There’s a lot of noise in the news about interest rates, inflation and the housing market. But after more than 20 years in mortgage lending & investing, I encourage my clients to look at the bigger picture: What will the home you purchase today mean for your financial future 10, 15 or 20 years from now?
Today’s Market Offers Opportunities We Haven’t Seen in Years
Some properties are sitting longer, creating opportunities for buyers to negotiate price reductions, repairs or seller credits. But don’t assume buyers hold all the cards. Well-priced, desirable homes are still attracting multiple offers.
I recently worked with a wonderful young couple who did everything right. They took their time, toured plenty of homes, did their homework and worked closely with their real estate agent. By the time they found a property they loved, they felt confident and prepared to make an offer.
The home had been sitting on the market for nearly two months. But wouldn’t you know it—as soon as they submitted their offer, two other offers came in!
Experienced listing agents often reach out to other interested buyers when an offer arrives, sometimes creating exactly the multiple-offer situation buyers thought they were avoiding.
My buyers had a thoughtful strategy and made a well-informed decision. They simply encountered something none of us can completely predict: what other buyers will do.
The takeaway? Preparation matters, but so does understanding that desirable properties can still attract competition. Having an experienced real estate agent and mortgage advisor working together helps you navigate these situations without losing sight of your financial goals.
Think Beyond Today’s Mortgage Rate
In 1981, the average 30-year mortgage rate exceeded 16%. In 1990, it was approximately 10%. Today’s national average is around 7%.
Historically, homeownership has provided opportunities to build wealth through appreciation and principal reduction, even through periods of elevated mortgage rates.
Today’s housing market also has an important underlying strength. According to Intercontinental Exchange, a major provider of mortgage and housing-market data, mortgage holders collectively had approximately $18 trillion in equity in 2026. Many homeowners also hold low fixed-rate mortgages, reducing their incentive to sell.
That doesn’t mean every home will appreciate rapidly or that prices can’t decline. It means today’s buyers need to understand the individual property, the seller’s circumstances and the competition before deciding how aggressively to negotiate.
Buying in Today’s Dollars Versus Tomorrow’s Dollars
Imagine purchasing a $750,000 home today. At a hypothetical average appreciation rate of 3% annually, that property could be worth approximately $869,000 in five years, $1 million in ten years and $1.35 million in twenty years.
That’s potentially more than $600,000 in appreciation over twenty years, before considering the additional equity created by paying down your mortgage.
Meanwhile, every principal payment reduces your mortgage balance. With a fixed-rate mortgage, your principal and interest payment stays the same even as other prices change.
Your original purchase price is fixed. If interest rates decline, refinancing may also become an option, provided it makes financial sense. Of course, future appreciation and refinancing opportunities aren’t guaranteed, and your payment needs to work today.
Where I Come In
I’m not just here to quote an interest rate. As both a mortgage advisor and a real estate investor, I look at purchasing property as part of a broader financial strategy.
I work closely with your real estate agent to evaluate financing options, structure competitive offers and identify opportunities such as seller credits, rate buydowns and other loan programs.
Whether you’re purchasing your first home, moving up or buying an investment property, my goal is to help you make a well-informed decision that supports your long-term financial future.
Don’t let waiting for the perfect interest rate distract you from finding the right opportunity.
If you’ve been thinking about buying, let’s talk about your strategy and see what the numbers look like today.