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We'll also look at why some affluent baby boomers are buying larger homes instead of downsizing, how outdated capital-gains exclusions may discourage longtime homeowners from selling, and why national home-price numbers are hiding dramatically different local markets.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