Is Buying a Home Getting More Affordable in 2026? Here’s What’s Actually Changing

January 18, 2026•3 min read

Is Buying a Home Getting More Affordable in 2026? Here’s What’s Actually Changing

If you have been wondering whether buying a home is finally getting more affordable, you are not alone. The honest answer is this: affordability is improving in a few important ways, but it is not improving everywhere, and it is not improving all at once.

That is why we like to bring the conversation back to something practical. Instead of chasing headlines, we focus on what you can measure, what you can control, and how to structure a plan that fits your budget and timeline.

Why affordability feels confusing right now

Affordability is usually a mix of three things:

Home prices
Household income
The terms of financing and the total monthly payment

The reason it feels “better on paper” for some buyers is because a couple of those ingredients have been moving in a friendlier direction.

Income growth has continued. Real average hourly earnings were up year over year as of December 2025.
Price growth has cooled compared to the peak years. FHFA data showed U.S. house prices up 2.2% year over year in Q3 2025, which is far lower than what buyers experienced earlier in the decade.

That said, even with improvement, affordability can still feel tight because the monthly payment is what most households live with, and housing costs are still elevated in many areas.

The biggest change we are seeing: buyers have more leverage

Here is the shift we are seeing more and more as we move into 2026: buyers do not want to be rushed, and in many markets they have more ability to negotiate.

One reason is inventory. Realtor.com reported active listings were up 12.1% year over year in December 2025.
More listings often means more options, and more options can lead to more negotiating power.

This matters because affordability is not just the sales price. It is also the terms.

Affordability is not just price, it is terms

When buyers have leverage, the conversation can shift from “How do I win the bidding war?” to “How do I make the monthly payment work?”

Depending on the home, the seller, and the market, that can create opportunities like:

Seller credits toward closing costs
Concessions that help reduce your cash-to-close
Repairs or improvements addressed before closing
Negotiated timelines that reduce stress and rushed decisions

The right structure can make a meaningful difference in how a purchase feels month to month, even if the home price itself is not dramatically lower.

A simple approach: run the numbers, then build the plan

The best buyers right now are not guessing. They are doing three things:

Get clear on the payment range that feels comfortable
Run scenarios with different structures (credits, concessions, cash-to-close strategy)
Choose a plan based on real numbers, not headlines

This is exactly what we do with clients. We help you compare options, understand tradeoffs, and walk into a purchase with a strategy.

Want a numbers-first game plan?

Is buying easier this year? It depends on how you approach it.

If you want to walk through a scenario and build a clear plan with real numbers, we are always happy to help. No pressure, just honest conversations and practical options.

Blaine + Whitney Rolstad
Canopy Mortgage
Call or text: (509) 869-4359

Sources (for readers who want to dig deeper):