If 2026 has felt a little unpredictable, you’re not alone. A recent survey from Talker Research found that the word Americans most commonly chose to describe the year so far was “stressful.”
With so much uncertainty in the world, it’s understandable that some buyers and sellers may be wondering whether now is really the right time to make a move.
At Benson & Mangold, we believe the best way to make that decision is to look at the numbers — and the current housing data tells a much calmer story than the headlines might suggest.
Home Prices Have Leveled Out
After several years of rapid price increases, home prices have settled into a much more predictable pattern. Data from the National Association of Realtors® shows that prices have remained remarkably steady over the past several years.
That doesn’t mean prices are moving at exactly the same pace in every market. Real estate is local, and conditions can vary from one community to the next. But nationally, experts expect a similar trend to continue.
Selma Hepp, Chief Economist at Cotality, expects home prices in 2026 to remain broadly stable, with modest appreciation nationally.
For buyers, that can make it easier to plan for a purchase without trying to time a dramatic market shift. For sellers, it means there can still be an opportunity to build on the equity they’ve gained while making a move based on their individual goals.
The Supply of Homes for Sale Has Steadied
Inventory has also become more predictable.
After falling sharply during the pandemic, the number of homes available for sale has steadily increased. More recently, however, that growth has slowed, with Realtor.com data showing inventory is now close to where it was at this time last year.
For buyers, a steadier level of inventory means a more consistent understanding of what’s available in the market.
For sellers, it provides a clearer picture of the competition they may be facing.
That kind of predictability can be helpful when making decisions. Instead of waiting for the market to change dramatically, buyers and sellers can focus on the factors that matter most to their individual circumstances.
Mortgage Rates Have Found a Range
Mortgage rates experienced a major shift beginning in 2022, but they have been considerably more consistent since then. Freddie Mac data shows rates have generally remained within the 6%–7% range for much of the past several years.
While rates can still move from week to week, this longer period of relative consistency has given buyers and sellers a better sense of what to expect.
And that matters.
Rather than waiting indefinitely for rates to return to the unusually low levels seen several years ago, many buyers have adjusted to today's market and are making decisions based on their own financial situations, timelines, and goals.
What Does This Mean for Buyers and Sellers?
At Benson & Mangold, we know that real estate decisions are about much more than national statistics. Your neighborhood, your property, your finances, and your personal timeline all play a role.
But the broader numbers can provide valuable perspective.
Home prices have become more stable. Inventory has leveled out. Mortgage rates have settled into a more predictable range.
That doesn’t mean every market is the same — and it certainly doesn’t mean there won’t be changes ahead. It simply means the housing market today looks much more stable than the uncertainty surrounding it might suggest.
The Bottom Line
If you’ve been waiting for the housing market to feel more predictable before making your next move, you may not need to wait.
The market has found a greater sense of balance, and there are opportunities for both buyers and sellers who are prepared to make a move.
At Benson & Mangold, we’re here to help you understand what the numbers mean for your specific property and your local market.
Thinking about buying or selling on Maryland’s Eastern Shore? Get in touch with our agents and talk about what today’s market could mean for you.
