Multi-Generational Home Value: Why Buyers Pay More

You’ve Got a Spare Room Nobody Uses. Buyers Will Pay $279,000 More For a House Like Yours. | Let’s Talk Home Mortgage

Home Equity & Selling

You’ve Got a Spare Room Nobody Uses. Buyers Will Pay $279,000 More For a House Like Yours.

That spare room, finished basement, bonus room, in-law suite, or separate entrance may be doing more than giving you extra space. It may be exactly what a growing pool of buyers is searching for.

By Pat Collins August 18, 2026 7 min read Updated August 18, 2026

Extra space
real demand

It is not just more square footage. Buyers are paying for the right layout.

That spare room on the main floor. The finished basement with its own entrance. The bonus room you use for storage because you never figured out what else to do with it.

To you, it is extra space.

To a growing number of buyers, it is the entire reason they would pick your house over the one next door.

I want to walk you through what is actually happening in this market right now — and why it matters whether you are selling, buying, or just deciding if Mom moves in with you next year.

The key takeaway

Multigenerational-friendly homes are attracting real buyer demand. The premium is not only about having a larger house. Features such as in-law suites, secondary kitchens, finished basements, and separate entrances can make the layout itself more valuable to the right buyer.

First, What Is Actually Happening Right Now.

More families are living under one roof. And not the way it used to work.

This is multi-generational living — three or more generations, grandparents, parents, and kids, sharing one house on purpose. Not a temporary squeeze. A plan.

According to Realtor.com Economic Research, the number of owner-occupied multigenerational households grew from about 3.2 million in 2014 to 3.9 million in 2024.

That is not a niche housing choice anymore. That is a real, growing market. And it is more common in some states than others — which matters if you are trying to figure out whether your house fits the demand where you live.

Map showing the percentage of households with three or more generations living together by state — Multi-generational living varies significantly by state. Source: USAFacts / Keeping Current Matters.

Here Is What the Data Is Showing.

This is the number that got my attention.

The gap is enormous. According to Realtor.com, the median asking price for a multi-generational house in 2025 was $709,000. The median for a standard house was $429,900. That is roughly 65% higher — about $279,000 more, sitting in a house that, on paper, may simply have a few extra rooms and the right features.

Multigenerational

$709,000 median asking price

Homes marketed for multigenerational living carried a substantially higher national median list price in 2025.

Standard home

$429,900 median asking price

The national median for standard listings was far lower, creating an asking-price gap of roughly $279,000.

And it is not just about size. Strip out square footage and compare apples to apples. Multigenerational homes still listed for about $262 per square foot, versus $215 for standard homes. That is about a 22% premium per square foot — a sign that layout and specialized features matter too.

Chart showing multi-generational homes listed at 262 dollars per square foot compared with 215 dollars for standard homes, a 22 percent premium — Multi-generational homes were listed for about 22% more per square foot in the cited 2025 data. Source: Realtor.com / Keeping Current Matters.

Buyers are not flinching at the price. These houses drew 13.5% more online views than standard listings, and they still moved in essentially the same timeframe — a median of about 59 days on market for both types.

65% higher median asking price

$709,000 for multigenerational listings versus $429,900 for standard listings nationally in 2025.

22% premium per square foot

About $262 per square foot versus $215, showing the premium is not explained by size alone.

13.5% more buyer attention

Multigenerational listings received more page views while selling in essentially the same median timeframe.

“The strong demand and steep premiums we are seeing in inventory-constrained markets point to a real mismatch between what buyers are looking for and what is actually available.”
Hannah Jones · Senior Economic Research Analyst, Realtor.com

Translation: there are not enough of these houses in some markets. That is exactly why the ones that exist can get paid for.

What the Headlines Always Leave Out.

This premium is not spread evenly across the country.

Some states have a much bigger pool of buyers looking for this exact layout than others. Realtor.com’s research shows especially high shares of multigenerational listings in Western markets, including several California metros, while some Midwestern and Southern markets show more scarcity and much larger premiums.

That is why I tell every couple I work with the same thing, no matter what we are talking about: stop reading the national headline and start finding out what is true where you actually live.

The same principle applies when you look at home-price trends in your local market. National averages are useful context, but your city, neighborhood, price range, property condition, and buyer pool determine the strategy.

If you are selling, this is also why pricing and timing your home correctly still matter. A valuable feature only helps if buyers understand it and the listing is positioned properly.

What This Means For Your Plan.

If you already own a house with a finished basement, an in-law suite, a bonus room, or a separate entrance — you are not necessarily sitting on storage. You may be sitting on home equity you have not priced correctly.

Under Rule 6 in our system, your down payment and your home equity are two sides of the same coin. A premium on the sale of your current house does not just pad your pocket. Depending on your numbers, it can be the difference between putting 10% down on your next home and putting 20% down — and potentially eliminating private mortgage insurance on a conventional loan.

That is why, before you sell and buy at the same time, you should know what the current house may realistically produce. I break that process down in the decision between buying first or selling first, including how equity, DTI, reserves, and two possible mortgage payments can affect the move.

This is also bigger than one sale. A house that can genuinely hold more than one generation is one of the clearest, most literal versions of the generational wealth we talk about constantly. It is not just where your kids grow up. It is where your parents may be able to age in place instead of paying thousands a month somewhere else. It is one housing plan doing the work that might otherwise require two households.

For homeowners

If your property already has multigenerational-friendly features, do not assume buyers see them as “extra rooms.” Ask a local agent to compare your home with properties marketed around in-law suites, ADUs, guest houses, second kitchens, finished basements, or separate entries.

If you are still house hunting and multi-generational living is even a possibility for your family in the next 5 to 10 years, that changes what you should be looking at right now. Not just bedroom count. Layout. Separate entrances. A kitchenette that turns a basement into an apartment instead of a rec room.

For a lot of families, that is not a want on a list. That is the plan.

And if the right multigenerational home has been sitting on the market, the same layout that makes it valuable can still be negotiated. Your agent can help you look for homes with longer days on market, price adjustments, and more negotiating room.

Turn the layout into a financial plan

Know what your current equity could do for the next move.

If you are thinking about selling, buying, or creating room for another generation, we can review your estimated equity, down payment, debts, DTI, reserves, and the payment you want to live with after closing.

Talk With Pat

The Question You Should Be Asking Together Right Now.

Not: “Do we need a bigger house?”

The real question is: Does our family need room for more than one generation sometime in the next decade — and if the answer is yes, are we buying or building for it now, while it is still cheap to plan for, instead of retrofitting for it later at full price?

My wife and I have been on both sides of this table for 34 years — as a couple building our own life, and as professionals helping other families build theirs. The families who use a house like this well are rarely the ones who stumbled into an in-law suite by accident. They are the ones who talked about it before they needed it.

Talk to a local agent about what a house like this is worth in your specific market. But have the conversation with your spouse first. Is this your family’s next ten years? If it is, that changes what you look for, what you offer, and what you protect when you eventually sell.

That clarity is what turns extra space into extra wealth.

Educational disclosure: This article is for general educational purposes and is not individualized mortgage, financial, legal, tax, insurance, credit, investment, appraisal, construction, or real estate advice. Property values, buyer demand, listing premiums, days on market, mortgage-insurance requirements, and financing options vary by location, property, market conditions, loan program, and individual circumstances. The national figures cited here describe Realtor.com’s 2025 listing analysis and should not be interpreted as a guaranteed premium for any individual property. Consult qualified mortgage, real estate, appraisal, legal, tax, insurance, and financial professionals regarding your situation.

Reference sources: Realtor.com Economic Research — Under the Same Roof: Multigenerational Living in the U.S. and Realtor.com Newsroom.

About the author

Pat Collins

I have spent decades in business, sales, real estate, and helping people solve problems. My goal is to help homebuyers and homeowners understand the numbers, compare their choices, and make mortgage decisions that support the life they want after closing.

Talk With Pat More Articles

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When most people think about selling their home, they automatically picture spring the yard is green, the flowers are out, and everyone seems to be in house-hunting mode.

But here’s the truth: spring isn’t always the smartest time to sell.
In fact, selling your house this winter may actually give you a major advantage especially if you’re trying to stand out and make a confident financial move.

Let’s break down why winter might be the opportunity most homeowners overlook.

