Housing 2026: A Buyer’s Market Nobody Can Afford

Buyers finally have more leverage—but mortgage rates are rising, home prices are still climbing, and pending sales are slipping. Is it really a buyer’s market when the monthly payment still does not work? This week in real estate news, we’re examining the contradiction defining the 2026 housing market: buyers have more negotiating power, more price cuts, and less competition, but stubbornly high housing costs continue to hold demand back. We’ll also look at why some affluent baby boomers are buying larger homes instead of downsizing, how outdated capital-gains exclusions may discourage longtime homeowners from selling, and why national home-price numbers are hiding dramatically different local markets. Beyond the market data, communities are pushing back against AI data centers, buyers are prioritizing clean indoor air over traditional luxury features, Boxabl has reached the public market through a $3.5 billion SPAC transaction, and one of Keller Williams’ most influential leaders is stepping away from his day-to-day role. In this live episode, we’ll cover: • Why mortgage rates are rising while some buyers are gaining negotiating power • How home prices can climb nationally while many local markets favor buyers • What slipping pending sales actually tell us about housing demand • Why some baby boomers are buying bigger homes instead of downsizing • The so-called “hidden home equity tax” affecting more longtime sellers • Why clean air is becoming more desirable than views and luxury amenities • The growing opposition to AI data centers—and the potential community tradeoffs • Whether Boxabl’s public debut validates its housing model or simply tests its valuation • Jay Papasan’s transition after 26 years with Keller Williams • How agents can determine whether AI search tools can access their websites Join us live and tell us: What matters more in your market right now—buyer leverage, the monthly payment, or finding the right inventory? #RealEstateNews #HousingMarket #mortgagerates ___________________ THE RUNDOWN ___________________ 0:00 - Intro & much-maligned banter 21:29 - Pending Home Sales Slip Amid Stubbornly High Housing Costs, Economic Uncertainty 22:33 - U.S. Home Prices Rose 0.3% From a Month Earlier in June 27:02 - House Hunters Value Clean Air in Their Homes More Than Views and Other Luxuries 34:05 - Most Americans Say “Not in My Backyard” to AI Data Centers 47:11 - 2026 Had the Most Buyer-Friendly Spring Market Since 2018 49:57 - Fannie Mae brings cryptocurrency-backed mortgages to the public 54:55 - Boomers were supposed to downsize. They are buying bigger homes instead. 59:21 - 1 in 4 Sellers in This State Is Exposed to a Hidden Home Equity Tax 1:02:08 - Prefab home startup Boxabl goes public after $3.5B SPAC merger 1:13:16 - Jay Papasan to step back from Keller Williams after 26 years 1:14:34 - HomeServices of America tells agents to stop waiting for a rate that isn't coming 1:15:46 - Your Website Might Be Invisible to AI (Here’s How to Check) __________________________ -- SOURCED ARTICLES -- __________________________ https://www.redfin.com/news/housing-m... https://www.redfin.com/news/home-pric... https://www.redfin.com/news/house-hun... https://www.redfin.com/news/ai-data-c... * https://www.inman.com/2026/07/22/more... https://nowbam.com/2026-had-the-most-... https://www.inman.com/2026/07/21/fann... https://www.msn.com/en-us/money/gener... https://www.realtor.com/news/trends/c... https://www.inman.com/2026/07/20/boxa... * https://www.boxabl.com/ https://www.inman.com/2026/07/21/jay-... https://www.inman.com/2026/07/22/home... https://nowbam.com/your-website-might...