by Omar Cruz | Jul 9, 2026 | Affordability, Buying Tips, First-Time Buyers, For Buyers
Author: Keeping Current Matters
Saving for a down payment can feel like the hardest part of buying a home. And with affordability as tight as it’s been lately, it’s fair to wonder how anyone manages it right now. Here’s something you may not have seen coming.
Some people are getting their foot in the door with a smaller down payment.
According to Realtor.com, the typical buyer put down about $23,400 in early 2026 – that’s around $5,000 below what was typical the year before (a 19% drop year over year). That’s the lowest down payment it has been since 2021 (see graph below):
So why are buyers putting less money down, and how can you put less down, too? Here’s your answer.
Why Down Payments Are Getting Smaller
There are a few things driving the trend:
- Less competition between buyers. Part of it comes down to a more balanced market. With buyers facing less competition than they did a few years ago, there’s less pressure to put a big sum down just to stand out.
- More moderate home prices. Your down payment is a percentage of the purchase price. So, as price growth cools, the amount you need to put down may change too. In a lot of markets, prices have slowed or leveled off, and some areas are even seeing slight dips. That can translate into smaller down payments.
- Buyers are opting for loans with lower down payments. More buyers are also turning to government-backed loans, like FHA and VA, which often need little or no money down. FHA loans have made up more than 24% of purchase mortgages for five straight quarters, and VA loans recently hit their highest share in over a decade, according to Mortgage Professional America.
But even a smaller down payment is still a significant chunk of cash, and saving it can be hard. So where does the rest come from? For many buyers, two things make the difference: programs built to help, and a hand from loved ones.
Help You May Not Know You Qualify For
Down payment assistance is one of the most overlooked tools out there. Looking at the 10 largest U.S. metros, Urban Institute and Down Payment Resource found nearly 44% of recent buyers already qualified for a down payment program, but many of them closed on their loan without tapping the help (see chart below):
The options are broader than you might assume, too. According to Down Payment Resource:
- There are more than 2,600 down payment assistance programs available
- More than half (62%) are designed to help first-time buyers
- 38% have no first-time buyer requirement, so you may qualify even if you’ve owned before
- 62% are open to buyers earning $100,000 or more
A Boost from Loved Ones
For a growing number of buyers, help comes from closer to home. Research from Veterans United shows that about 59% of parents have provided or plan to provide financial support to help their child buy a home.
That support most often goes toward the down payment, followed by help qualifying for a mortgage and covering closing costs. Chris Birk, VP of Mortgage Insight at Veterans United, puts it this way:
“For many families, helping a child buy a home has become less of an optional gesture and more of a practical response to today’s affordability challenges.”
If your loved ones are in a position to help, it can make a real difference in how soon you can buy.
Bottom Line
Down payments are smaller than they’ve been in years, and that opens the door for more buyers.
And with added help from assistance programs and a little help from loved ones, you may have more ways forward than you realized. Connect with a trusted lender to talk through your options.
by Omar Cruz | Jul 3, 2026 | Affordability, Buying Tips, First-Time Buyers, For Buyers
Author: Keeping Current Matters
Open up a home search, and you’ll see them. Listings that have been on the market for two months. Three. Some longer.
Most buyers scroll right past them, assuming something’s wrong with the house. But that instinct could be costing you, since the longer a home sits, the more motivated the seller usually gets.
Where Some Buyers Are Finding Better Deals
If affordability has been your #1 hurdle to buying, here’s a surprisingly simple strategy that could help you finally get your foot in the door. Start with the homes that have been sitting the longest. That’s often where the best deals are.
Here’s why. Data from Realtor.com shows there’s a connection between longer time on the market and lower sales prices. Basically, the longer a house sits, the more likely it is that the seller will reduce the price (see graph below):
The blue line tracks how long homes stay on the market, while the green line tracks the share of homes getting a price reduction. As one climbs, so does the other.
And if you focus on these homes that are just sitting and waiting, the opportunity for you is bigger than you may think right now.
Redfin data shows there’s $347 billion worth of stale listings on the market right now – more than ever before for this time of year. So, ask your agent to filter listings for you from oldest to newest. The home that fits your budget might already be there. Just further down the list than you thought.
Lingering Doesn’t Always Mean Something’s Wrong
Let’s say you do that and something catches your eye. Still, you might be questioning why the home has been sitting in the first place. Just remember, sometimes it has nothing to do with the home itself.
