Marry the House, Date the Rate
Waiting for Rates to Drop? You Might Miss the House. 🏠
Right now, there is a common conversation happening around kitchen tables and coffee shops all over the Valley. Buyers are looking at the current mortgage rates and saying, "Maybe we should just wait for them to drop before we buy."
It sounds like a safe, logical plan. But in real estate, playing the "waiting game" is often the quickest way to miss out on the home of your dreams.
If you are holding out for a magic number, here is the reality check you need to hear about our local market.
The Cost of Waiting
When buyers step back from the market to wait for lower rates, they usually assume that home prices will stay exactly where they are. But that isn't how it works.
Home prices in Bradford County rarely go backward. While we are seeing a much healthier, balanced market this year, the long-term trend for real estate in our area is steady appreciation.
If you wait 12 months for rates to drop, the house you are looking at today could easily cost thousands of dollars more next year. Any money you "saved" on the interest rate is often completely wiped out by the higher purchase price and the larger down payment required.
The Bidding War Threat
There is another crucial factor to consider: you aren't the only one waiting.
There is a large pool of buyers currently sitting on the sidelines, waiting for the same rate drop you are. The moment rates tick down to that "magic number," all of those buyers are going to flood back into the market at the exact same time.
What happens when demand suddenly spikes? Bidding wars return, your negotiating power vanishes, and buyers end up overpaying or waiving inspections just to secure a property.
The Winning Strategy: Buy Now, Refinance Later
We have a saying in this industry: Marry the house, date the rate.
The winning strategy for 2026 is to lock in the home you love now, while inventory is healthy and you actually have choices. Right now, you have the breathing room to do proper inspections, ask for seller concessions, and negotiate a fair deal.
If rates drop in the future, you can always refinance your mortgage to get that lower payment. But you cannot refinance the purchase price of the home, and you absolutely cannot buy the house you lost to someone else today.
Don't let the pursuit of a perfect rate cost you the perfect home.
Are you ready to discuss your dreams? Contact me today and let's get started!
If you want a quick breakdown of how this plays out in real numbers, take a look at The Costly Mistake of Waiting for Lower Rates, which perfectly illustrates why focusing on strategy beats trying to time the market.
Written by Scott Kelsall Realtor®, Kelsall Realty LLC
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