Winter Is When Your House Finally Stands Out

Every year almost without fail the number of homes for sale drops as winter approaches. Realtor.com’s data shows the same pattern year after year: inventory dips in the winter, then rises again as spring arrives.

And based on the latest numbers rolling in for 2025, we’re seeing that same trend start again.

Listings are beginning to decrease as we close out the year and if history repeats itself (which it usually does), inventory will drop even further through winter.

Here’s why this matters for you:

Even with more listings than last year, we still aren’t anywhere near a “normal” market.

Compared to 2017–2019 levels, today’s housing supply is still too low.
So when winter inventory dips again, your home has less competition and more visibility.

Think of it like this:

Less competition = More attention on your home.

If you list now before everyone else rushes back into the market in spring you get ahead of the crowd.

Winter Buyers Are More Motivated Buyers

Another big advantage to selling your house this winter?

The buyers who are shopping right now are serious.

They’re not browsing because it’s fun.
They’re looking because they need to move for a job relocation, a lease ending, a life change, or a growing family.

U.S. News puts it this way:

“Buyers who brave the cold usually have a good reason they need to move and can make quick decisions.”

And with fewer homes available in winter, they have fewer options to choose from. If you price and prep your house well, there’s a good chance your home becomes the one that checks their boxes.

Motivated buyers + low inventory = stronger offers and quicker decisions.

Why Not Wait Until Spring? Why This Matters for Buyers Trying To Stretch Their Budget

Most homeowners wait to list until spring because it “feels” like the right time.
But that’s exactly why waiting could hurt you.

Spring brings more buyers – yes.
But it also brings a flood of new listings.

Suddenly, you’re competing with every homeowner who waited all winter.

Winter gives you the opposite experience:

Less noise
Less competition
More motivated buyers
A cleaner shot at standing out

Bottom Line: Winter Gives Sellers a Quiet Advantage

If you’re thinking about selling, winter may be your best opportunity to:

Stand out in a less crowded market
Attract serious, motivated buyers
Avoid spring competition
Sell with more confidence and clarity

You don’t have to wait for the “busy” season to make a smart move.
Sometimes the quiet seasons work in your favor.

If you want to understand what listing your home this winter could look like or whether it fits your financial goals connect with a trusted real estate agent in your area.

A good agent can help you make sense of the numbers and take your next step with confidence.

August 17, 2026

You Keep Waiting for Rates to Drop. Here Is the Number That Is Actually Driving Them.

You Keep Waiting for Rates to Drop. Here Is the Number That Is Actually Driving Them. | Let’s Talk Home Mortgage

Mortgage Rates & Affordability

You Keep Waiting for Rates to Drop. Here Is the Number That Is Actually Driving Them.

If you are waiting for a big mortgage-rate drop before you buy, there is one number underneath the headlines you need to understand: the spread between the 10-year Treasury yield and mortgage rates.

By Pat Collins August 18, 2026 7 min read Updated August 18, 2026

The rate
behind the rate

Understand the market spread. Then improve your personal one.

If you are watching mortgage rates hoping for a big drop before you buy, I need to tell you something now instead of later.

You may be waiting a while.

That is not the bad news it sounds like. There is a number working underneath the headlines right now that actually works in your favor. Once you understand it, today’s rate looks different.

If you have been asking whether you should buy now or wait for lower mortgage rates, this is the market mechanic you need to understand before making that decision.

The key takeaway

The mortgage rate in the headline is not one independent number. It reflects the 10-year Treasury yield plus the mortgage spread—and the rate you personally receive is then shaped by your own credit, debt-to-income ratio, down payment, loan structure, and property profile.

First, the pattern behind your rate.

Mortgage rates do not move on their own.

They tend to follow the 10-year Treasury yield, a number that reflects how investors are pricing economic growth, inflation, risk, and future interest-rate expectations. When the outlook looks strong, that yield often climbs. When the outlook gets shakier, it can ease.

For more than 50 years, mortgage rates and the 10-year Treasury yield have moved in a closely related pattern.

The gap between them has a name. It is called the spread. Over the long run, that gap has averaged about 1.76 percentage points. When the spread widens, mortgage rates can run higher than the Treasury yield alone would suggest. When it narrows, mortgage rates move closer to that yield.

Chart showing the 30-year fixed mortgage rate and 10-year Treasury yield moving together for more than 50 years, with an average spread of 1.76 percentage points — For more than 50 years, the 30-year fixed mortgage rate and the 10-year Treasury yield have generally moved in the same direction. The long-term average spread shown here is about 1.76 percentage points. Sources: Freddie Mac and Macrotrends; graphic by Keeping Current Matters.

Here is what the data is showing right now.

A few years ago, that gap blew wide open. Economic uncertainty pushed it as high as 3.19 points in 2023.

It has been narrowing since. The spread used in the latest market example is around 2.01—just above the long-term average of 1.76.

Chart showing the mortgage spread narrowing from 3.19 percentage points in 2023 to about 2.01 percentage points in 2026 — The gap between the 30-year fixed mortgage rate and the 10-year Treasury yield widened to about 3.19 percentage points in 2023 and has since narrowed to about 2.01. Sources: Freddie Mac and The Wall Street Journal; graphic by Keeping Current Matters.

Here is why that matters to your monthly payment. Using a 10-year Treasury yield of 4.68%, run that number through three different spreads and watch what happens.

2023-style spread: 3.19

Add a spread that wide to a 4.68% Treasury yield and mortgage rates would be pushing close to 8%.

Current example spread: 2.01

With the spread narrowed to about 2.01, the mortgage-rate example sits around 6.69%.

Long-term average spread: 1.76

If the spread returned all the way to its long-term average, the example lands around 6.5%.

Bar chart comparing mortgage rates of 7.87 percent, 6.69 percent, and 6.44 percent using the same 4.68 percent 10-year Treasury yield with different mortgage spreads — Using the same 4.68% 10-year Treasury yield, the size of the spread changes the illustrated mortgage rate dramatically: about 7.87% with the mid-2023 spread, 6.69% with a 2.01 spread, and 6.44% with the long-term average spread of 1.76. Sources: Freddie Mac and The Wall Street Journal; graphic by Keeping Current Matters.

“Mortgage spreads being better in 2026 is the housing hero story of the year.”
Logan Mohtashami · Lead Analyst, HousingWire

What the headlines always leave out.

Here is the part nobody puts in the headline. That narrowing spread is the same reason rates are not close to 8% right now—and the same reason they may not have a lot of room to fall from the spread alone.

You are already most of the way back toward that long-term average. There is simply less room left for that particular gap to close.

Rates are not where anyone wishes they were. But they are meaningfully better than they could have been, and a large move lower would likely require more than continued spread normalization. It would also require movement in the underlying Treasury yield and broader bond market.

That is why I would not build an entire homebuying plan around the hope that one national rate finally hits the number you have in your head. There are other moving pieces too, including home-price trends, competition, insurance, and the complete monthly payment.

What this means for your plan.

Here is the shift I want you to make. Stop asking only what the market’s rate will do. Start asking what your rate will do.

The 6.69% you see in this market example is not automatically the rate a lender quotes you. Your actual mortgage pricing is built on your complete loan profile, including your credit score, debt-to-income ratio, down payment, loan type, occupancy, property type, points, and other factors.

Market side

You cannot control the Treasury yield.

You also cannot personally control the mortgage-market spread. Those numbers move with the bond market, investor demand, risk, and the broader economy.

Your side

You can improve the numbers attached to you.

Credit, debt, available cash, down payment, reserves, and loan structure are where preparation can change the financing conversation.

Start with your debt-to-income ratio.

Under Rule 8 in our system, your DTI should sit at 35% or below. The point is not that every mortgage program uses one identical cutoff—it does not. The point is to give your household more room before the new housing payment is added.

Run your numbers using the Debt-to-Income Calculator before you shop. Your DTI affects qualification, buying power, and which loan structures may be available to you.

Protect your credit before the lender pulls it.

Under Rule 7, your credit profile can materially affect the pricing a lender offers. Under Rule 3, keep revolving utilization under 10% of your available limit when possible and pay balances responsibly. The goal is to have your credit doing work for you before you ever sit down with a lender.

Know what your down payment is doing.

