Key Takeaways
- Most housing forecasts expect modest home price growth in 2026, not a boom or a crash.
- Mortgage rates are likely to stay in the mid-6% range, well above pandemic-era lows.
- Home sales activity may increase, but that doesn’t automatically mean prices surge.
- If you already have a low mortgage rate, refinancing may not make sense. Alternatives like equity sharing may be worth exploring instead.
Is Housing Market Uncertainty Here To Stay?
After several years of tension and volatility, the housing market heading into 2026 looks more measured. We’re seeing fewer headlines about runaway prices, and fewer fears of a sudden collapse. Instead, economists are pointing to a market that’s slowly finding its footing.
That doesn’t mean homeowners should relax completely. If you haven’t already, 2026 should be the year where you establish a longer-term financial plan. Rather than stressing about a bubble bursting, focus on what you can control: your monthly budget, your investments, and ensuring your best asset (your home!) is part of that plan – not just the place you live.
Home Prices in 2026: Modest Growth Expected
Most major housing forecasts agree that home prices are likely to rise modestly in 2026.
- Zillow projects national home values increasing by about 1.2% in 2026, reflecting slower, more stable growth after several volatile years.
- Realtor.com forecasts price growth closer to 2.2%, while noting that inflation-adjusted gains may feel nearly flat for many homeowners.
What this actually means for homeowners:
Your home is likely holding — or slowly gaining — value. But expecting rapid appreciation to solve financial challenges may be unrealistic, particularly with inflation expected to match (or even outpace) the appreciation of your home. The equity you’re building is tremendously valuable, but in 2026, patience matters more than speculation.
Mortgage Rates: Why They’re Staying High
Mortgage rates are expected to ease slightly in 2026, but not enough to return to the historically low levels many homeowners locked in earlier this decade.
Forecasts across Zillow, Realtor.com, and Redfin point to average 30-year mortgage rates hovering around 6.3% in 2026. Zillow has also emphasized that rates falling below 6% in 2026 is unlikely, even if inflation continues to cool.
Why rates are staying elevated:
Rates are tied to broader inflation trends, government bond yields, and economic stability – not just housing demand. Even as inflation cools off, lenders remain cautious, which is keeping borrowing costs higher than many homeowners are used to.
What this means for homeowners:
If you have a mortgage in the 2-4% range, refinancing to access cash could dramatically increase your monthly payment. That’s why many homeowners are choosing not to refinance and are instead exploring alternatives that let them access equity without replacing their first mortgage. Popular options include equity sharing agreements, like those offered by Unison.
Sales Activity Is Expected to Rise Steadily
Some forecasts suggest home sales activity may increase modestly in 2026 as affordability improves slightly and more homeowners feel comfortable listing.
Zillow projects existing home sales could reach approximately 4.26 million in 2026, a 4.3% increase. Projections from Realtor.com are a little more frosty, estimating a 1.7% increase to 4.13 million.
What rising sales actually mean for homeowners:
More sales don’t automatically mean bidding wars or soaring prices. Instead, rising activity simply signals that buyers and sellers are slowly re-engaging; creating more movement, more comparisons, and not necessarily more competition.
Inventory Is Expected to Expand Slowly
One of the biggest shifts expected in 2026 is gradually increasing inventory.
Realtor.com forecasts active listings could rise by nearly 9% year-over-year, helping relieve some of the long-standing supply pressure.
What this means for homeowners:
- Buyers may have more choices, reducing pressure to overbid
- Sellers may need to price more thoughtfully
- Homeowners considering a move may find it easier to buy and sell within the same market
This is less about a sudden shift to a buyer’s market and more about a return to balance.
So… Is 2026 a “Good Time” to Make a Move?
There’s rarely a perfect time. And in a market like 2026 that’s steady (but expensive), the smartest moves are usually carefully planned, considered, and tailored to your personal financial situation and goals.
Instead of wondering “Where is the market going?”, homeowners should be asking:
- Will this relieve or strain my monthly budget?
- Do I need flexibility now, at the potential cost to total upside later?
- Am I solving short-term problems or planning for the next decade? Sometimes, both can be true!
Those answers tend to matter more than optimizing for shifts in prices or rates that are ultimately less consequential.
Using Home Equity in 2026: Why Alternatives Matter More Now
For homeowners needing cash – for renovations, debt consolidation, family support, or simply breathing room – home equity remains a powerful tool.
But in 2026:
- Refinancing often means trading your lower rate for a higher one
- HELOCs and equity loans come with steep monthly payments
- Variable rates feel more volatile than they used to
That’s why some homeowners are exploring equity sharing agreements.
With an equity sharing agreement, homeowners receive cash upfront without interest or monthly payments. Instead, they agree to share a portion of their home’s future value when the agreement ends. It’s not free money – the total cost depends on how the home appreciates over time. But for homeowners prioritizing monthly cash flow, it can be a practical alternative to taking on more debt.
In many situations, short term relief is a smart plan for the long run, too. If using home equity to reduce your monthly obligations would give you the breathing room to reset, recalibrate, and build a sustainable plan – equity sharing with Unison might be worth a closer look.
FAQ: 2026 Housing Market Questions We’re Hearing
Will home prices fall in 2026?
Most forecasts expect modest growth or stabilization, and certainly not a widespread decline. Local markets may vary.
Will mortgage rates drop meaningfully?
Rates may ease slightly, but forecasts suggest they’ll remain above 6% – well above pre-pandemic levels.
Does rising inventory mean it’s a buyer’s market?
Not necessarily. It can simply mean that buyers and sellers may both have more options.
If I need cash, should I refinance?
If you have a low rate, refinancing could raise your monthly payment. Exploring alternatives, like equity sharing agreements or home equity loans, may make more sense.
Disclaimer: This sponsored content is for informational purposes only and is not financial, legal, or tax advice. Unison’s Equity Sharing Agreement (ESA), offered through Unison Agreement Corp., provides cash upfront with no monthly payments or interest charges. In exchange, you share a percentage of your home’s future appreciation (or a limited portion of any depreciation) when the agreement ends (upon sale, refinance, buyout after 5 years, 30-year term, or death/default). If your home depreciates, Unison typically shares in a portion of the loss, subject to program limits—you may still owe the full advance amount. A lien is placed on your property, which may limit future refinancing options. There may be tax implications (e.g., potential recognition of income on forgiveness of advance if the home depreciates). No guarantees are made regarding home value changes or outcomes. For complete terms, eligibility, and details, visit unison.com. For traditional lending products, see Unison Mortgage Corp., NMLS #2574289. Always consult your own financial, legal, and tax professionals before proceeding.