Is This Really Your Year to Buy?

Headlines say buyers finally have leverage again. Inventory is up, homes are sitting longer, and sellers are offering concessions they wouldn't touch a few years ago. Zillow now expects existing-home sales in 2026 to grow only about 0.5% — a sharp cut from earlier forecasts — because higher mortgage rates are keeping would-be movers "locked in" to their old 3% loans.

That's the external story. The more important question is: is your own financial house ready?

What's Really Changing in Housing

Nationally, we're closer to a balanced market: more homes on the market, fewer bidding wars, more room to negotiate. Here in the DFW area, reports show higher inventory, 4–5 months of supply, and longer days on market. You finally have time to think, compare, and walk away.

But a buyer's market only benefits you if the move strengthens your overall financial foundation — not just your square footage.

A Quick "Buyer Readiness" Checklist

Before you use this window, walk through five questions:

1. Are you still dragging expensive consumer debt?
   If you're carrying big credit card balances at double-digit rates, upgrading your house in a 6%-plus mortgage world is like running with ankle weights on. Clearing high-interest debt first improves your monthly margin and gives you options.
2. What happens to your payment if you move up?
   The same loan amount at roughly 6.3% costs far more per month than it did at 3%. Don't just look at price — look at the total payment (principal, interest, taxes, insurance, HOA, maintenance) and ask, "Could we still sleep at night if income dropped for a season?"
3. Are you tempted to raid your 401(k) or policies for a down payment?
   Using retirement dollars to force a purchase can undo years of tax-advantaged growth and put both your housing and retirement at risk. Part of what I call the "401(k) reformation" is making sure your retirement money isn't being used as a short-term band-aid.
4. Will you have at least 3–6 months of reserves after closing?
   In a slower market, you can't assume you'll sell quickly if something goes wrong. If buying leaves you without a real emergency fund, the new home may actually weaken your balance sheet.
5. How does this home fit your lifetime income plan?
   Your future income in your 60s, 70s, and 80s has to comfortably support your future housing costs. If the payment you're considering would be a stretch on expected retirement income, you may be buying tomorrow's stress to feel better today.

How to Use 2026 Wisely — Even If You Don't Buy

If those questions reveal you're "close, but not ready," that's not failure. It's a plan. You can still use this market to your advantage:

• Treat higher inventory as a classroom, not a countdown clock. Tour homes, watch price cuts and concessions, and learn how negotiation really works in this environment.
• Channel that "itchy move-up" feeling into your balance sheet: pay down high-interest debt, build cash reserves, and fund strategies tied to your long-term income and protection plan.
• Focus on negotiating monthly cash flow (rate buydowns, closing-cost credits, repairs) rather than just chasing a slightly lower list price.

A buyer's market is an opportunity — but only if your personal numbers say you're ready, not just the headlines.

A Next Step

Whether you're buying soon or still building toward it, the strongest move you can make right now is shoring up your financial foundation. That means growing money in tax-advantaged strategies that protect what you've built, reduce what you owe in taxes, and put you in a far stronger position when the right home — and the right moment — arrives.

In about 30 minutes, we can assess how sturdy your long-term plan is and identify where tax-advantaged growth could improve your position. Schedule your session at www.speakwithjon.com