Tag: housing-market

The Best Time to Buy a Home in 2026 May Be Right Around the Corner

For buyers who have been waiting for a sign that the market is finally shifting in their favor, this might be it.

According to recent research from Realtor.com, the week of September 27 through October 3, 2026 is projected to be the best time to buy a home nationally due to a combination of increased inventory, reduced competition, more price reductions, and improved negotiating opportunities. [realtor.com]

While there is never a perfect time for every buyer, the fall market often creates opportunities that simply aren’t available during the busy spring and summer homebuying season.

Why Fall Can Be a Smart Time to Buy

Throughout the spring and summer, buyers typically face the greatest competition. More buyers are actively shopping, desirable homes receive significant attention, and sellers often have less incentive to negotiate.

As we move into the fall, several market dynamics begin to change:

• More homes are available for sale
• Buyer demand begins to slow
• Homes spend more time on the market
• Sellers become more flexible on price and concessions
• Price reductions become more common

For buyers, that can mean more choices, more time to make decisions, and greater leverage during negotiations. [realtor.com]

Inventory Is Giving Buyers More Options

One of the biggest challenges buyers have faced over the last several years has been a lack of available homes.

According to Realtor.com, active inventory during the best week of the year is expected to be approximately 13.3% higher than the average week and nearly 32% higher than the beginning of the year. [realtor.com]

More inventory means buyers are less likely to feel pressured into making rushed decisions and are more likely to find a home that truly fits their needs.

For buyers throughout Georgia and the Southeast, we’re seeing many markets continue moving toward a healthier balance between buyers and sellers.

Less Competition Means More Opportunity

When inventory rises and buyer demand slows, competition naturally decreases.

Realtor.com reports that buyer demand during the projected best week is historically about 30% lower than peak demand periods earlier in the year. [realtor.com]

That means buyers may face fewer bidding wars, fewer escalation clauses, and less pressure to waive important protections such as inspections or financing contingencies.

That’s often a healthier environment for making one of the largest financial decisions of your life.

Price Reductions Continue to Create Opportunities

Another trend benefiting buyers is the increase in price reductions.

Homes that were priced aggressively during the summer months may sit longer as the market slows, prompting some sellers to make adjustments. Realtor.com notes that early fall historically represents one of the strongest times of the year for price reductions. [realtor.com]

While no one can predict exactly how far prices will move, buyers entering the market during the fall often find more room for negotiation than they would have seen just a few months earlier.

What About Mortgage Rates?

If you’ve followed mortgage rates lately, you know they can change quickly.

The reality is that timing interest rates perfectly is nearly impossible.

Instead of waiting for the “perfect” rate, successful buyers typically focus on what they can control:

• Their monthly payment
• Their budget
• Their loan strategy
• Seller concessions
• Temporary or permanent rate buydown opportunities

At Fairway Home Mortgage, we spend a lot of time helping buyers evaluate the full financial picture rather than focusing solely on headline interest rates. The lowest rate doesn’t always mean the best overall mortgage strategy.

Good News for Atlanta Area Buyers

For the Atlanta metro area, Realtor.com identifies the same week of September 27 through October 3 as the strongest buying window of the year. The report cites increased inventory, reduced buyer competition, more days on market, and lower median listing prices compared to annual peak pricing levels. [realtor.com]

Of course, real estate remains hyper-local. Every neighborhood, city, and price point can behave differently. That’s why having a local mortgage and real estate strategy matters.

The Bottom Line

If you’ve been waiting for the market to become more buyer-friendly, this fall may offer one of the strongest opportunities we’ve seen in several years.

More inventory, less competition, additional negotiating power, and improving market balance can create favorable conditions for buyers who are prepared and ready to act. [realtor.com]

The key isn’t trying to perfectly time the market.

The key is being financially prepared when the right home becomes available.

Whether you’re buying your first home, moving up, downsizing, or investing, having a solid game plan can make all the difference.

Ready to Explore Your Options?

Before you start shopping, make sure your financing strategy is in place.

The Shumate Mortgage Team can help you understand your purchasing power, compare loan options, evaluate payment scenarios, and create a plan that fits your goals.

Contact Chris Shumate at Fairway Home Mortgage

(404) 791-3155
chriss@fairwaymc.com
http://chrisshumatefairway.com/

NMLS #627360 | FIMC #2289

*Licensed in GA, FL, AL, TN, SC, NC

Follow Chris Online

Source: Realtor.com Housing Market Research, September 2026.

About Chris Shumate

Chris Shumate is a Sales Manager and Loan Officer with Fairway Home Mortgage and has helped more than 3,500 families achieve the dream of homeownership during his 25+ years in the mortgage industry. Recognized among the Top 1% of Mortgage Originators in America for six consecutive years, Chris is known for providing straightforward advice, creative financing solutions, and a mortgage process built around education and communication.

Whether you’re buying your first home, upgrading, downsizing, or investing, Chris and the Shumate Mortgage Team are committed to helping you make confident mortgage decisions.

Smart Strategies for Homebuyers in Today’s Market

Rate Buydowns Help with Affordability, but a Wide Portfolio of Mortgage Options Is the Ultimate Tool

Potential homebuyers today face more hurdles than in recent years. Many don’t have a large amount of cash to bring to the closing table, while others are focused on achieving a manageable monthly mortgage payment.

