📉 Why Some Buyers Are Waiting (and Why That Might Be a Mistake)

The Fed just made its second interest rate cut of the year—another quarter-point drop that brings us closer to the kind of rates that get buyers excited again.

You might think this would light a fire under the housing market. But here’s the twist: in many areas, sales activity has actually slowed.

Why? Because many would-be buyers—first-time, second-home, and investor buyers alike—are now speculating. With two more Fed meetings scheduled before year-end, the belief is that even lower rates are on the horizon. So why buy now if you could lock in something better in a few months?

It’s a fair question. But here’s the catch…

⚠️ The Hidden Cost of Waiting

Yes, lower interest rates reduce monthly payments and increase affordability. But if rates drop further, everyone will want to buy. That means increased demand—and likely, increased prices.

And even a small price increase can wipe out your mortgage savings.

Let’s say interest rates drop another half a point over the next six months, and you wait to buy. But prices go up just 3–5% in the meantime. Depending on your loan size and term, you might end up paying the same monthly—or even more—than if you had bought today at a slightly higher rate and lower price.

🧠 What Buyers Should Consider

Whether you’re looking for a primary residence, second home, or investment property, here’s what you should ask yourself:

• How long do I plan to own this home?

• Is this a market where I expect long-term appreciation?

• If I wait and prices rise, will that cancel out the benefits of a better rate?

• Am I OK potentially paying more for the same home just to save a bit on monthly interest?

Timing the market is hard. Very few people get it exactly right.

🏡 What I’m Doing Right Now

As an investor, I’m actively writing offers in markets where prices have pulled back and buyers have leverage.

I’m not waiting on the sidelines for the lowest possible rate. Why? Because:

• The deals I’m finding cash flow today.

• If and when rates drop over the next 12 months, I may refinance to improve margins.

• If inflation continues and prices rise, so will rents—further increasing cash flow.

• I’m taking advantage of a rare moment: a buyer’s market in the locations I’m investing in plus rates that are already improved from their peak.

The key is this: I'm making decisions based on the actual numbers that work today, not just the hope of better ones tomorrow.

💬 What Should You Do?

Every situation is different. If you’re debating whether to buy now or wait, let’s run the numbers together.

What’s the monthly payment difference between today’s rates and the ones you’re hoping for?

What if prices climb 5% in that same time?

What if they don’t?

Let’s look at your time horizon, expected ownership term, and cash flow goals. This isn’t about guessing—it’s about preparing.

📩 If you’re ready to evaluate your options or build a strategy, my team and I would love to help you make the right move. Let’s talk.