Under Rule 6, the size of your down payment matters too. Ten percent down can be a strong position. Twenty percent down on a conventional loan may eliminate private mortgage insurance, depending on the transaction, and can lower the complete monthly housing cost even if the posted market rate does not move an inch.

And remember: the mortgage rate is not the whole payment. Taxes, homeowners insurance, mortgage insurance when applicable, and HOA dues can change what the home really costs each month. That is why I recommend pricing the complete housing payment—not only the interest rate.

Your personal spread

Call the difference between the national headline and the rate you actually earn through your financial profile your personal spread. You cannot touch the Treasury yield. You cannot touch the market spread. You can absolutely work on the numbers attached to you.

Know your number before you wait

Let’s find out what rate and payment your profile supports today.

We can review your credit profile, income, debts, DTI, down payment, reserves, loan options, and complete estimated payment so you know whether waiting actually improves your plan.

Talk With Pat

The question you should be asking together right now.

Not: “When will rates drop?”

The real question is: What rate would we actually qualify for today, based on our credit, our DTI, our down payment, and the loan that fits us—and what is improving those numbers worth to us this month?

My wife and I have watched rates move through more cycles than I can count in 34 years of marriage and real estate. The couples who come out ahead were never simply the ones who guessed the market right. They were the ones who got their own numbers in order while everyone else was waiting on someone else’s number to move.

Run your DTI.

Know exactly how much of your gross monthly income is already committed to recurring debts and the proposed housing payment.

Check your credit profile.

Review your scores, balances, utilization, payment history, and any errors before you are under contract.

Know your down payment and reserves.

Decide how much cash should go into the purchase and how much needs to remain available after closing.

That is the conversation to have with your spouse this week—not the one about where the Fed goes next.

Bottom line

Mortgage rates are influenced by the 10-year Treasury yield and the spread between Treasury yields and mortgage pricing. That spread has already improved substantially from its 2023 peak.

So do not make your entire plan dependent on a dramatic rate drop that may or may not arrive on your timetable. Understand the market number, then work the numbers you can actually influence.

Run your DTI. Check your credit. Know your down payment. Then find out what your real rate looks like today.

Educational disclosure: This article is for general educational purposes and is not individualized mortgage, financial, legal, tax, insurance, credit, investment, or real estate advice. Mortgage rates and Treasury yields change frequently. Mortgage pricing varies by lender, loan program, credit profile, occupancy, property type, loan amount, down payment, points, market conditions, and other factors. Debt-to-income guidelines and mortgage-insurance requirements also vary by program and borrower profile. Consult qualified mortgage, financial, tax, legal, insurance, and real estate professionals regarding your situation.

Reference sources: Keeping Current Matters, U.S. Department of the Treasury, and HousingWire.

About the author

Pat Collins

I have spent decades in business, sales, real estate, and helping people solve problems. My goal is to help homebuyers and homeowners understand the numbers, compare their choices, and make mortgage decisions that support the life they want after closing.

Talk With Pat More Articles

Article link copied.

When most people think about selling their home, they automatically picture spring the yard is green, the flowers are out, and everyone seems to be in house-hunting mode.

But here’s the truth: spring isn’t always the smartest time to sell.
In fact, selling your house this winter may actually give you a major advantage especially if you’re trying to stand out and make a confident financial move.

Let’s break down why winter might be the opportunity most homeowners overlook.

Winter Is When Your House Finally Stands Out

Every year almost without fail the number of homes for sale drops as winter approaches. Realtor.com’s data shows the same pattern year after year: inventory dips in the winter, then rises again as spring arrives.

And based on the latest numbers rolling in for 2025, we’re seeing that same trend start again.

Listings are beginning to decrease as we close out the year and if history repeats itself (which it usually does), inventory will drop even further through winter.

Here’s why this matters for you:

Even with more listings than last year, we still aren’t anywhere near a “normal” market.

Compared to 2017–2019 levels, today’s housing supply is still too low.
So when winter inventory dips again, your home has less competition and more visibility.

Think of it like this:

Less competition = More attention on your home.

If you list now before everyone else rushes back into the market in spring you get ahead of the crowd.

Winter Buyers Are More Motivated Buyers

Another big advantage to selling your house this winter?

The buyers who are shopping right now are serious.

They’re not browsing because it’s fun.
They’re looking because they need to move for a job relocation, a lease ending, a life change, or a growing family.

U.S. News puts it this way:

“Buyers who brave the cold usually have a good reason they need to move and can make quick decisions.”

And with fewer homes available in winter, they have fewer options to choose from. If you price and prep your house well, there’s a good chance your home becomes the one that checks their boxes.

Motivated buyers + low inventory = stronger offers and quicker decisions.

Why Not Wait Until Spring? Why This Matters for Buyers Trying To Stretch Their Budget

Most homeowners wait to list until spring because it “feels” like the right time.
But that’s exactly why waiting could hurt you.

Spring brings more buyers – yes.
But it also brings a flood of new listings.

Suddenly, you’re competing with every homeowner who waited all winter.

Winter gives you the opposite experience:

Less noise
Less competition
More motivated buyers
A cleaner shot at standing out

Bottom Line: Winter Gives Sellers a Quiet Advantage

If you’re thinking about selling, winter may be your best opportunity to:

Stand out in a less crowded market
Attract serious, motivated buyers
Avoid spring competition
Sell with more confidence and clarity

You don’t have to wait for the “busy” season to make a smart move.
Sometimes the quiet seasons work in your favor.

If you want to understand what listing your home this winter could look like or whether it fits your financial goals connect with a trusted real estate agent in your area.

A good agent can help you make sense of the numbers and take your next step with confidence.

August 17, 2026

Buy First or Sell First? What Homeowners Should Know

You’re Ready To Move. Here Is the One Decision That Determines Everything Else. | Let’s Talk Home Mortgage

Selling, Buying & Equity

You’re Ready To Move. Here Is the One Decision That Determines Everything Else.

If you already own a home and you are getting ready to move, one decision comes before every listing, showing, and offer: do you buy your next home first, or sell your current home first?

By Pat Collins August 5, 2026 8 min read Updated August 5, 2026

The first
decision

Know your number before you choose your next house.

If you already own a home and you are getting ready to move, there is one question that comes before every other question.

Do you buy first, or do you sell first?

Most couples do not think about it in that order. They start browsing listings, fall in love with a house, and only then begin doing the math on the home they already own.

I want to walk you through why that order matters—and why, in today’s market, selling first is often the stronger move.

The key takeaway

Before you shop for the next house, know your current equity, your debt-to-income ratio, the payment you can comfortably carry, and what happens if your present home takes longer to sell than expected.

First, what is actually happening right now.

Nationally, buyers have more choices than they did during the most competitive years of the market, and homes are generally taking longer to sell. The exact balance still depends on your city, price range, property condition, and local demand, so your agent should confirm what is happening in your specific market.

That can be good news when you are buying. But it changes the risk if you also have a home to sell.

When a property takes longer to sell, the overlap between two homes can last longer too. That is why the sequence of the move deserves attention before you start touring properties. Buyers may have more time to compare homes and negotiate, while sellers need a realistic pricing and timing plan from the beginning.

Buy first

You secure the next home sooner

You may avoid temporary housing and move directly into the new property, but you could carry two housing payments or make your offer dependent on selling your current home.

Sell first

You know your cash position

You know the actual sale proceeds available for the next purchase, remove the risk of two mortgages, and can often write a cleaner offer.

Here is what the data is showing.

You could end up carrying two mortgages at once.

Buy before you sell, and you are exposed—not in theory, but in your monthly numbers.

If your old house takes longer to sell, the overlap can continue for months. Add repairs, utilities, insurance, taxes, maintenance, staging, or another price adjustment on the old property, and the cost can climb quickly.

That does not automatically mean buying first is wrong. Some households have the income, reserves, or financing strategy to handle it. But the decision should be based on verified numbers, not the hope that the old house will sell immediately.

Your equity may be larger than you think.

Home equity is the current value of your property minus the mortgage debt still secured by it. According to Realtor.com, median home equity is about $180,000 during the first five years after purchase and rises to more than $340,000 during years six through ten.

That is not pocket change. Depending on your mortgage balance, selling expenses, taxes, and the final sales price, it may become the down payment for your next home, help you reach 20% down, reduce mortgage insurance, strengthen your reserves, or even make a cash purchase possible.

