Today I hosted a Lunch & Learn at my Fairway branch called Financing 2026: Clarity, Confidence & Closings — it was a practical “deep dive” into what lenders really look for, what’s new, how loan programs work, and what agents need to know to help more buyers win in 2026! It was awesome! And here’s the big takeaway:
2026 feels different.
After several years of hesitation, higher rates, and “let’s wait and see,” something has shifted.
There’s momentum again.
More conversations.
More confidence.
More buyers re-engaging.
And that matters.
I’ve been in the mortgage business for over 37 years, and I’ve lived through just about every kind of market you can imagine — booming markets, difficult markets, and everything in between. When I say this season feels different, it’s because the fundamentals are lining up.
Not flashy.
Not hype.
Just real opportunity.
Why 2026 Is Opening Doors Again
For the past few years, many buyers hit pause. Not because they disappeared — but because affordability tightened and uncertainty ruled.
Now we’re seeing:
✅ Mortgage rates stabilizing at more workable levels
✅ Inflation cooling
✅ Buyer confidence returning
✅ Spring activity starting earlier than expected
Rates don’t have to “crash” for opportunity to exist. In fact, stable markets are often the healthiest markets — because buyers can plan, agents can advise with confidence, and families can move forward without chaos.
We’re currently seeing many primary borrowers qualify in the 5’s and 6’s, depending on profile, credit, occupancy, program and day — but all rates are a meaningful improvement from last year (7’s and 8’s).
That shift alone changes behavior.
A Quick Economic Insight (Without the Jargon)
Mortgage rates are closely tied to the 10-year Treasury. Historically, there’s a normal spread between the two.
During the volatile years, that spread widened dramatically — uncertainty and risk were priced into every loan.
Now?
That spread is tightening.
Which means mortgage rates have improved and really still have room to improve — even without dramatic Federal Reserve moves.
Add to that:
• Inflation has cooled from its 2022 peak
• Markets are calmer
• Economists are increasingly optimistic
This is what a reset market looks like.
Not easy.
Active.
And active markets reward preparation.
Don’t Forget Where We Are
Here’s something many people miss:
Demand never left. It waited.
Millennials — the largest generation in U.S. history — are aging into their prime home-buying years right now. Household formation is happening, no matter where rates are pricing.
People still want homes.
Families still grow.
Life still moves forward.
That’s why this year matters.
The Biggest Myths Stopping Buyers Cold
These are the things I hear regularly:
❌ “I need 20% down.”
❌ “My credit isn’t perfect.”
❌ “Rates are too high to even try.”
❌ “I don’t think I’ll qualify.”
Here’s the truth:
20% down is rarely required. Credit doesn’t have to be perfect.
There are fantastic low-down and first-time buyer programs available.
Payments can be structured. This is where strategy matters. Seller credits, temporary buy-downs, and even how the offer is positioned can make a big difference.
Creative financing options exist. Grants and assistance programs are helping real buyers win.
And if you’re waiting for “perfect,” it often costs more than moving forward with a smart plan.
Our job — as lenders and Realtors — is to replace fear with facts.
How Buyers Are Winning Right Now
The buyers having success in 2026 are doing three things:
✔️ They’re having real conversations early
✔️ They’re getting educated on programs and options
✔️ They’re building strategy before writing offers
This includes:
• Conventional, FHA, VA & Jumbo loans
• Bridge loans
• Bank statement programs
• DSCR for investors
• Condo financing
• Renovation loans
• Low and no-down options
• First-time buyer grants
It’s not about one program.
There tends to be many solutions, and it’s so exciting!
It’s about structuring the right solution for each client, and that’s where a little experience matters for all involved.
For Realtors: This Is Your Advantage Year
When more buyers close, you grow your income, your impact, and your momentum.
Markets like this reward agents who understand financing strategy — not just contracts.
If you can confidently explain:
• Down payment options
• Buyer qualification basics
• Creative programs
• How lenders really underwrite
• How to structure stronger offers
You become invaluable to your clients.
And that’s exactly what I love teaching at these Lunch & Learns — real-world tools that help you close more with confidence.
If you missed today’s class, feel free to reach out – give me a call on my cell at 801-580-1861 – and we can go over the highlights, especially if that may make a difference with a future client.
Final Thought
2026 isn’t about waiting.
It’s about preparation.
It’s about replacing assumptions with clarity.
And it’s about helping buyers realize they may be closer than they think.
Whether you’re a buyer wondering what’s possible — or a Realtor wanting to sharpen your financing strategy — I’m always happy to run scenarios, answer questions, and help you build a plan.
Because this really does feel like the opportunity we’ve been waiting for! Let’s make the most of it!
— SE