According to Redfin, common causes are:
- The asking price was set too high to start
- The home didn’t show well online
- There are a lot of homes for sale in the area, so it just got buried
So, nothing that’s necessarily a dealbreaker, or even anything that’s wrong with the home itself. If there’s a real issue, a thorough inspection will surface it. And that’s information you can use to negotiate. Not a reason to assume it’s a house worth skipping over.
How To Turn a Lingering Listing into a Win
So how do you capitalize on a lingering listing? According to USA Today, you have two main levers to pull.
The first is price. Work with your agent to study what comparable homes recently sold for, then build an offer around that. Coming in below the asking price is fair game when a home has been sitting.
The second is concessions. If a seller won’t budge much on price, they may still help in other ways, like covering some closing costs, offering repair credits, or even a mortgage rate buydown that lowers your monthly payment.
A local agent has the context to tell which homes are the real opportunities and which are skippable.
Bottom Line
A house sitting on the market isn’t always a glaring red flag. In today’s market, it may be your best opportunity yet.
For help deciding which lingering listings are actually worth a second look, connect with a local real estate agent.
by Omar Cruz | Jun 30, 2026 | Buying Tips, For Buyers, For Sellers, Home Prices, Inventory, Selling Tips
Author: Keeping Current Matters
You’ve probably heard that home prices are cooling off. And that’s true – nationally. But zoom in on individual markets across the country, and the picture looks completely different depending on where you are.
Some areas are still seeing solid price growth. Others have gone flat. A few have actually dipped slightly negative. So, what’s causing all of that variation?
It All Comes Down to Inventory
Here’s the simple version:
- When there are more homes for sale, buyers have options.
- More options mean less competition.
- Less competition means sellers can’t push prices as high.
On the flip side, when inventory is tight, buyers are competing over a small pool of homes, and that pushes prices up.
That dynamic is playing out right now in a really visible way across the country.
Markets where inventory has climbed back to or above normal pre-pandemic levels are seeing prices flatten or fall slightly. Markets where inventory is still well below those 2019 benchmarks are still seeing prices rise. As Lance Lambert, CEO of ResiClub, puts it:
“Home prices are still climbing a little year-over-year in many regions where active inventory remains well below pre-pandemic 2019 levels, such as pockets of the Northeast and Midwest.
In contrast, some pockets in states like Texas, Florida, and Colorado — where active inventory exceeds pre-pandemic 2019 levels by a solid clip — are seeing modest home price pullbacks or flat pricing.”
The Maps Say It All
Take a look at where inventory stands today compared to 2019. In most places (the states in gray below), inventory still falls short of where we were back then. And that’s exactly why prices are climbing, albeit moderately, in the vast majority of states.
But you’re probably more interested in where prices are falling a bit, since that’s what is making headlines. So, let’s prove how much inventory affects prices in those spots.
According to Realtor.com, 15 states and Washington, D.C., are now back above pre-pandemic inventory levels, and some by a wide margin (see the orange in the map below):
Now, let’s look at the latest Federal Housing Finance Agency (FHFA) data to see what’s happened to home prices in those same states over the past year (again, you’ll want to focus on the orange in the next map).
See how those line up pretty closely with the areas seeing more homes for sale today?
The overlap isn’t a coincidence. It’s cause and effect.
The national average of 1.7% price growth is accurate, but it’s an average of two very different stories happening at the same time – the few areas experiencing mild declines and the overwhelming majority that are still seeing prices rise.
What This Means If You’re Buying or Selling
If you’re a buyer, the market you’re shopping in matters a lot right now. In places like Texas, Colorado, or Florida, you may have real negotiating power – more choices, less competition, and sellers who are more motivated to make a deal. In tighter markets like much of the Northeast, you’re still likely facing a lot of competition.
If you’re a seller, pricing strategy is everything. In markets where inventory has risen, overpricing is one of the fastest ways to linger on the market and eventually sell for less than you would have with the right price from day one. In markets where inventory is still low, you’re in a strong spot, but getting your price right still matters if you want to attract serious buyers quickly. Either way, that’s where a local real estate agent earns their keep.
Bottom Line
When it comes to prices, where you are matters more than ever right now, and a local real estate agent is the best person to help you make sense of it.
Reach out to a local real estate agent today and work together to build a plan that fits your market.
by Omar Cruz | Jun 16, 2026 | Buying Tips, For Buyers, For Sellers, Home Prices, Inventory, Selling Tips
Author: Keeping Current Matters
A lot of people who want to move are telling themselves the same thing: “Maybe I’ll just wait until later this year once things calm down.”