Knowing that figure before you write an offer is different from estimating it and hoping everything closes on schedule. You can also review the broader role of equity in building homeowner wealth.

A sold house can make your next offer harder to beat.

When your current home is already sold, your next offer does not need to depend on that sale. A seller often sees that as a cleaner path to closing.

If the next property has been sitting on the market, that certainty may also give you more room to negotiate repairs, credits, timing, or other terms. I explain that larger strategy in How To Find the Best Deal Possible on a Home Right Now.

Why selling first can put you in a stronger position.

You remove the two-mortgage risk

Your current mortgage is paid off through the sale, so the move is not dependent on carrying two full housing payments for an unknown period.

You know the actual equity available

Instead of estimating your proceeds, you know the final amount available for the next down payment, closing costs, reserves, moving expenses, and repairs.

You may write a cleaner offer

Removing a home-sale contingency can reduce uncertainty for the seller and strengthen your negotiating position.

You can price the next move with clarity

You know how much cash you have, how large the new loan may be, and what total payment needs to fit your household plan.

Graphic comparing the pros and cons of selling your current house before buying your next home — Selling first can unlock your equity, prevent two mortgage payments, and strengthen your next offer. The tradeoffs may include temporary housing, storage, or moving twice. Source: Zillow; graphic by Keeping Current Matters.

Selling first does not remove every risk.

You may need a place to stay between transactions. Storage and moving twice can add cost. You may also feel pressure to choose the next home quickly once the sale is complete.

Those are real tradeoffs, but they can often be planned for.

Possible bridge

Negotiate a rent-back

A rent-back may allow you to remain in the home for an agreed period after closing while you complete the purchase of the next property.

Timing strategy

Coordinate flexible closings

Your agent and settlement professionals may be able to align closing dates, possession, storage, and moving plans to reduce the gap.

The right option depends on your contract, local practices, the buyers and sellers involved, and whether your finances can tolerate delays. Talk through those details with qualified real estate, mortgage, legal, tax, and financial professionals before relying on a specific structure.

“A temporary housing plan is an inconvenience you can budget for. Two mortgages with no clear end date can become a financial problem.”
Pat Collins

What the headlines always leave out.

This is not only a real estate question. It is a Big 7 question.

If you buy before you sell

You risk placing two full housing payments inside the household budget at the same time. Under Rule 2, housing and the other core essentials need to remain within a manageable share of take-home pay. For many couples, two mortgages do not fit that ceiling.

The existing mortgage may also affect your debt-to-income ratio while you qualify for the next loan. Depending on the loan program and documentation, a lender may not be able to ignore the current payment merely because you intend to sell later.

Existing car loans, credit cards, personal loans, and other monthly obligations matter too. Those costs can create the kind of self-inflicted inflation that quietly reduces buying power.

If you sell first

Your equity check can begin doing the work for you. You know the actual funds available for the Rule 6 down payment instead of guessing. Depending on the purchase price and proceeds, you may have enough to reach 20% down and avoid monthly mortgage insurance, while preserving cash for closing costs and reserves.

You also know the approximate new loan amount before you begin negotiating, which makes it easier to compare the next purchase with the monthly payment you want to live with after closing.

Either way, this is where Rule 11 earns its keep.

A full emergency fund makes the in-between stretch survivable. Temporary housing, storage, moving, repairs, appraisal issues, closing delays, or a rent-back that lasts longer than planned should not erase everything else you have built.

This decision is also bigger than one transaction. The equity in your current home is one of the primary vehicles for the generational wealth you are building together. How you move it into the next property—cleanly, deliberately, and without unnecessary payment pressure—is part of that larger plan.

Plan both sides of the move

Know your equity, DTI, cash position, and new payment before you shop.

I can help you review the mortgage side of the move, including your current payment, estimated equity, debts, possible down payment, reserves, and what the next housing payment may look like.

Talk With Pat

The question you should be asking together right now.

Not only: “Which house do we want next?”

The real question is: What is our current equity, what does it do to our down payment and DTI, and can we complete this move without stacking two mortgages on top of each other?

Before you call an agent, sit down together and answer these questions:

What could our current home realistically sell for?

Use current local comparable sales and account for the condition, price range, competition, selling costs, and likely time on market.

What is our estimated net equity?

Subtract mortgage balances and expected selling costs from a realistic sale price. Do not build the next purchase around the highest possible number.

Can we qualify while the current mortgage remains?

Review income, recurring debts, reserves, loan-program rules, and how the lender will treat the existing property and payment.

What happens if either closing is delayed?

Plan for housing, storage, moving, repairs, rate changes, appraisal issues, and the cash needed if the timeline stretches.

My wife and I have moved more than once in 34 years of marriage and real estate. The moves that went smoothly were never the ones where we found the house first and figured out the rest later. They were the ones where we knew our number before we ever called an agent.

Talk to a local agent about the selling market in your area. Talk with a mortgage professional about qualification, DTI, reserves, and the payment on the next home. But before those conversations, have the first one with your spouse.

Know your equity. Know your DTI. Know what your Big 7 looks like if the move takes longer than you hope.

That clarity is what turns a stressful move into a smart one.

Bottom line

There is no one-size-fits-all answer. Buying first may work when your income, assets, approval, timeline, and tolerance for risk are strong enough to support it.

But for many homeowners, selling first creates a cleaner financial position. It removes the uncertainty of two mortgages, converts estimated equity into known funds, and may make the next offer more attractive.

Do not begin with the next listing. Begin with the numbers behind the home you already own.

Educational disclosure: This article is for general educational purposes and is not individualized mortgage, financial, legal, tax, insurance, credit, or real estate advice. Market conditions, property values, selling costs, net proceeds, rent-back arrangements, underwriting treatment of existing housing payments, debt-to-income calculations, mortgage qualification, and available financing vary by location, property, contract, lender, loan program, and individual circumstances. Consult qualified mortgage, real estate, legal, tax, insurance, and financial professionals regarding your situation.

Reference sources: Keeping Current Matters and Realtor.com.

About the author

Pat Collins

I have spent decades in business, sales, real estate, and helping people solve problems. My goal is to help homebuyers and homeowners understand the numbers, compare their choices, and make mortgage decisions that support the life they want after closing.

Talk With Pat More Articles

Article link copied.

When most people think about selling their home, they automatically picture spring the yard is green, the flowers are out, and everyone seems to be in house-hunting mode.

But here’s the truth: spring isn’t always the smartest time to sell.
In fact, selling your house this winter may actually give you a major advantage especially if you’re trying to stand out and make a confident financial move.

Let’s break down why winter might be the opportunity most homeowners overlook.

Winter Is When Your House Finally Stands Out

Every year almost without fail the number of homes for sale drops as winter approaches. Realtor.com’s data shows the same pattern year after year: inventory dips in the winter, then rises again as spring arrives.

And based on the latest numbers rolling in for 2025, we’re seeing that same trend start again.

Listings are beginning to decrease as we close out the year and if history repeats itself (which it usually does), inventory will drop even further through winter.

Here’s why this matters for you:

Even with more listings than last year, we still aren’t anywhere near a “normal” market.

Compared to 2017–2019 levels, today’s housing supply is still too low.
So when winter inventory dips again, your home has less competition and more visibility.

Think of it like this:

Less competition = More attention on your home.

If you list now before everyone else rushes back into the market in spring you get ahead of the crowd.

Winter Buyers Are More Motivated Buyers

Another big advantage to selling your house this winter?

The buyers who are shopping right now are serious.

They’re not browsing because it’s fun.
They’re looking because they need to move for a job relocation, a lease ending, a life change, or a growing family.

U.S. News puts it this way:

“Buyers who brave the cold usually have a good reason they need to move and can make quick decisions.”

And with fewer homes available in winter, they have fewer options to choose from. If you price and prep your house well, there’s a good chance your home becomes the one that checks their boxes.

Motivated buyers + low inventory = stronger offers and quicker decisions.

Why Not Wait Until Spring? Why This Matters for Buyers Trying To Stretch Their Budget

Most homeowners wait to list until spring because it “feels” like the right time.
But that’s exactly why waiting could hurt you.

Spring brings more buyers – yes.
But it also brings a flood of new listings.

Suddenly, you’re competing with every homeowner who waited all winter.

