Most buyers today are waiting. Waiting for rates to fall, waiting for the “right time,” waiting for the market to feel calm again.
But here’s the truth: those who wait often lose the most. In real estate, time in the market almost always beats perfect timing of the market.
As The Lending Coach, my job isn’t just to quote a rate and send my clients on their way. My goal is to help them use the market as it is today to move closer to their long-term wealth goals.
And right now, 2026 looks to be full of smart opportunities—if you know where to look.
Why Waiting for Rates to Move Can Cost You More
Rates get all the headlines, but home prices usually tell the real story. Historically, when rates rise, home prices may slow—but they rarely fall in a meaningful way.
And once rates drop, competition floods back in, pushing prices up even faster.
This creates a common trap:
Buyers wait for rates to fall…
Rates finally fall…
Prices jump…
And the “savings” disappear.
Your best advantage is often to buy the home before everyone else comes off the sidelines.
Smart Ways to Win in Today’s Market
You don’t need to wait for the perfect rate to put yourself in a strong financial position. You just need the right strategy. Here are a few powerful tools that can help you take advantage of today’s conditions:
1. Permanent Rate Buydowns
In today’s purchase market, many sellers are willing to give concessions to buyers. Many of my clients are using those concessions to buy down their mortgage rate using discount points. More on that here…
Many clients are able to move their 30-year rate into the mid-to-high 5% range, setting them up for lower payments over the life of the loan.
2. Temporary Buydowns (1-0, 2-1, 3-2-1)
These are fantastic for easing into your payment while you grow into the home—or while waiting for a future refinance opportunity.
Like I mentioned earlier, sellers are offering concessions more often right now, which means buydowns can often be funded without increasing your out-of-pocket cost.
3. Refinancing Strategy (“Marry the House, Date the Rate”—Done the Right Way)
This isn’t about chasing rates with blind optimism.
It’s about having a planned refinance strategy based on market indicators, equity targets, and short-term affordability. When done correctly, today’s purchase can position you for tomorrow’s lower payment without missing appreciation.
4. Adjustable-Rate Options Built for Shorter Time Horizons
ARMs aren’t for everyone, but they can make perfect sense for buyers planning to move, upgrade, or refinance within a structured timeline. When used strategically, they can lower your payment and maximize your cashflow.
5. The Term of Your Loan is Paramount
The most common length of a mortgage is 30-years. But 20-year and 15-year options exist, too.
Yes, the payment will be larger, but not as high as you might think. The good news: mortgage rates are generally lower for 20-year and 15-year fixed mortgages.
More importantly, the amount of money going to principal versus interest is dramatic with loans of shorter duration. I’d be happy to show you the amortization schedule of a 30-year loan versus a 20-year loan.
You will be amazed at how you can build equity much faster this way!
6. Homebuyer Coaching to Align Decisions With Long-Term Goals
One of the biggest advantages you can give yourself is working with a mortgage professional who understands your goals—not just your application. A step-by-step plan can help you make decisions confidently now, instead of freezing in place.
A Simple 2026 Game Plan (Based on Buyer Type)
First-Time Buyers
Your focus: getting into the market and letting time and appreciation go to work for you.
Opportunities: seller concessions, buydowns, down payment assistance, and creative loan structuring.
Move-Up Buyers
Your focus: using today’s slower tempo to negotiate better terms, then refinancing into a lower payment later.
Opportunities: contingent offers, pricing negotiation, and equity-driven planning.
Investors
Your focus: leveraging the soft spots in the market where competition has thinned out.
Opportunities: DSCR options, blended financing, and BRRRR-friendly structures.
You Don’t Need Perfect Timing—You Need the Right Plan
Success in today’s market isn’t about predicting the future. It’s about positioning yourself well no matter what the future brings.
If you’ve been thinking about buying—but feeling unsure—let’s take a few minutes to build a personalized strategy together. I’ll help you understand your options, compare scenarios, and map out the clearest path toward your long-term goals.
This market rewards the prepared. Let’s build your 2026 plan now.
Do reach out directly to me to begin crafting your plan!
As always, you can set up an appointment with me here…
The blog postings on this site represent the positions, strategies or opinions of the author and do not necessarily represent the positions, strategies or opinions of Starlight Mortgage. Each loan is subject to underwriter final approval. All information, loan programs, interest rates, terms and conditions are subject to change without notice. Always consult an accountant or tax advisor for full eligibility requirements on tax deductions.
Leave a Reply