While waiting sounds like a good plan, there’s something worth knowing before you decide. Rates aren’t expected to change much, so if that’s the #1 reason you’re waiting, it may not pay off. And there may be other things you miss out on in the meantime.
Historically, Summer is one of the strongest seasons of the year for both buyers and sellers. And if you delay your move until Fall or Winter, some of those opportunities may already be fading.
Buyers: Fresh Inventory Is Your Real Summer Advantage
One of the biggest frustrations buyers have faced over the past few years has been a lack of affordable options. Maybe you’ve run into that yourself:
- You find a house you like, but it’s out of your budget.
- You find something in your budget, but you don’t like it.
- Or worse, nothing interesting hits the market for weeks.
Historically, Summer helps with that.
Looking at data from the last few years, Summer months consistently bring more sellers into the market than later in the year. And that gives buyers a real window of fresh choices.
According to Realtor.com, any given Summer month typically sees about 32% more fresh options than the average month from September-December.
With more newly listed homes, there’s a better chance of finding one you like where the numbers actually work.
Because all it really takes is one home to completely change your search. And if you’ve got more popping onto the market to choose from, maybe one of those is exactly what you need.
But keep in mind, this seasonal window isn’t open forever. Fresh inventory tends to slow down once Summer ends.
Many homeowners who planned to sell this year have already listed by then. Families who wanted to move before school starts have often already gotten it done, or at least set it into motion. So, new listing activity usually cools as we head into Fall and Winter.
Of course, every year is different. But if finding the right home at the right price has been your biggest challenge, waiting until later in the year may not necessarily give you more options. In fact, recent history suggests it may do just the opposite.
Sellers: Homes Usually Sell for More in the Summer
If you’re thinking of selling, you may be considering holding off because you’ve seen headlines about lower asking prices, price cuts, and softer conditions in some markets. But those headlines don’t tell the whole story or convey just how much it varies by area.
Here’s what you really need to know. Even though the market’s becoming more balanced and some pockets are experiencing price declines, that doesn’t mean you’ve missed your chance to sell.
Seasonality can still work in your favor no matter where you are. And this Summer could still give you the chance to sell for a good price.
According to the National Association of Realtors (NAR), homes sold during a Summer month usually sell for about 4% more than homes sold during the typical month from September-December:
Why? Summer buyers are usually operating on a set timeframe. They’re trying to move before the next school year or when they have more PTO and warmer weather to tour houses. That urgency can translate into better offers.
Now, that doesn’t mean you should price your house 4% higher this Summer. That would actually be a mistake in today’s market.
It just means if you’re looking to get as much for your house as you reasonably can, a Summer move could be a smarter play than waiting until later this year.
Because based on typical seasonality, you may get more for your house than you would if you waited until the Fall or Winter (when there are typically fewer buyers active).
And if you’re considering a move anyway, that’s worth factoring in.
Bottom Line
Could waiting until later this year work out? Sure. But it’s important to understand what you may gain by moving now too – that way you have the full picture before you decide.
If a 2026 move is on your radar, talk to an agent about what matters most to you. Depending on your priorities, Summer could be your moment.
by Omar Cruz | Jun 4, 2026 | Affordability, Buying Tips, First-Time Buyers, For Buyers, New Construction
Author: Keeping Current Matters
You started shopping with a specific mental image of your future home in your mind. Then the houses in your budget came in smaller than you had pictured.
That’s the reality for a lot of buyers right now. Affordability is tight.
But don’t let that discourage you. Going smaller might actually be a smart play in today’s market – and the upside can be bigger than you’d think. Let’s break down two places to look where smaller won’t necessarily feel like a compromise.
Homebuilders Are Focused on Smaller Options Lately
For starters, smaller is kind of on trend right now. Newly built homes have been shrinking for years. According to the latest data from the Census, the median square footage of new single-family homes has been falling overall since 2014 (see graph below):
Why? Builders focus on the types of homes consumers want the most. After all, they want to build what will actually sell. And for the past decade, buyers seem to agree less is more.
Especially right now, when affordability is a key concern, they’re building homes with smaller square footage than a decade ago. And that’s good because that may be more within budget for many buyers. It’s part of why new home prices recently hit a 5-year low.
So, if you’re not getting excited about any of the existing options at your price point, it may be time to check out what builders are doing in your area.
You may find brand-new options you really love with all the latest and greatest features. And if you’ve got modern appliances and design, maybe slightly less square footage doesn’t feel like that much of a compromise anymore, especially if the house is move-in ready.
Condos Are Opening Up Another Path
Just in case you don’t have a ton of new builds in your area, another avenue worth exploring is condominiums or condos.
