By Lindsay Frangie | Branch Partner, ALCOVA Mortgage
October 2026
What if I told you that one of the biggest opportunities in today's housing market has absolutely nothing to do with getting the lowest mortgage rate?
I know what you're thinking. Mortgage rates are high, everything costs more, and you're hearing all kinds of conflicting information about whether now is a good time to buy a home.
But after more than 24 years in the mortgage industry, I've learned something important: The best opportunities don't always come when everyone feels comfortable buying. Sometimes they come when everyone else is sitting on the sidelines.
And that's exactly why I believe qualified buyers should be taking a serious look at today's market.
1. Buyers Finally Have Something They've Been Missing: Negotiating Power!
Remember when homes were selling in a matter of hours? Buyers were offering tens of thousands of dollars over asking price, waiving inspections, and practically begging sellers to accept their offers.
Well, things have changed!
According to Redfin's September 2026 report, there were approximately 58% more home sellers than buyers nationwide in August, the largest gap in its records.
And Realtor.com's September housing report found that 20.8% of active listings had price reductions.
That's a BIG deal!
It means that in many markets, buyers have more homes to choose from, more time to make decisions, and a better chance of negotiating favorable terms.
Not every seller is desperate, and not every home is negotiable. But buyers have opportunities today that simply weren't available a few years ago.
2. Seller Concessions Can Be Worth Thousands of Dollars
Here's something I wish more buyers understood.
You don't always have to negotiate the lowest purchase price to get a great deal.
Sometimes negotiating seller-paid closing costs or a mortgage rate buydown can make an even bigger difference in your immediate financial picture.
For example, depending on the loan program and seller contribution limits, a seller may agree to contribute toward:
Closing costs and prepaid expenses
A temporary mortgage rate buydown
A permanent interest rate buydown
Other eligible financing expenses
Imagine finding a home you love and negotiating assistance that reduces the amount of cash you need at closing or lowers your monthly payment.
That's where having an experienced Realtor and a lender who understands financing strategies can really pay off.
3. Waiting for Lower Rates Could Mean More Competition
I hear this all the time:
"I'm just going to wait until rates come down."
And I understand why!
But here's what I want buyers to think about.
What happens if mortgage rates fall and thousands of buyers who have been waiting decide to jump back into the market at the same time?
We could see more competition, fewer seller concessions, and upward pressure on home prices in some areas.
Now, nobody can guarantee that will happen. Rates could stay elevated, prices could soften further, and every local market is different.
But there's a risk in waiting, just as there's a risk in buying.
And remember, if rates improve in the future, refinancing may be an option. It isn't guaranteed, and refinancing has costs and qualification requirements, but it's something we can evaluate down the road.
You may be able to change your mortgage later. You can't go back and negotiate yesterday's purchase price.
4. There Are Financing Programs Most Buyers Don't Even Know Exist
This is one of my favorite parts of what I do!
A lot of people assume they need 20% down, perfect credit, or that they must sell their current home before buying another one.
Not necessarily!
Depending on your situation, we may be able to explore:
Temporary Rate Buydowns: Lower initial payments for a set period, using funds contributed toward the buydown.
Buy Before You Sell Programs: Options that may allow you to purchase your next home before selling your current one.
Bridge Loans and HELOC Strategies: Potential ways to access existing home equity to help with your next purchase.
Renovation Financing: Buy a home that needs some love and finance eligible improvements along with the purchase.
Low-Down-Payment Programs: Conventional, FHA, VA and USDA financing may offer options with significantly less than 20% down, and some eligible borrowers may qualify for zero down.
Investor Financing: DSCR programs may allow qualifying investors to use rental property income rather than traditional employment income to qualify.
Not every program works for every borrower, but that's exactly why I encourage buyers to have a conversation before assuming homeownership is out of reach.
5. Buying a Home Is About More Than Today's Interest Rate
Here's where I want people to look at the bigger picture.
Homeownership isn't just about having somewhere to live. For many families, it's also a way to build long-term financial stability and generational wealth.
Each principal payment can help build equity. And if the home's value increases over time, that may create additional wealth.
Of course, property values can decline, and homeownership comes with maintenance, taxes, insurance, and other expenses. That's why I never encourage someone to buy simply because they think prices will go up.
The payment needs to be comfortable, the home needs to fit your plans, and the overall numbers need to make sense.
But if you're financially prepared and planning to stay in your home for several years, today's market may offer some advantages worth exploring.
6. Fall May Be Giving Buyers an Extra Advantage
Here's another interesting piece of information.
Realtor.com identified September 27 through October 3 as the best week to buy a home in 2026, based on its analysis of inventory, pricing, competition and seasonal trends.
In Metro Atlanta, the report projected listing prices during that period to be approximately 4.2% below their seasonal peak.
That doesn't mean every home is discounted by 4.2%, but it shows why fall can be an attractive time to shop.
Many sellers who still have their homes listed heading into the holidays may be more motivated to negotiate, especially if they've already purchased another property or need to relocate.
And fewer competing buyers can mean a much less stressful experience.
So, Is NOW the Best Time to Buy?
My answer is simple.
It might be the best time for YOU, and that's what matters.
I would never tell someone to purchase a home they can't comfortably afford just because sellers are negotiating.
But I also hate seeing people miss opportunities because they're waiting for some magical interest rate that may or may not arrive.
The question shouldn't just be, "When are mortgage rates going to drop?"
It should be:
"What can I negotiate today, what financing options are available to me, and does buying now make financial sense for my family?"
That's a much better conversation.
And sometimes, when you put all those pieces together, you discover that the market everyone is complaining about is actually giving you an opportunity.
Don't let the headlines make your decisions. Let the numbers do the talking!
If you're considering buying your first home, moving up, downsizing or investing, I'd love to help you explore your options.
You might be surprised at what's possible.
About the Author
Lindsay Frangie is a Branch Partner and Mortgage Originator with ALCOVA Mortgage, bringing more than 24 years of experience helping families navigate home financing. Known as "Lindsay the Lender," she specializes in creative mortgage solutions, first-time homebuyer programs, investment properties, renovation financing, and helping homeowners build generational wealth through real estate. Lindsay believes in educating her clients, finding solutions and building relationships that last long after closing.
Lindsay Frangie | NMLS #6048
ALCOVA Mortgage, LLC | NMLS #40508
LFrangie@alcova.com
Equal Housing Lender
Loan programs, rates, seller concessions and eligibility requirements vary. All loans are subject to underwriting approval. Refinancing is not guaranteed.
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