As we enter 2026, the U.S. mortgage and housing markets are showing the first real signs of stability after several years of volatility, uncertainty and rapid change. The past few years have been marked by dramatic swings in interest rates, persistent inflation and a housing inventory crisis that has left both buyers and sellers navigating uncharted territory.

Now, with the Federal Reserve’s monetary policy shifting and economic indicators pointing toward moderation, industry experts and homebuyers alike are asking: Are we finally turning the corner?

Positive Trends Emerge in 2025

Looking back, the story of the mortgage market in 2025 was one of cautious optimism. The year began with mortgage rates still elevated, a lingering effect of the Fed’s aggressive tightening cycle that began in 2023. Throughout 2024 and into early 2025, the Fed’s efforts to curb inflation kept the Fed funds rate high, which in turn kept mortgage rates well above the historic lows seen during the pandemic.

For much of 2025, 30-year fixed mortgage rates hovered in the low- to mid-6% range, with occasional spikes above 7% during periods of market volatility. This environment made affordability a persistent challenge for many would-be homebuyers, especially as home prices remained stubbornly high in many regions.

However, as the year progressed, several positive trends began to emerge. Responding to signs of cooling inflation and a stabilizing labor market, the Fed initiated a series of rate cuts in the latter half of 2025. While modest, the cuts signaled a shift in policy and helped to ease some of the upward pressure on mortgage rates.

By the end of the year, most forecasts predicted that the Fed would continue to lower rates gradually in 2026, with the Fed funds rate potentially reaching the 3%-3.25% range by the middle of the year. This has led many analysts to project that 30-year mortgage rates will average between 6.0% and 6.4% throughout 2026, with some optimistic that rates could even dip into the high-5% range if economic conditions continue to improve.

The relationship between the Fed’s policy and mortgage rates is complex. Although the two often move in the same direction, mortgage rates are influenced by a broader set of factors, including investor sentiment, inflation expectations and global economic trends. As a result, even as the Fed eases, mortgage rates are expected to decline only gradually. Most experts agree that a return to the ultra-low rates of the pandemic era is unlikely in the foreseeable future. Instead, the market is likely entering a period of normalization, where rates settle into a range that, while higher than recent lows, is still historically favorable for buyers and homeowners looking to refinance.

Improvements to Housing Inventory and Affordability

One of the most significant developments in 2025 was the steady improvement in housing inventory. For more than two years, the market had been plagued by a severe shortage of homes for sale. As we discussed in last year’s outlook, this has been exacerbated by low levels of new construction, institutional investors converting single-family homes into rentals and the so-called “handcuff” effect – where homeowners with ultra-low mortgage rates were reluctant to sell and take on higher payments.

In 2025, however, inventory began to recover, with national listings increasing by more than 12% year-over-year. This trend has been uneven across regions, but in general has provided much-needed relief for buyers and is expected to continue into 2026 as more homeowners decide to move for life events or financial reasons.

The increase in inventory has had a stabilizing effect on home prices. After years of double-digit appreciation, price growth slowed considerably in 2025, with most markets seeing gains in the 1%-2.5% range. Some regions, particularly in the Midwest and Northeast, experienced stronger appreciation, while parts of the South and West saw flat or even declining prices. This moderation is expected to persist in 2026, with national forecasts calling for home price growth to remain below 3%. For buyers, this means less competition and more negotiating power, while sellers can still expect to realize gains, albeit at a slower pace than in previous years.

Meanwhile, affordability continues to remain a central concern, but there are encouraging signs on this front as well. For the first time in over a decade, wage growth is outpacing home price increases, helping to make monthly payments more manageable for many households. Industry analysts predict that the typical mortgage payment will fall below 30% of median household income in 2026, a threshold that marks a significant improvement in affordability. Additionally, the rise in inventory and stabilization of prices are creating more opportunities for first-time buyers and those looking to move up or downsize.

Another important factor in the evolving market is the availability of financing options. Contrary to popular belief, a 20% down payment is not required to purchase a home. In fact, a wide range of local, state and national programs exist to help buyers with down payments and closing costs. Over the past year, there has been a renewed industry commitment to educating consumers about these affordable mortgage options, with lenders, secondary market investors and government agencies working together to expand access to affordable homeownership. This trend is expected to continue in 2026, with new products and expanded eligibility helping more buyers overcome traditional barriers to entry.

Opportunities for Refinancing in 2026

In addition to improved conditions for buyers and sellers, 2026 is shaping up to be a promising year for homeowners considering refinancing. As mortgage rates gradually ease from their recent highs, many borrowers who purchased or refinanced during the peak rate environment of 2023-2024 may find opportunities to reduce their monthly payments by securing a lower interest rate. Even a modest rate reduction can translate to significant long-term savings, making it worthwhile for homeowners to review their current loan terms and explore available options.

Beyond lowering monthly payments, refinancing can also serve as a strategic tool for accessing home equity. With home values having appreciated over the past several years, many homeowners have built up substantial equity in their properties. Cash-out refinancing allows these individuals to tap into that equity, providing funds for home improvements, debt consolidation, education expenses or other major financial goals.

As lenders continue to offer a range of flexible products and competitive terms, refinancing remains a valuable option for those looking to optimize their financial position in a stabilizing market.

A Steady Return to Normalcy?

Looking ahead, the outlook for the mortgage and housing markets in 2026 is one of growing optimism. While challenges remain – particularly in terms of affordability and regional disparities – the overall picture is improving. Mortgage rates are expected to decline modestly, inventory is on the rise and home price growth is stabilizing. For buyers, this means more choices and less pressure to make hasty decisions. For sellers, it means a more balanced market where well-priced homes continue to attract interest. And for homeowners, the prospect of refinancing to lower rates or tapping into home equity is becoming more attractive as rates ease.

After three years of negative headlines and limited activity, the mortgage and real estate industries are finally beginning to turn the corner. The “Great Housing Reset” is underway, marked by a slow but steady return to normalcy. As always, market conditions will vary by region, and personalized guidance will be essential for navigating the opportunities and challenges ahead.

For those considering buying, selling, or refinancing in 2026, the message is clear: the market is stabilizing, and with the right strategy, there are opportunities to be found.

Interested in Buying a Home or Refinancing in 2026? We Can Help!

If you’re thinking about building or buying a new home or refinancing in 2026, our team at Bell Bank Mortgage would love the opportunity to help. As always, we welcome your business and referrals and would be honored to serve you.