Winter gives you the opposite experience:

Less noise
Less competition
More motivated buyers
A cleaner shot at standing out

Bottom Line: Winter Gives Sellers a Quiet Advantage

If you’re thinking about selling, winter may be your best opportunity to:

Stand out in a less crowded market
Attract serious, motivated buyers
Avoid spring competition
Sell with more confidence and clarity

You don’t have to wait for the “busy” season to make a smart move.
Sometimes the quiet seasons work in your favor.

If you want to understand what listing your home this winter could look like or whether it fits your financial goals connect with a trusted real estate agent in your area.

A good agent can help you make sense of the numbers and take your next step with confidence.

August 4, 2026

Home Insurance Costs When Buying a Home

You're Watching Rates and Prices. You're Probably Not Watching This. | Let's Talk Home Mortgage

Homebuying & Affordability

You’re Watching Rates and Prices. You’re Probably Not Watching This.

Mortgage rates and home prices get most of the attention. Homeowners insurance is the fourth number that can quietly change your full monthly payment, cash needed at closing, and the home you can comfortably afford.

By Pat Collins August 5, 2026 7 min read Updated August 5, 2026

The fourth
number

Your payment is not complete until insurance is in the math.

If you are working toward buying a home, I already know where your eyes have been: mortgage rates, home prices, and maybe the down payment number.

There is a fourth number most couples never look at until it lands on their desk: homeowners insurance.

I want to walk you through what is actually happening with it—and why homeowners insurance belongs in your plan today, not after you close.

The key takeaway

Your insurance premium is part of the real housing payment. Price it before the offer so you can confirm the home still fits your monthly budget, mortgage qualification, and cash-to-close plan.

First, what is actually happening.

Insurance has always been part of owning a home.

But over the last few years, it stopped being a small line item and started becoming a real expense for many households.

According to the Pew Research Center, 71% of U.S. homeowners say their insurance costs have gone up over the past few years. Forty-two percent say those costs have gone up a lot.

Homeowners reporting increases

71% say their costs went up

Nearly three out of every four homeowners surveyed said their homeowners insurance became more expensive.

Significant increases

42% say costs rose a lot

This is not a handful of people complaining. It is a broad affordability issue homeowners and buyers need to plan around.

That is why an old estimate, a national average, or the premium paid by the current owner may not be enough to build your budget.

Here is the part most people miss.

Premiums are still rising. I am not going to tell you otherwise.

But the pace is changing.

A 2026 report from Rate Insurance, based on more than 265,000 policy records, found that 2025 marked the first meaningful slowdown after several years of sharp increases. Average premiums rose 9.16% in 2025, compared with increases of nearly 20% in both 2023 and 2024.

Chart showing average homeowners insurance premiums rising from $1,063 in 2019 to $2,205 in 2025 while the annual rate of increase slowed to 9.16% in 2025 — Average homeowners insurance premiums continued rising in 2025, but the year-over-year increase slowed to 9.16% after much steeper increases in 2023 and 2024. Source: Rate Insurance; graphic by Keeping Current Matters.

2023–2024

Nearly 20% annual increases

Premium growth was especially steep during the two years before the slowdown.

2025

9.16% annual increase

Still higher—not cheaper—but a slower climb and a possible early sign that the rate cycle is beginning to stabilize.

That does not mean premiums are getting cheaper. It means the sharp climb of the last several years may finally be leveling off.

“Small shift. Real shift. Worth knowing before you budget your next offer.”
Pat Collins

What the headlines always leave out.

Insurance is not one national number. It is local—down to your state, ZIP code, home, roof, claims history, replacement cost, coverage limits, deductible, and the insurer willing to write the policy.

Forbes Advisor’s state-by-state comparison shows just how widely average premiums can vary depending on where you buy. Natural-disaster exposure, rebuilding costs, crime, local claim patterns, and the characteristics of the property can all affect the quote.

United States map comparing average annual homeowners insurance costs by state for $350,000 in dwelling coverage — Average annual homeowners insurance costs vary widely by state. This comparison uses $350,000 in dwelling coverage and shows a national average of $2,720. Source: Forbes; graphic by Keeping Current Matters.

This is why I tell every couple I work with: get your own quote. Do not budget off a national average and hope it holds up in your ZIP code.

The Consumer Financial Protection Bureau recommends contacting several companies, getting quotes in writing, and comparing both cost and coverage. Your lender will generally require proof of homeowners insurance before funding the loan, so the question is not whether you will need it. The question is whether you price it early enough to protect your plan.

Do this before the offer

Ask an insurance professional to quote the actual property whenever possible. A home can look affordable on the listing page and become much tighter after the property-specific insurance premium is added.

Insurance eligibility can also affect whether a home is truly a good opportunity. That is one reason I tell buyers to investigate property condition, roof age, prior claims, and insurability before calling a listing a bargain. I cover that larger offer strategy in How To Find the Best Deal Possible on a Home Right Now.

What this means for your plan.

Here is where this stops being a headline and starts becoming math you can actually use.

Insurance is part of PITI

PITI stands for principal, interest, taxes, and insurance. Those four pieces help form the full monthly housing payment used in real-world budgeting and mortgage analysis.

Under Rule 9 in our system, your total housing payment—all four pieces—should stay near 30% of your gross household income. If you are only running the numbers on principal and interest, you are underestimating the real payment.

I have watched couples get pre-approved, skip this step, and get surprised later. Do not be that couple.

Insurance also lives inside the Big 7

Under Rule 2, housing is one of the seven essential household categories that should collectively stay under 35% of take-home pay. Insurance is not a “figure it out later” cost. It is baked into that ceiling from day one.

So before you make an offer, get a real quote—not a loose estimate. Use a quote tied to the actual home and ZIP code whenever possible. That number goes straight into your PITI and Big 7 math.

Start with the complete housing payment

Include principal, interest, property taxes, homeowners insurance, mortgage insurance when applicable, and homeowners association dues when applicable.

Recalculate the payment before writing the offer

Taxes and insurance can change the comfortable price range. Use the actual property information rather than relying only on an early pre-approval estimate.

Protect your buying power from existing payments

Car loans, credit cards, personal loans, and other monthly obligations also compete for room in the budget. See how those payments can quietly reduce homebuying power.

Keep reserves after closing

Do not use every available dollar to reach the closing table. Insurance deductibles, maintenance, repairs, and premium changes still exist after you receive the keys.

Price the whole payment

Know the number you will actually live with after closing.

I can help you compare the purchase price, down payment, estimated taxes, insurance, mortgage insurance, debts, and cash needed so the payment makes sense before you make an offer.

Talk With Pat

Once you have the quote, you are not necessarily stuck with it.

Insurify and NerdWallet point to several practical moves that may help lower a homeowners insurance premium. Savings, eligibility, and available discounts vary by insurer and state, so compare the total coverage—not just the lowest price.

Shop around

Get comparable written quotes from more than one company. The spread between insurers can be larger than many buyers expect.

Compare home-and-auto bundling

One carrier and multiple policies may produce a multi-policy discount, but compare the bundled total against separate policies before deciding.

Ask about every available discount

Do not assume every discount was automatically applied. Ask about claims-free history, security devices, payment method, recent purchase, renovations, and other qualifications.

Document risk-reducing upgrades

A newer roof, updated plumbing or electrical systems, storm-resistant materials, alarms, and other improvements may affect eligibility or premium discounts.

Protect your credit profile

In many states, insurers may use a credit-based insurance score when pricing coverage. The rules and effect depend on the state where the property is located.

None of this is complicated. It just has to happen before the offer and before closing—not after the payment has already surprised you.

The question you should be asking together right now.

Not only: “How much is our mortgage payment going to be?”

The better question is: What is our full monthly housing number—principal, interest, taxes, and insurance—and does it still fit inside our Big 7?

My wife and I have been on both sides of this table for 34 years—as a couple building our own life, and as professionals guiding other couples through theirs.

The couples who avoid the surprise at closing are not the lucky ones. They are the ones who priced the whole payment before they ever wrote an offer.

Get the insurance quote early. Run it through your numbers. Have the conversation with your spouse before the number shows up on a closing disclosure instead of a budget spreadsheet.

That is the difference between being surprised by your house and being in control of it.

Bottom line

Rates and prices matter. So does the down payment.

