If you've been sitting on the sidelines waiting for mortgage rates to crash, I want to save you some time: that's probably not what's coming. But that doesn't mean this fall is a bad time to buy — it might actually be one of the better situations buyers have seen in years, just not for the reason most people expect.
I put together a full breakdown of what's happening in the market right now — rates, prices, inventory, and where buyers actually have leverage — and I'd rather you have the real numbers than the headlines. Here's a preview of what's inside.
Rates Are Holding Steady, Not Falling
Most forecasts have 30-year rates parked in the mid-6% range through at least mid-2027. That's not the dramatic drop a lot of buyers are hoping for, but it's also not a reason to keep waiting — especially with options like rate buydowns and assumable mortgages on the table.
Inventory Is the Real Story
Active listings have been climbing steadily since the ultra-low pandemic years, and more homes on the market means more room to negotiate. That shift is showing up directly in seller behavior — concessions and price cuts are near record highs for this time of year, and builders are right there with them, offering incentives on roughly 2 out of every 3 new homes.
The Listings Everyone Scrolls Past Might Be Your Best Opportunity
Homes that have been sitting on the market for a while aren't automatically flawed — sometimes it's just pricing, photos, or timing. Those are often exactly the listings where sellers are most motivated to make a deal.
Get the Full Guide
The full guide walks through all of this in detail, plus the two mistakes costing buyers the most right now, what to avoid once you've applied for a mortgage, and how to decide between an existing home and new construction. It's a quick read, and it'll leave you a lot more prepared than the headlines will.
Download the Free Fall 2026 Buyer's Guide
Have questions about what any of this means for your specific search in Boerne, Fair Oaks Ranch, or the greater Hill Country? Reach out — I'm happy to walk through it with you.
Charley Wasson is a full-time REALTOR® with Sunflower Real Estate specializing in Boerne, Fair Oaks Ranch, and the greater Texas Hill Country — with over 300 documented MLS transactions and more than $121 million in closed sales, a four-time Platinum Top 50 San Antonio REALTOR® honor, and a career 98% customer satisfaction score.
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