U.S. Real Estate Market Update: Rates, Inventory & Buyer Trends

Hi community!
 

Here are the latest U.S. real estate signals worth paying attention to, and how they impact buyers and wholesalers operating inside Investorlift.
 

📉 1. Mortgage Rates Holding Near Multi-Year Lows

Source: AP News - February 5, 2026
 

The average 30-year fixed mortgage rate is holding around 6.1%, near its lowest level in over three years, as we approach the spring buying season.
 

Why this matters

Lower borrowing costs are continuing to:

• Improve affordability compared to 2024/2025

• Bring financed buyers back into the market

• Support transaction volume gradually
   

🔹 Impact on BUYERS

• More deals are penciling under conservative underwriting

• Opportunity to lock in financing before potential volatility

• Increased competition in certain submarkets
   

🔹 Impact on WHOLESALERS

• More financed buyer activity = broader buyer pool

• Buyers remain disciplined, price and assumptions still matter

• Well-packaged deals move faster than speculative pricing
   

🏘️ 2. Homeowners Staying Put Longer (“Lock-In Effect”)

Source: New York Post - February 10, 2026
 

Homeowners are staying in their homes longer than historical averages due to ultra-low mortgage rates locked in during 2020/2021.
 

Why this matters

• Resale inventory remains structurally tight

• This continues to support pricing in many areas

• Supply constraints remain a floor under the market
   

🔹 Impact on BUYERS

• Strong deals still require speed

• Desirable inventory remains competitive
   

🔹 Impact on WHOLESALERS

• Good off-market deals remain valuable

• Strong buyer lists still convert when pricing is accurate
   

📍 3. Market Divergence: Austin Slowing, Houston Improving

Sources: Austin slowdown: Regional reporting citing Redfin data - February 2026 and Houston affordability improvement: Houston Chronicle - February 5, 2026
 

Austin is seeing longer days on market and modest price softening, while Houston affordability has improved due to price stabilization and rate conditions.

Why this matters

The national market isn’t moving uniformly, local dynamics are everything right now.
 

🔹 Impact on BUYERS

• Market selection matters more than timing the “national cycle”

• Some metros reward patience; others reward speed
   

🔹 Impact on WHOLESALERS

• Buyer demand is highly market-specific

• Know which markets inside Investorlift are moving and which are slowing
   

🧠 Big Takeaway
 

We’re not in a boom and we’re not in a freeze.
 

What we’re seeing instead is:

• Stabilizing rates

• Gradual transaction improvement

• Persistent supply constraints

• Strong local divergence
   

2026 is shaping up to be a year of liquidity and disciplined execution, not speculation.