Record Prices. Fewer Buyers. Make It Make Sense.

Record home prices. Mortgage rates at a nearly one-year high. And somehow, buyers have more negotiating power across much of the country.

The 2026 housing market is splitting by income, geography, and inventory—and the national headlines are hiding it.

In this live episode of tWiRE, we're asking the question behind all the conflicting data: Is this finally a buyer's market, or only for the shrinking group of buyers who can still afford to participate?

A new federal housing law promises to increase supply, reduce barriers to construction, and limit large institutional investors. But housing policy moves slowly, while mortgage rates, inflation, inventory, and local demand are changing the market right now.

In this live episode, we'll cover:

What the 21st Century ROAD to Housing Act actually changes for buyers, sellers, builders, and investors

Why mortgage rates climbed despite a softer inflation report

How home prices can hit a record while Miami, Nashville, and major Texas markets favor buyers

Why weather, climate concerns, and college-town demand are reshaping migration and home values

What "worst states to live" rankings miss about affordability, growth, and housing demand

Compass expanding its Zillow fight through regulators, MLSs, and Realtor associations

NAR's guidance for office exclusives, Coming Soon listings, and broker disclosures