But the home is not affordable because the principal-and-interest payment fits. It is affordable when the complete housing payment fits your income, your Big 7, your reserves, and the life you want after closing.

Homeowners insurance costs are still elevated, even though the latest data shows the pace of increases may be slowing. Your quote can still vary significantly by property and location.

Price it early. Compare coverage. Put the real premium into the math. Then decide whether the home still works.

Pat Collins
Financial Coach | Mortgage Professional | Realtor
34 Years of Marriage and Real Estate — I have been on both sides of every table.

Educational disclosure: This article is for general educational purposes and is not individualized mortgage, financial, insurance, legal, tax, credit, or real estate advice. Insurance availability, underwriting, pricing, discounts, exclusions, deductibles, and the use of credit-related information vary by insurer, property, state, and individual circumstances. Mortgage qualification and housing-expense calculations vary by loan program and underwriting requirements. Consult qualified mortgage, insurance, real estate, tax, legal, and financial professionals regarding your situation.

Reference sources: Pew Research Center, Rate Insurance’s 2026 Home Insurance Trends Report announcement, Forbes Advisor, Consumer Financial Protection Bureau, Insurify, and NerdWallet.

Know the full number

Does the complete payment still fit?

Review the purchase price, down payment, taxes, insurance, debts, cash needed, and payment you want to live with after closing.

Talk With Pat

Run the numbers

Estimate the mortgage payment.

Test different purchase prices, down payments, interest rates, and terms—then add the property-specific taxes and insurance.

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Clear guidance for comparing the complete payment—not only the mortgage rate or purchase price.

About the author

Pat Collins

I have spent decades in business, sales, real estate, and helping people solve problems. My goal is to help homebuyers and homeowners understand the numbers, compare their choices, and make mortgage decisions that support the life they want after closing.

Talk With Pat More Articles

Article link copied.

When most people think about selling their home, they automatically picture spring the yard is green, the flowers are out, and everyone seems to be in house-hunting mode.

But here’s the truth: spring isn’t always the smartest time to sell.
In fact, selling your house this winter may actually give you a major advantage especially if you’re trying to stand out and make a confident financial move.

Let’s break down why winter might be the opportunity most homeowners overlook.

Winter Is When Your House Finally Stands Out

Every year almost without fail the number of homes for sale drops as winter approaches. Realtor.com’s data shows the same pattern year after year: inventory dips in the winter, then rises again as spring arrives.

And based on the latest numbers rolling in for 2025, we’re seeing that same trend start again.

Listings are beginning to decrease as we close out the year and if history repeats itself (which it usually does), inventory will drop even further through winter.

Here’s why this matters for you:

Even with more listings than last year, we still aren’t anywhere near a “normal” market.

Compared to 2017–2019 levels, today’s housing supply is still too low.
So when winter inventory dips again, your home has less competition and more visibility.

Think of it like this:

Less competition = More attention on your home.

If you list now before everyone else rushes back into the market in spring you get ahead of the crowd.

Winter Buyers Are More Motivated Buyers

Another big advantage to selling your house this winter?

The buyers who are shopping right now are serious.

They’re not browsing because it’s fun.
They’re looking because they need to move for a job relocation, a lease ending, a life change, or a growing family.

U.S. News puts it this way:

“Buyers who brave the cold usually have a good reason they need to move and can make quick decisions.”

And with fewer homes available in winter, they have fewer options to choose from. If you price and prep your house well, there’s a good chance your home becomes the one that checks their boxes.

Motivated buyers + low inventory = stronger offers and quicker decisions.

Why Not Wait Until Spring? Why This Matters for Buyers Trying To Stretch Their Budget

Most homeowners wait to list until spring because it “feels” like the right time.
But that’s exactly why waiting could hurt you.

Spring brings more buyers – yes.
But it also brings a flood of new listings.

Suddenly, you’re competing with every homeowner who waited all winter.

Winter gives you the opposite experience:

Less noise
Less competition
More motivated buyers
A cleaner shot at standing out

Bottom Line: Winter Gives Sellers a Quiet Advantage

If you’re thinking about selling, winter may be your best opportunity to:

Stand out in a less crowded market
Attract serious, motivated buyers
Avoid spring competition
Sell with more confidence and clarity

You don’t have to wait for the “busy” season to make a smart move.
Sometimes the quiet seasons work in your favor.

If you want to understand what listing your home this winter could look like or whether it fits your financial goals connect with a trusted real estate agent in your area.

A good agent can help you make sense of the numbers and take your next step with confidence.

August 4, 2026

Home Prices Are Starting to Move Again. Here Is What That Means for You.

Home Prices Are Starting to Move Again | Let’s Talk Home Mortgage

Housing Market & Home Prices

Home Prices Are Starting to Move Again. Here Is What That Means for You.

The crash many headlines predicted never arrived. Now fewer markets are declining, more metros are moving higher, and the window of softer pricing may be starting to close.

By Pat Collins July 29, 2026 7 min read Updated July 29, 2026

The market
is shifting

The slowdown may have found its turning point.

For more than a year, the headlines warned that home prices were headed for a crash. They did not crash. Now the latest data is showing another shift that many buyers and homeowners have not noticed yet: in more markets, prices are beginning to move higher again.

That does not mean every city is suddenly booming. It means the slowdown that shaped the past year may be reaching its floor. For couples still working toward a home, and for homeowners watching their equity, that change deserves attention.

The key takeaway

The national market is not surging everywhere, but fewer major markets are declining and more are beginning to rise. The window of softer pricing and stronger buyer leverage may be starting to narrow.

First, where home prices have actually been.

In mid-2024, home prices were growing at roughly 7% nationally. That pace cooled significantly.

Some markets saw prices dip. Buyers gained more time to compare homes and a little more room to negotiate. Many couples I speak with decided to wait, watch the headlines, and hope for a correction that would finally make the numbers easier.

That waiting period may be ending.

The point is not that prices are about to accelerate everywhere. The point is that the direction of the market appears to be changing. Once that shift becomes obvious in the headlines, prepared buyers may find that the easiest negotiating window has already passed.

Here is what the data is showing right now.

According to Redfin data, the home-price growth rate that had been falling for more than a year appears to have turned a corner.

Bar chart showing year-over-year home-price growth cooling from about 7% in mid-2024 to roughly 2% before rising again in May and June 2026 — Annual home-price growth slowed substantially, but the latest readings show an early upward turn. Source: Redfin; graphic by Keeping Current Matters.

Last year

36% of major markets were declining

About 36% of the 300 largest housing markets were seeing home prices move lower.

This year

That share has fallen to 23%

Fewer markets are falling, while a growing number of metros are beginning to move higher again.

Bar chart showing the percentage of the 300 largest housing markets with falling prices declining from 36% in mid-2025 to 23% in June 2026 — The share of major housing markets with falling prices has declined to 23%, down from 36% in mid-2025. Sources: ResiClub and Zillow; graphic by Keeping Current Matters.

Expert forecasters are projecting national home prices will rise about 2.3% this year. For that forecast to hold, price growth has to strengthen during the second half of 2026. The early data suggests that process may already be underway.

Last month, more than half of major metros posted price increases. Just a few months earlier, the market was much closer to an even split between rising and falling areas.

Bar chart showing June 2026 month-over-month home-price changes across major metropolitan areas, with more metros rising than falling — In June 2026, more major metros recorded monthly home-price gains than declines, although results still varied widely by location. Source: Redfin; graphic by Keeping Current Matters.

“Fewer markets are falling. More markets are rising again. That is not just another headline. That is a change in direction.”
Pat Collins

For buyers, this matters because waiting is not only a bet on mortgage rates. It is also a bet on the future purchase price. As I explain in Buy Now or Wait? The Real Tradeoff With Mortgage Rates, a lower future rate does not automatically help if the home itself becomes more expensive.

What the national headlines always leave out.

Real estate is not national. It is local.

The national number is an average of hundreds of different markets. Some are climbing quickly. Some are still soft. Some neighborhoods can move in the opposite direction of the city around them.

The only market that matters for your decision is the market where you plan to buy or sell.

Selma Hepp, Chief Economist at Cotality, has pointed to stronger price acceleration in markets supported by job growth and income growth, including parts of the West and more affordable Midwest metros.

Think locally

Stop making a housing decision from a national headline. Start with your city, your neighborhood, your price range, and the number of homes competing for the same buyer.

