Market Context &
Current Trends
Headlines that affect your real estate decisions
In the headlines
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Industry outlooks suggest mortgage rates may remain relatively stable, with many analysts expecting gradual movement rather than dramatic shifts over the coming months.
🔗 Mortgage Professional America – Rate outlooks and forecasts
https://www.mpamag.com/us/mortgage-industry/industry-trends/mortgage-rate-forecasts-hint-at-sub6-relief-in-2026/561288 -
For readers who want a general snapshot of national mortgage rate ranges, Forbes maintains a continuously updated overview of current rates and common loan types. Rates shown are national averages and will vary by lender and borrower profile.
🔗 Forbes – Current mortgage rates
https://www.forbes.com/advisor/mortgages/mortgage-rates/
Local Market Snapshot
December 2025
A Quick Tip For Buyers
When buyers shop diffeerent mortgage lenders within a short window (often 14–45 days), credit scoring models may treat those inquiries as a single credit event. This allows buyers to compare rates, fees, and loan structures without repeatedly impacting their credit score
Data reflects single-family homes only.
If you’re considering condos, townhomes, or other housing options, I’m available to talk through how those markets compare.
What this means for buyer:
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More choice than last year: Inventory has increased compared to a year ago, giving buyers more options to compare even as supply has tightened recently.
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Competitive pricing remains: Prices have risen modestly and homes are selling more quickly, making preparation and clear budgeting more important than timing.
What this means for first-time buyers:
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Affordability awareness helps planning: Prices have increased modestly, making it important for first-time buyers to understand budgets and financing options before starting the search.
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An active pace rewards preparation: Homes are moving more quickly than earlier in the year, so buyers who are prepared tend to feel more confident when the right option appears.
What this means for sellers:
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Pricing strategy matters: Inventory is higher than a year ago, giving buyers more options, which makes accurate pricing more important than testing the market.
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Preparation is being rewarded: Homes that are well-presented and priced appropriately are selling more quickly, even as conditions continue to adjust.
Every buyer, seller, and situation is different.
If you’d like to know what these trends could mean for you — whether you’re just starting to think or actively planning — I’m available to talk through the details when you’re ready.
Call or text Tom Sharp at (706) 331-6035
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Why Waiting for Lower Interest Rates Can Backfire
Many buyers say they’re waiting for interest rates to drop before making a move. That instinct is understandable — mortgage rates directly affect monthly payments. But rates don’t move in isolation, and focusing on the rate alone can lead to unintended outcomes.
When interest rates decline suddenly, more buyers tend to re-enter the market at the same time. That increase in demand often leads to greater competition for available homes, which can push home prices higher. In those situations, buyers may secure a lower interest rate but end up paying more for the home itself.
The result can be surprising:
a lower rate paired with a higher purchase price may lead to a similar — or even higher — monthly payment than buying earlier at a higher rate but lower price.
Another factor many buyers overlook is flexibility. Buyers who purchase a home they can comfortably afford today retain the option to refinance later if interest rates improve. Buyers who wait for a perfect rate may find that rising prices or increased competition reduce their choices instead.
None of this means buyers should rush into a decision. It does mean that waiting for rates alone isn’t always a strategy — especially when broader market dynamics are at play. For many buyers, preparation and affordability matter more than timing the market.
Why Interest Rates Aren’t the Whole Picture
Interest rates often dominate housing headlines, and for good reason — they directly affect borrowing costs. But focusing on the rate alone can oversimplify what ultimately matters most to buyers: the total monthly payment.
Two buyers can secure the same interest rate and still end up with meaningfully different monthly costs. That’s because rates are only one part of the equation. Loan fees, discount points, loan term length, and even how costs are structured at closing all influence what a buyer pays month to month.
For example, one lender may offer a slightly lower rate but charge higher upfront fees or require the purchase of points. Another lender may offer a slightly higher rate with fewer fees, resulting in a similar — or sometimes lower — overall cost when viewed through the lens of monthly principal and interest.
This is why shopping different lenders matters. Comparing offers side by side allows buyers to evaluate:
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Monthly principal and interest payments
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Upfront lender fees and points
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Loan structure and flexibility
Looking only at the headline interest rate can cause buyers to overlook these differences.
The broader housing picture matters as well. Home price, taxes, insurance, and long-term affordability all interact with financing decisions. When buyers focus on how all of these pieces work together, they gain a clearer understanding of what fits their budget — regardless of where rates happen to be at the moment.
Interest rates are important, but they are not the whole story. Monthly affordability, flexibility, and informed comparison are often far better guides than the rate alone.