Welcome to 2026. New year, same housing questions.
“Should I wait?”
“Are rates coming down?”
“Is the market going to crash?”
“Am I screwed forever because I didn’t buy in 2021?”
Short answer, maybe. Long answer… let’s talk about it.
Buyers. Sit down. This part is for you.
Yes. Interest rates are not 2% anymore. Boo-F*cking-Hoo
You missed that boat. It sailed. It sank. The captain is retired and living on a beach somewhere. Stop romanticizing it.
Rates being stupid low was an anomaly. A once in a lifetime, “holy shit what the hell just happened” moment. And a lot of people sat on their hands waiting for the perfect time, scrolling Zillow like it was Tinder, and never made a move. And now it’s 2026, you’re still single and still renting…
Now here we are. Rates are back to “normal.” Whatever the hell that means in real estate, because the only actual constant in this industry is change.
Here’s the thing nobody on TikTok wants to tell you. Good news doesn’t get clicks apparently.
This is actually a damn good market for buyers.
Homes are sitting longer. Around 70-ish days in the Portland market, give or take (it depends on where you’re looking but that’s the average). That tells us something important. There are fewer buyers running around like caffeinated squirrels throwing offers at everything with a roof.
Less competition means more inventory.
More inventory means leverage.
Leverage means negotiating!
And I’m not talking about asking for a washer and dryer and calling it a win. I’m talking about real money.
I’m talking about seller credits. Which you can use to pay your closing costs so getting into a home won’t require as much savings. Rate buy-downs which will make your home more affordable. Or a little bit of both!
Yes, you can literally use seller money to buy down your interest rate and make your payment way more affordable. Closer to those “stupid” rates you’re still crying about from a few years ago.
And this isn’t just desperate sellers whose house has been rotting on the market for a year while raccoons throw parties in the crawlspace.
Builders are out here are getting aggressive. Most builders are offering incentives. Some are offering permanent rate-buy downs around 4.99%. Which means you’d have an interest rate under 5% for 30yrs. And if rates dip below that you can always refi. Other builders are offering temporary buy-downs at even lower interest rates. Some are offering rates at 2.75%!!!
That’s real. That’s happening. And it’s happening right now!
Do not sleep on these deals like you did last time. Do not be the person in 2029 saying, “Man, I should’ve bought in 2026.”
The market will shift again. When? I don’t know, nobody knows. And anyone telling you they do is a big fat liar trying to sell you something.
But it will change. It always does, so don’t sleep on these deals.
Ok Sellers. You’re up.
If you’re thinking of selling, take everything I just said and flip it around.
This is not 2021.
This is not “throw a sign in the yard and get 27 offers in 3 days.”
And any agent who tells you it will be quick and painless is lying straight to your face to win your listing.
Fuck that guy. Especially now, you need someone who will give it you straight and not just tell you what you want to hear. Here’s the honest version…
You need to be realistic. Like actually realistic, not Zillow fantasy land realistic.
Homes are taking longer to sell. Buyers have options. And they are absolutely going to ask for concessions. That will look like closing costs, repairs, and rate buy-downs. Potenially all three.
If you’re not willing to negotiate, your house will sit. And the longer it sits, the more stale it looks. And stale houses sell for less money. Period.
What actually matters in 2026 if you’re selling?
Marketing the hell out of your house.
Professional photos. Not your iPhone. If your agent takes photos of your home with their phone, or hell, just themselves without hiring someone, I recommend you fire them immediately.
You need 3D tours, video, online ads, and real exposure.
And most importantly, pricing it correctly from day one.
Not “let’s try this and see what happens.”
Not “my neighbor’s cousin sold for this much.”
Not “I’m not in a rush.”
You either price it right and create interest, or you chase the market down and bleed money slowly while everyone wonders what’s wrong with your house.
The bottom line
For buyers. This market gives you leverage, options, and negotiating power. Use it. Or don’t. But don’t complain later.
For sellers. The market will reward honesty, preparation, and flexibility. Or it will punish stubbornness and wishful thinking.
New year. Same housing questions.
Different answers.
Different opportunities.
If you want the sugar-coated version, there are plenty of blogs out there for that.
If you want the truth, you know where to find me.
Let’s make 2026 the year you actually make a move instead of just talking about it.
