed, the median credit score for all buyers is 775.
But that doesn’t mean you need a score that high to qualify.
Looking at recent homebuyers, a number were able to get a mortgage with scores below that threshold. Data shows 10% of scores were around 660. Which means some were higher than that and some were lower, but the median in that lowest 10th percentile was around that range (see graph below):
So, even if your score isn’t as high as you want, that doesn’t automatically close the door. FICO explains there is no universal credit score you absolutely have to have when buying a home:
“While many lenders use credit scores like FICO Scores to help them make lending decisions, each lender has its own strategy, including the level of risk it finds acceptable. There is no single ‘cutoff score’ used by all lenders, and there are many additional factors that lenders may use . . .”
The best thing to do is to talk to a trusted lender to see what’s possible for you. Because a portion of buyers are buying with scores in the 600s – and maybe that means you can too.
Bottom Line
Your credit score is important. But that doesn’t mean it has to be perfect.
If credit has been the reason you’ve been waiting to buy a home, it might be time to take another look at your options. If you want help understanding where you stand and what your next step could be, connect with a local lender.
You don’t need to have everything figured out to start the conversation.
Here’s How To Get Ready to Move In 2026
Momentum is quietly building in the housing market. New data from NerdWallet shows more Americans are starting to think about buying a home again. Last year, 15% of respondents said they planned to buy a home in the next 12 months. This year, that number rose to 17%.
That 2% increase might not sound like a big jump, but in a market where buyer demand has been cooling for the past few years, it’s a sign things are starting to shift. More people are feeling ready (or at least closer to ready) to take the leap and buy a home in 2026.
And if you’re in that camp and buying a home is on your goal sheet this year, this is your nudge to connect with a local agent and a trusted lender to start laying the groundwork now.
Planning To Move in Early 2026? Start with These 4 Steps
If you’re eager to get the ball rolling right away, here’s what to tackle first:
- Get pre-approved. A pre-approval gives you a real understanding of your buying power and what your payment could be at today’s rates. But keep in mind, Experian says most pre-approvals are only good for 30-90 days, so this step makes the most sense as you’re ready to get serious.
- Run the numbers. Look closely at all your expenses to come up with your budget. Consider what you’re spending on other bills and what your monthly mortgage payment would be once you buy. That way you go in with open eyes and you don’t stretch too far.
- Define your non-negotiables. Once you know the numbers work, figure out your must-haves. This includes your desired location, commute, layout, school district, lifestyle needs, etc. Getting clear on these now makes decisions easier once you start looking at homes.
- Choose your agent early. Look at reviews online and talk to multiple agents to find one you trust that you also click with. The right agent does more than show homes. They help you understand pricing, competition, timing, and strategy before you ever write an offer.
Thinking about Buying Later in the Year? This Is Still Your Window To Prepare
Even if buying feels like a late-2026 goal, this moment still matters. The buyers who feel the most confident later are usually the ones who quietly prepared earlier.
That doesn’t mean big financial commitments or major lifestyle changes. It just means setting yourself up so you’re ready when the timing is right. Here are a few low-stress ways to do that:
- Work on your credit. While you don’t need to have perfect credit to buy a home, your score can have an impact on your loan terms and even your mortgage rate. So, working to bring up your score has its perks. Paying down debt now and making payments on time can help bring your score up.
- Automate your savings. If you have to remember to transfer money into your homebuying savings manually, you may forget to do it. So, you may want to set up automatic transfers to drive consistency and remove the temptation to spend the money elsewhere.
- Lean into your side hustles: Do you have a gig you do (or have done before) to net some extra cash? Taking on part-time work, freelance jobs, or picking up a side hustle can help give your savings a boost.
- Put any unexpected cash to good use: If you get any sudden windfalls, like a tax refund, bonus, inheritance, or cash gift from family, put it toward your house fund. You’ll thank yourself later.
The common thread here? The right prep work makes a difference.
Bottom Line
If buying a home in 2026 is on your radar, let’s start the conversation today. Not to rush a decision, but to make sure you know how to get ready for your moment.
Because every move (whether it’s next year or later) is smoother when it starts with a plan. And if you need help coming up with one that works, let’s connect.
Why Pre-Approval Should Be Your First Step – Not an Afterthought
Finding the right home feels exciting – but being pre-approved for your loan is what makes it possible. Whether you’re planning to buy soon or still just thinking about it, getting pre-approved is one of the best moves you can make. Here’s why.
1. What Is Pre-Approval, Really?
Pre-approval is much more than a guess. It means a lender has reviewed your finances (things like your income, assets, credit score, debts, and savings) and told you how much they’re willing to let you borrow for your loan.
It’s basically a reality check for your home search, so you can make sure it aligns with your budget and shop confidently when you’re ready to go.
2. Why It’s a Power Move (Especially Right Now)
The housing market’s been shifting lately with mortgage rates moving, prices moderating, and inventory rising. So, knowing what you’re working with in the current market is a big reason why pre-approval matters. Here’s what it gives you:
- Clarity: You’ll know what you can afford before you fall in love with a house that’s potentially out of reach.
- Confidence: Sellers will take your offer seriously when they see you’re pre-approved because you’re not a risky buyer.
- Control: If rates come down and you want to jump on the moment, you’re already a step ahead with your plan.
As Experian explains:
“. . . you’ll want to make sure you receive your preapproval letter before you start looking at homes so you can submit a strong offer as soon as you find what you want. The process can take anywhere from a day to a few weeks, so if you procrastinate, you may lose out to a competing offer.”
And once you find a home you want to put an offer on, pre-approval has another big perk. It not only makes your offer stronger, it shows sellers you’ve already undergone a credit and financial check. As Greg McBride, Chief Financial Analyst at Bankrate, says:
“Preapproval carries more weight because it means lenders have actually done more than a cursory review of your credit and your finances, but have instead reviewed your pay stubs, tax returns and bank statements. A preapproval means you’ve cleared the hurdles necessary to be approved for a mortgage up to a certain dollar amount.”
Translation: Pre-approval helps you make stronger, more informed decisions – and it helps you avoid missing out on a home or getting stuck on the sidelines when the right one hits the market. Because the reality is, competition might be lower these days, but desirable homes (especially the ones that are priced well) still go quickly.
3. Don’t Wait Until You’re “Ready”
Think of it this way: pre-approval doesn’t mean you’re buying a house tomorrow. It just means you’ll be ready when the time comes. And most pre-approvals are good for 60–90 days and can be refreshed easily if your plans change.
So, here’s a good place to start. Ask yourself this question: “If the perfect home came along today, would you be ready to make an offer?”
If your answer is “not quite,” then pre-approval is your next step.
Bottom Line
Pre-approval doesn’t box you in. It opens doors.
In today’s market, buyers who win aren’t the ones who wait. They’re the ones who plan. So, if you’re even thinking about buying in the next few months, get ahead of the game by connecting with your agent and a trusted lender.
They’ll help you understand what how the process works and walk you through every step along the way, so when the right home pops up, you’re ready.
