Housing finally feels like it’s drifting toward balance, and we’re digging into what’s actually moving the needle. We start with the headline everyone’s talking about: a proposed $200 billion purchase of mortgage bonds and Treasuries through Fannie Mae and Freddie Mac, and what a phased buy could realistically do to mortgage rates. Instead of hype, we map the likely impact range—think an eighth to half a point—why investor momentum matters more than a single purchase, and how long-term rates respond to demand, not just Fed chatter.

From there, we layer in practical affordability levers that rarely make the splashy headlines but change real payments: a potential cut to FHA’s upfront mortgage insurance, evolving credit assessments beyond tri-merge, and reduced loan-level pricing adjustments that currently add cost for certain credit bands and lower down payments. We connect those dots to what buyers and sellers will actually feel on the ground—more options, less whiplash, and a market where great listings draw multiple offers but the frenzy stays in check.

If you’re buying, we break down how to run clean payment scenarios across rate steps, when a temporary or permanent buy-down makes sense, and why early 2026 could be your window before competition heats up. If you’re selling, we explain how to get in front of the spring surge, price to demand, and use flexible terms to land stronger contracts. We also get candid about lender selection: program fit, total-cost clarity, and service quality often beat teaser rates, especially when timing and underwriting can make or break a deal.

Ready to navigate with confidence? Follow the show, share this episode with a friend who’s weighing a move, and leave a quick review with your biggest question about buying or selling in 2026. Your feedback helps us shape future deep dives and keep you one step ahead.