That local review should include recent comparable sales, active inventory, price reductions, days on market, and seller concessions. Those are the same market signals homeowners should understand before setting a price or choosing a timeline, which I cover in The Top 2 Things Homeowners Need To Know Before Selling.

What this means—depending on where you are.

If you are working toward buying your first home

The breathing room buyers have had over the past year—more negotiating power, more stable pricing, and fewer bidding wars in some areas—may not last forever.

If price growth picks up in your market, waiting can cost real money. Not in theory. In dollars added to the price of the next home you try to buy.

I have watched housing cycles and major financial decisions play out for decades. The couples who are ready when the market changes are usually the ones who used the slower period to get their finances aligned instead of simply waiting to see what happened.

Know your debt-to-income ratio

Your DTI affects how much house you can reasonably carry. Lifestyle debt can quietly reduce buying power, even when income is strong. That is the problem behind self-inflicted inflation.

Build the down payment before the competition returns

A larger down payment can lower the loan amount, strengthen the offer, and create more flexibility. Ten percent may be a practical target for some couples, while 20% may eliminate private mortgage insurance on a conventional loan.

Get clear on the payment—not just the price

Run the payment at several purchase prices and interest rates. A home that looks affordable by price alone can feel very different after taxes, insurance, mortgage insurance, and other housing costs are included.

Look for opportunity while leverage still exists

Homes that have been sitting longer may still offer price cuts, closing-cost credits, or repair concessions. That is where buyers can sometimes find the best deal possible in the current market.

If your DTI is still too high or your savings are not where they need to be, that is the work right now. The math is not likely to become easier simply because you wait.

If you are already in position, do not sit on that readiness without checking what is happening locally.

Know where you stand

Get clear on your payment, DTI, down payment, and local market.

A good decision starts with accurate numbers. I can help you compare your current position with the homes and price ranges you are considering.

Talk With Pat

If you already own a home

You have likely continued building equity through the slowdown.

Lawrence Yun, Chief Economist at the National Association of Realtors, projects the typical homeowner will gain about $16,000 in housing wealth this year.

That is real money. If price growth continues to strengthen, those gains may increase. Your home is not only a place to live. It can also be one of the primary vehicles your family uses to build long-term and generational wealth.

Know your estimated value. Know what you owe. Know the approximate equity available after selling costs. Then have the conversation with your spouse about what that equity is meant to do next.

It may support the down payment on another home, help reduce debt, create reserves, or strengthen retirement planning. The important part is to treat the equity as part of the larger financial picture—not as an abstract number on a website.

The question couples should be asking right now.

Do not start with: “Will home prices go up or down?”

The better question is: What is the market doing in our specific area, and are we financially positioned to move when the opportunity is right?

My wife and I have been through multiple market cycles together during 34 years of marriage. The couples who build real wealth are not the ones who call every market perfectly.

They are the ones who stay aligned, keep working the plan, and move with intention when the window opens.

This may be one of those windows.

Bottom line

Home prices did not crash the way many headlines predicted. Now the data suggests the slowdown may be turning.

Fewer large markets are declining. More metros are moving higher. National forecasts call for modest price growth, but your decision still depends on your local market and your financial readiness.

If you are buying, use this period to reduce debt, strengthen savings, understand your payment, and watch the listings where sellers may still negotiate.

If you already own, understand your equity and decide how it fits into the next chapter of your family’s financial plan.

You do not have to predict the market perfectly. You do need clarity—and a plan that allows you to act when the right opportunity appears.

Pat Collins
Financial Coach | Mortgage Professional | Realtor
34 Years of Marriage and Real Estate — I have been on both sides of every table.

Educational disclosure: This article is for general educational purposes. Housing-market conditions, property values, price trends, buyer demand, loan options, qualification standards, and homeowner equity vary by location and individual circumstances. Forecasts are not guarantees. Consult qualified real estate, mortgage, tax, legal, and financial professionals regarding your situation.

About the author

Pat Collins

I have spent decades in business, sales, real estate, and helping people solve problems. My goal is to help homebuyers and homeowners understand the numbers, compare their choices, and make mortgage decisions that support the life they want after closing.

Talk With Pat More Articles

Article link copied.

When most people think about selling their home, they automatically picture spring the yard is green, the flowers are out, and everyone seems to be in house-hunting mode.

But here’s the truth: spring isn’t always the smartest time to sell.
In fact, selling your house this winter may actually give you a major advantage especially if you’re trying to stand out and make a confident financial move.

Let’s break down why winter might be the opportunity most homeowners overlook.

Winter Is When Your House Finally Stands Out

Every year almost without fail the number of homes for sale drops as winter approaches. Realtor.com’s data shows the same pattern year after year: inventory dips in the winter, then rises again as spring arrives.

And based on the latest numbers rolling in for 2025, we’re seeing that same trend start again.

Listings are beginning to decrease as we close out the year and if history repeats itself (which it usually does), inventory will drop even further through winter.

Here’s why this matters for you:

Even with more listings than last year, we still aren’t anywhere near a “normal” market.

Compared to 2017–2019 levels, today’s housing supply is still too low.
So when winter inventory dips again, your home has less competition and more visibility.

Think of it like this:

Less competition = More attention on your home.

If you list now before everyone else rushes back into the market in spring you get ahead of the crowd.

Winter Buyers Are More Motivated Buyers

Another big advantage to selling your house this winter?

The buyers who are shopping right now are serious.

They’re not browsing because it’s fun.
They’re looking because they need to move for a job relocation, a lease ending, a life change, or a growing family.

U.S. News puts it this way:

“Buyers who brave the cold usually have a good reason they need to move and can make quick decisions.”

And with fewer homes available in winter, they have fewer options to choose from. If you price and prep your house well, there’s a good chance your home becomes the one that checks their boxes.

Motivated buyers + low inventory = stronger offers and quicker decisions.

Why Not Wait Until Spring? Why This Matters for Buyers Trying To Stretch Their Budget

Most homeowners wait to list until spring because it “feels” like the right time.
But that’s exactly why waiting could hurt you.

Spring brings more buyers – yes.
But it also brings a flood of new listings.

Suddenly, you’re competing with every homeowner who waited all winter.

Winter gives you the opposite experience:

Less noise
Less competition
More motivated buyers
A cleaner shot at standing out

Bottom Line: Winter Gives Sellers a Quiet Advantage

If you’re thinking about selling, winter may be your best opportunity to:

Stand out in a less crowded market
Attract serious, motivated buyers
Avoid spring competition
Sell with more confidence and clarity

You don’t have to wait for the “busy” season to make a smart move.
Sometimes the quiet seasons work in your favor.

If you want to understand what listing your home this winter could look like or whether it fits your financial goals connect with a trusted real estate agent in your area.

A good agent can help you make sense of the numbers and take your next step with confidence.

July 29, 2026

Do You Own a Luxury Home? Because the Window Is Open Right Now

Do You Own a Luxury Home? Because the Window Is Open Right Now | Let’s Talk Home Mortgage

Selling Strategy

Do You Own a Luxury Home? Because the Window Is Open Right Now.

Luxury home prices are rising faster than the broader market, high-end buyers remain active, and many homeowners may not realize their property already sits in the luxury tier for their area.

By Pat Collins July 28, 2026 6 min read Updated July 29, 2026

The luxury
seller window

The top of the market is moving differently.

Most homeowners I talk to are not paying attention to the luxury market.

They assume that is someone else’s conversation.

But here is what I have learned in 34 years of navigating real estate, mortgages, and finances alongside couples who are trying to build something real:

A lot of people are sitting on more than they realize.

The key takeaway

You may already own a luxury-tier home without realizing it. Luxury is not one national price point—it is generally defined relative to the top of your local market.

First, let me ask you something.

What is considered a luxury home in your zip code?

Most people cannot answer that.

Some are sitting on a home that qualifies and have no idea. Others assume they are in the luxury tier when they are not quite there yet.

Here is the definition: Redfin generally defines luxury homes as properties in the top 5% of their metro area’s price range. That number looks completely different depending on where you live, which is why your local pricing and market conditions matter more than a national label.

So before you read anything else, I want you to actually answer that question.