In an environment where mortgage rates have settled in the mid-to-high 6% range and inventory remains a concern in some markets, buying that first home or moving up with a growing family requires careful planning — and strategy. While this isn’t a one-size-fits-all process, The Shumate Mortgage Team at Fairway offers a wide variety of loan programs that are helping many buyers make homeownership happen.

It takes a savvy loan officer with a strong toolkit and market insight. At The Shumate Mortgage Team at Fairway, we understand that not every homebuyer is a “nail,” and not every mortgage is a “hammer.” Getting families into the homes they deserve requires a personalized approach, not a sales script.

One effective tool that’s gaining traction again is the interest rate buydown — a strategy that can help homebuyers ease into their mortgage payments in today’s higher-rate environment.

What Can an Interest Rate Buydown Do for a Homebuyer?

An interest rate buydown allows a homebuyer to temporarily lower their mortgage interest rate for one, two, or even three years. On average, a 1% drop in rate can save buyers anywhere from $200 to $300 per month. For example, on a $400,000 home, a 1/0 buydown could result in first-year monthly savings of $200–$300 — helping the buyer transition into their full monthly payment more gradually.

For buyers whose goal payment is $2,000 but who qualify at $2,200 or $2,400, using a 1/1 or 2/1 buydown can provide breathing room during the initial years of the mortgage.

Who Pays for the Buydown?

The buydown cost can be covered in several ways:

  • Paid by the buyer at closing
  • Negotiated into the contract and paid by the seller
  • Covered through a lender-paid promotional offer
  • Or a combination of the above

For example, if a 2/1 buydown costs $12,000, that amount could be requested in seller concessions to make the offer more affordable for the buyer.

When Is a Lender-Paid Buydown an Option?

Lender-paid buydown options may be available during promotional periods. For example, during National Homebuyer Month, The Shumate Mortgage Team at Fairway may offer a 1/0 buydown covered by the lender, helping clients ease into homeownership without additional upfront costs. These offerings vary by location, so it’s important to ask your Shumate Mortgage Team at Fairway mortgage advisor about any current programs.

Educating Real Estate Agents and Homebuyers

Buydowns have become more popular post-COVID, especially as mortgage rates climbed. While they were more common in the 1990s and early 2000s, today’s market volatility has brought them back into the conversation.

For many buyers, buydowns open the door to important affordability conversations. They help prospective homeowners better understand what kind of home they can afford and which financing strategies can help them get there. Qualification is always based on the full monthly payment, not the reduced initial payment.

What Kind of Buyers Benefit Most?

Buyers focused on a specific monthly payment often find buydowns beneficial. If cash to close is a bigger concern, other tools like down-payment assistance may be explored instead — or in combination with a buydown. With more inventory available and homes staying on the market longer, sellers may also be more open to negotiations, creating opportunities for concessions that help with affordability.

How Do You Know Which Option Is Right?

The Shumate Mortgage Team at Fairway offers a wide array of mortgage products to meet our clients’ needs. With many buyers today having limited cash reserves, the key is to find the right mix of tools to make the purchase possible — whether that means a seller-paid buydown, down-payment assistance, or a combination of both.

We work closely with each buyer to understand their needs and craft a custom plan that fits. By coupling seller concessions, loan program flexibility, and buyer education, we help more families reach the finish line of homeownership.

Which Buydown Options Are Most Popular?

From a cost and practicality standpoint, the 1/0, 1/1, and 2/1 buydowns tend to be the most commonly used. While a 3/2/1 buydown offers deeper initial savings, it can come with a steep cost — sometimes $20,000–$40,000 — which may be more than sellers are willing to contribute.

Final Thoughts

Today’s homebuyers deserve a loan originator who’s willing to put in the time and strategy to match them with the right tools. At The Shumate Mortgage Team at Fairway, we don’t take a one-size-fits-all approach. We’re solution-oriented, responsive to the market, and committed to helping our clients become homeowners — even in a challenging environment.

Whether it’s reducing your interest rate, minimizing your cash to close, or finding the right combination of both, we’re here to help make homeownership possible.

Contact us today.

Chris Shumate

Loan Officer /NMLS #627360

Direct: 404-791-3155

Email: chriss@fairwaymc.com

Apply Online: http://www.chrisshumatefairway.com

*Not all temporary buydown options are available for every product or scenario. Talk to your Fairway loan officer for more details. A 3 year (3/2/1) temporary rate buydown will reduce the note rate by 3% for the first year of the term, followed by a 2% reduction of the note rate for the second year of the term, followed by a 1% reduction of the note rate for the third year of the term, after which the rate will then revert back to the original note rate for the remainder of the term. A 2/1 temporary rate buydown will reduce the note rate by 2% for the first year of the term, followed by a 1% reduction of the note rate for the second year of the term, after which the rate will then revert back to the original note rate for the remainder of the term. A 1/0 temporary rate buydown will reduce the note rate by 1% for the first year of the term, after which the rate will revert back to the original note rate for the remainder of the term. **Eligibility subject to program stipulations, qualifying factors, applicable income and debt-to-income (DTI) restrictions, and property limits. Copyright©2025 Fairway Independent Mortgage Corporation. NMLS#2289. 4750 S. Biltmore Lane, Madison, WI 53718, 1-866-912-4800. All rights reserved. This is not an offer to enter into an agreement. Not all customers will qualify. Information, rates, and programs are subject to change without prior notice. All products are subject to credit and property approval. Not all products are available in all states or for all dollar amounts. Other restrictions and limitations may apply.