For buyers crunching numbers to make the math work, condos can take real pressure off the budget. According to the National Association of Realtors (NAR), the median price for condos is less than the median for single-family homes in every region (see graph below):
Part of that is because condos are typically smaller. And smaller square footage can come with a smaller price tag too. That’s a selling point to affordability-strapped buyers right now – and it’s one of the reasons we’re seeing a bump in condo sales.
The number of condos sold rose 2.7% from just a month ago. It’s also up year over year, according to NAR. Ali Wolf, Chief Economist for New Home Source, explains why more buyers are going this route:
“In addition to favoring smaller floor plans, more consumers are showing a willingness to live in an attached home. This shift is not driven by a preference for shared walls, but by a pursuit of value.”
The Community Does Some of the Heavy Lifting
Here’s why smaller may still work for you. Whether it’s a condo complex or a neighborhood of detached single-family homes, the right community can give you back in amenities what you trade in square footage.
Many developments are designed so the home is just one piece of where you actually spend your time. Master-planned communities often include walking trails, pools, fitness centers, co-working spaces, and outdoor gathering areas – the kind of features that pick up where your floor plan leaves off.
No room for a dedicated office? The co-working space might be just a five-minute walk away. Want a place to work out? It’s already built in with the shared gym. And features like that can make opting for a smaller footprint feel less like a compromise – and more like a big lifestyle upgrade.
Bottom Line
Today’s smaller single-family homes and condos have more going for them than the square footage suggests. They can give your budget some breathing room and put you in a community designed with lifestyle in mind.
Curious about the options in your area? Connect with a local real estate agent to walk through what’s available.
by Omar Cruz | May 13, 2026 | Affordability, Buying Tips, First-Time Buyers, For Buyers
Author: Keeping Current Matters
For a lot of would-be first-time buyers, affordability is the thing that’s standing in the way. But some buyers are getting creative and finding a way to still make the numbers work – and that’s through co-buying.
The Dream Is Still Alive. The Math Just Isn’t Working for Everyone.
Young people haven’t given up on the dream of owning a home – not even close. According to FirstHome IQ, homeownership still ranks among the top life goals for the next generation.
The problem? 73% of Gen Z and millennial buyers cite affordability as the reason for not making homeownership a priority. And it shows. First-time buyers now make up just 21% of all home purchases, the lowest share since the National Association of Realtors (NAR) started tracking the data in 1981.
But still, some buyers are making it happen. And a portion of them are turning to co-buying to get their foot in the door.
So, What’s Co-Buying?
Co-buying means purchasing a home with someone else, like a friend, sibling, or unmarried partner. You combine incomes, split the down payment, and share monthly costs. For some people, it’s a creative way to turn “someday” into a concrete move-in date that’s just around the corner.
And it’s catching on fast, just look at where things stand today. According to CoBuy.io, 64 million Americans now co-own a home with someone they’re not married to. In fact, 31.5% of home purchases involve co-buyers (see graph below):
Why It Works
Here are just a few of the top reasons buyers are going this route, according to NerdWallet:
- Quicker path to homeownership: If owning a home is a serious goal for you, buying with someone else can help make that reality on a shorter timeline. Two or more people can save up a down payment a lot faster than one. That’s less time waiting and more time building equity in a place that’s yours.
- More purchasing power: With multiple incomes going toward the home purchase, you might be able to afford a nicer home or live in a more popular neighborhood. Sometimes teaming up means getting the home you actually want, not just the one you can barely afford on your own.
- Easier loan qualification: Added income from more than one buyer can also help with your debt-to-income (DTI) ratio, which the lender will calculate based on all the borrowers.
- Lower housing costs: Splitting up a mortgage payment multiple ways could maybe even make owning less expensive than renting. Plus, sharing costs can make repairs or renovations more manageable, too.
Things To Keep in Mind
If you’re considering going this route, there are some things you’ll want to think over. For starters, co-buying works best with people you trust and share financial goals with. So, before moving forward, make sure everyone agrees on how costs are split, who handles what, and what happens if one person wants to sell down the road.
That’s why a written co-ownership agreement can be a smart move. It keeps everyone on the same page and helps avoid headaches down the line. Think of it less like a legal formality and more like a game plan for your new investment.
Bottom Line
Affordability challenges are real, but they don’t have to mean waiting indefinitely. Co-buying is helping some first-time buyers stop waiting and start putting down roots.
If you’re curious whether it could work for your situation, talk with a local real estate agent. Reach out today and figure out your path to homeownership together.