You can look it up right now. A quick Google search—“luxury home price threshold in [your city]”—will get you a ballpark. Or pull up an AI tool and ask: “What is the top 5% home price in [your zip code]?” It takes two minutes.

And the answer might change how you think about what I am about to share.

The luxury market is moving—while much of the rest is slowing.

Here is what the data shows right now.

According to Redfin’s June 2026 luxury-market report, non-luxury home sale prices were up about 1.5% year over year. That is the kind of modest growth most people are hearing about in the broader housing headlines.

But luxury homes? The median luxury sale price was up 4.7% over the same period.

Non-luxury market

+1.5% year over year

Redfin reported comparatively modest price growth for non-luxury homes during the three months ending May 31, 2026.

Luxury market

+4.7% year over year

Luxury home prices rose more than three times faster during the same period.

Line graph comparing year-over-year median sale-price growth for luxury and non-luxury homes from 2024 through 2026. Luxury prices end at 4.69 percent growth and non-luxury prices at 1.51 percent. — **Luxury prices are rising roughly three times faster.** The graph shows how the upper end of the market has continued to outperform non-luxury homes. Source: Redfin · Graphic: Keeping Current Matters

That is more than three times the growth rate—during a period when many sellers are being told to keep their expectations in check.

Lawrence Yun, Chief Economist at the National Association of Realtors, has also pointed to stronger activity at the upper end of the market, including an 18% year-over-year increase in sales of homes priced at $1 million or more.

And Redfin reported a national median of 49 days on market for luxury homes during the three months ending May 2026.

Bar graph showing median days on market for luxury homes each May from 2014 through 2026. Luxury homes took 49 days to sell in May 2026, compared with 82 to 100 days in 2014 through 2020. — **Luxury homes are still moving faster than pre-pandemic norms.** May 2026’s 49-day median is well below the 82-to-100-day range seen from 2014 through 2020. Source: Redfin · Graphic: Keeping Current Matters

This is not noise. This is a real window—for the right seller, at the right moment.

“The opportunity is not simply that luxury prices are higher. It is that the top end of the market is behaving differently from the rest.”
Pat Collins

Why is this happening?

The broader market has been dealing with affordability pressure and higher mortgage rates.

Rates went up. Buyers in the mid-range got stretched. A lot of them stepped back and stayed on the sidelines.

High-end buyers tend to be less sensitive to that pressure. They may have more assets, more liquidity, and more flexibility to keep moving. And when there are fewer sellers competing for buyer attention, a well-positioned home has a better opportunity to stand out.

What is lining up

Motivated buyers. Rising luxury prices. A market segment that is still moving. Those conditions do not align all the time.

Motivated buyers. Rising prices. Faster movement.

Those three things do not align often. Right now, they are showing up together at the top of the market.

What this means for your family’s wealth.

My wife and I have navigated over three decades of decisions exactly like this one together.

And the one thing I know is this:

The couples who build real wealth are not always the ones who made the perfect move at the perfect time.

They are the ones who recognized the window—and made a decision together, with clear eyes, instead of letting it pass by default.

If your home is in the luxury tier for your area, this may be one of those windows.

That does not mean you need to rush. It means you need to understand your pricing, timing, and position, so the decision you make is intentional—not made in the dark and not made under pressure.

Know where you stand

Is your home already in the luxury tier?

Let’s look at the price range in your local market, your estimated home value, your equity, and what selling now could mean for your next move.

Talk With Pat

Start here.

You do not need to make a decision today. You do need to know what position you are in.

Find the luxury threshold in your market

Search for the top 5% home-price range in your city, metro area, or zip code. Treat it as a starting point because local definitions can vary.

Compare your home’s current value

Look at recent comparable sales, current competition, condition, location, and the features that make your property difficult to replace.

Have the strategy conversation

If you are in or near the top 5% for your area, talk with a local real estate professional about demand, pricing, days on market, and what buyers are doing now.

If you are in the top 5% for your area, the conversation with a local real estate professional is worth having now—while the luxury market is showing strength.

And if you are not sure where to start, that is exactly what I am here for.

Pat Collins
Financial Coach | Mortgage Professional | Realtor
34 Years of Marriage and Real Estate—I have been on both sides of every table.

Educational disclosure: This article is for general educational purposes only. Housing-market data changes over time and can vary significantly by metro area, neighborhood, property type, and price range. National luxury-market trends do not guarantee a particular selling price, offer, or timeline for an individual property. Real estate, mortgage, tax, legal, and financial decisions should be evaluated based on your specific circumstances. Market figures referenced above include Redfin data for the three months ending May 31, 2026.

Luxury seller strategy

Is your home in the top 5%?

Review the local luxury threshold, your estimated value, equity, timing, and what a sale could mean for your next move.

Talk With Pat

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Know the next payment before you sell.

Use the mortgage tools to estimate the payment and financing side of your next move before you make a listing decision.

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Pat Collins NMLS #1628553

Clear guidance for the real estate and financing decisions behind your sale, purchase, and next move.

About the author

Pat Collins

I have spent decades in business, sales, real estate, and helping people solve problems. My goal is to help homebuyers and homeowners understand the numbers, compare their choices, and make mortgage decisions that support the life they want after closing.

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When most people think about selling their home, they automatically picture spring the yard is green, the flowers are out, and everyone seems to be in house-hunting mode.

But here’s the truth: spring isn’t always the smartest time to sell.
In fact, selling your house this winter may actually give you a major advantage especially if you’re trying to stand out and make a confident financial move.

Let’s break down why winter might be the opportunity most homeowners overlook.

Winter Is When Your House Finally Stands Out

Every year almost without fail the number of homes for sale drops as winter approaches. Realtor.com’s data shows the same pattern year after year: inventory dips in the winter, then rises again as spring arrives.

And based on the latest numbers rolling in for 2025, we’re seeing that same trend start again.

Listings are beginning to decrease as we close out the year and if history repeats itself (which it usually does), inventory will drop even further through winter.

Here’s why this matters for you:

Even with more listings than last year, we still aren’t anywhere near a “normal” market.

Compared to 2017–2019 levels, today’s housing supply is still too low.
So when winter inventory dips again, your home has less competition and more visibility.

Think of it like this:

Less competition = More attention on your home.

If you list now before everyone else rushes back into the market in spring you get ahead of the crowd.

Winter Buyers Are More Motivated Buyers

Another big advantage to selling your house this winter?

The buyers who are shopping right now are serious.

They’re not browsing because it’s fun.
They’re looking because they need to move for a job relocation, a lease ending, a life change, or a growing family.

U.S. News puts it this way:

“Buyers who brave the cold usually have a good reason they need to move and can make quick decisions.”

And with fewer homes available in winter, they have fewer options to choose from. If you price and prep your house well, there’s a good chance your home becomes the one that checks their boxes.

Motivated buyers + low inventory = stronger offers and quicker decisions.

Why Not Wait Until Spring? Why This Matters for Buyers Trying To Stretch Their Budget

Most homeowners wait to list until spring because it “feels” like the right time.
But that’s exactly why waiting could hurt you.

Spring brings more buyers – yes.
But it also brings a flood of new listings.

Suddenly, you’re competing with every homeowner who waited all winter.

Winter gives you the opposite experience:

Less noise
Less competition
More motivated buyers
A cleaner shot at standing out

Bottom Line: Winter Gives Sellers a Quiet Advantage

If you’re thinking about selling, winter may be your best opportunity to:

Stand out in a less crowded market
Attract serious, motivated buyers
Avoid spring competition
Sell with more confidence and clarity

You don’t have to wait for the “busy” season to make a smart move.
Sometimes the quiet seasons work in your favor.

If you want to understand what listing your home this winter could look like or whether it fits your financial goals connect with a trusted real estate agent in your area.

A good agent can help you make sense of the numbers and take your next step with confidence.

July 27, 2026

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What This Means For Your Plan.

If new construction is on your list:

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New build or resale? Put both offers on the same page.

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Bottom Line: Winter Gives Sellers a Quiet Advantage

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If you are staying put:

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If you are selling:

More choices only help if you are ready to use them.

The Question You Should Be Asking Together Right Now.

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Everyone Keeps Asking Who Has the Upper Hand Right Now. Here Is the Only Number That Actually Answers It.

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Under 4 months

4–6 months / Over 6

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If you are selling:

Market leverage only works when your own numbers are ready.

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