Is the housing market finally tilting toward buyers? That's the question I keep getting, and the latest numbers give us a real answer.

Good news for buyers here. We haven't had this much inventory since November 2019.

Nationally it's very balanced, and trending toward a buyer's market. Each area will have its own story, but this is the overall national picture.

Listing Prices and Inventory

Listing prices fell 1.2% while inventory climbed 3.2%. That combo is exactly what you want to see if you're house hunting. More homes to choose from, and sellers pulling back a bit on price.

If you're trying to figure out what you can actually afford in this kind of market, run your numbers through my affordability calculator. It helps you see where you stand before you start touring homes.

Cash Buyers Are Pulling Back

Another headline worth keeping an eye on: cash buyers have slipped this summer by 1%, going from about 32.3% down to 31.4%.

Here's the interesting part. Overall sales declined about 8.5%, but cash buyers declined by 11.2%. That means cash buyers are leaving the market faster than everyone else. Fewer cash offers means less competition for buyers who need financing.

Where Rates Stand Right Now

  • Mortgage rates are around 6.72% on average.
  • 10 year treasury is at 4.654 (lower is better).
  • 30 year UMBS 5.5 is at 99.48 (higher is better).

Why Rates Improved This Morning

Rates improved this morning because the treasury stepped in to buy its own debt. It's selling short term debt to then purchase back its own long term debt.

This doesn't help long term. It's more of a sugar high, because it just kicks the can down the road.

What the Fed Minutes Show

The last Fed meeting's minutes got published, and they show the Fed believed there would be a need for raising rates if inflation didn't cool.

Luckily, we've had three solid readings in a row on inflation. That's a good sign for anyone waiting on rates to settle down.

What This Means for You

More inventory, softer prices, fewer cash buyers competing against you. If you've been sitting on the sidelines, this is worth paying attention to.

Want help making sense of where you personally stand? Book a free planning session with me and we'll walk through it together.

Source: NAR, realtor.com weekly housing trends and cash buyers report, week of August 08, 2026.

Originally shared by u/SamTMortgageBroker in r/NewbHomebuyer — view the original thread.