What Buyers and Homeowners Should Know Before 2026 Hits

You would not believe how good it feels to take a scary headline about the housing market and present the actual data that makes buyers and homeowners visibly age in reverse. 

Take this week, for instance. If you have family over for Thanksgiving, you know how topics can range from the best time to put the turkey in the oven to why Aunt Sharon's house is taking forever to sell.  

Well, this week brought an extra helping of questions about the housing market. And it hit me, while I was answering those questions (with real data), this could be useful information to share with you, too. 

So, here’s my fourth quarter housing Q&A, complete with links to the data that backs it up. 

How’s the market right now? 

Let’s start with the national picture. According to the National Association of REALTORS® (NAR), existing home sales rose 1.2% in October to a 4.10 million annual pace. Sales are also up 1.7% compared to one year ago. 

The median home price climbed to $415,200, which is a 2.1% increase from last year.

Inventory is still low nationwide. We’re sitting at 4.4 months of supply, which keeps prices from falling even when demand cools.

What does this mean for Missouri City: 

• Missouri City is settling into a more balanced market, and honestly, it’s creating a different kind of opportunity for both buyers and sellers. Home values are averaging around $333,143, which reflects a gentle –2.3% shift over the past year. Inventory has climbed to roughly 667 homes, giving buyers more options and nudging sellers to be more strategic with pricing and presentation. Most homes are sitting on the market about 40–45 days, depending on the neighborhood. You’ll also see some variance across data sources — Zillow puts the median list price near $397,799. Redfin reports a median sale price around $383,000 with a +6.9% year-over-year uptick, and HAR shows the area holding steady with 4.2 months of inventory, signaling a truly balanced environment. (HAR, REDFIN, ZILLOW)

  What does that actually mean for you? If you’re selling, your edge comes from positioning — thoughtful pricing and standout marketing will outperform everything else in this climate. If you’re buying, this is the first time in a while where you can take a breath, compare options, and negotiate with confidence. For investors, this is a “quiet window” where softer pricing and increased supply create room to acquire the right properties before the next wave of stabilization. Missouri City isn’t cooling — it’s recalibrating. And whenever a market recalibrates, the people who move with intention tend to win the most in the long term. If you’d like a hyper-local breakdown for your specific zip code or subdivision, reach out — my team and I are happy to run the numbers for you.

  Fort Bend’s luxury market is in a class of its own — and if you’re looking for high-end homes, lifestyle amenities, and long-term value, this county offers some of the strongest options in the Houston metro. From gated enclaves to master-planned communities with private lakes, resort-style amenities, and architectural variety, the luxury tier here has something for every type of discerning buyer or investor. Whether you're shopping for your next signature home, building a real estate portfolio, or positioning yourself in an area with strong appreciation potential, these five communities consistently rise to the top.

  Here are the top 5 places to purchase luxury real estate in Fort Bend County:

  1. Riverstone

  A premier, master-planned community spanning 3,700 acres with stunning lakes, greenbelts, walking trails, and a broad mix of luxury floor plans. Riverstone continues to outperform in long-term value, offering high-end homes from the $800Ks into multi-million-dollar estates. Architecture varies widely, which gives luxury buyers more selection and investors more flexibility. The community’s private feel and excellent schools make it one of the strongest high-end choices in the region.

  2. Sugar Land (Luxury Pockets)

  Sugar Land remains a standout for luxury living — especially in communities like Sweetwater, Venetian Estates, and Lake Pointe. It’s one of Fort Bend’s safest, most mature, and amenity-rich cities. Luxury buyers choose Sugar Land for its established neighborhoods, top-tier schools, high resale stability, and proximity to major business corridors. Whether you’re looking for traditional estates or newer modern builds, the luxury selection is strong and consistent.

  3. First Colony

  An iconic master-planned community with a prestigious reputation, strong architectural controls, and properties that retain their value year after year. Luxury homes here benefit from proximity to parks, lakes, elite schools, and a well-managed homeowners association. For buyers who want elegance + predictability, First Colony delivers.

  4. Sienna

  One of the fastest-growing master-planned communities in the country, Sienna blends luxury living with golf courses, waterparks, private recreation centers, and expansive green spaces. The gated and estate-level sections — including Bees Crossing, The Enclave, and Waters Lake — offer spacious luxury homes, often on larger lots with beautiful views. With new development still expanding, Sienna offers both stability and upside.

  5. Fulshear (West Fort Bend Luxury Corridor)

  On the western edge of Fort Bend, Fulshear has transformed into a luxury haven. Communities like Cross Creek Ranch, Cross Creek West, and Fulbrook Acres offer large lots, modern builds, and a private, scenic atmosphere. If you’re looking for space, architectural variety, and room to grow — this corridor is one of the best long-term bets.

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  Fort Bend’s luxury market isn’t just thriving — it’s evolving. Buyers have more choices, sellers have stronger positioning, and investors have a rare window to secure premium assets before the next appreciation cycle hits. If you’d like a hyper-local luxury breakdown for your specific zip code, subdivision, or price tier, reach out — my team and I will run the numbers and deliver bespoke insights for you.

   

Are home values really dropping? Will this hurt my equity?

This question took off because Zillow shared a stat that spread fast. It’s latest analysis found that 53% of homes nationwide have dipped in value over the past year. It sounds worrying, but the deeper data tells a more reassuring story.

Here’s the context:

• Home values skyrocketed for six years straight. A small step back is normal.

• The average dip from peak value is 9.7%, which is mild compared to the 27% declines we saw after the 2008 crash.

• Only 4.1% of homes are valued below their last purchase price. That means 95.9% of homeowners still have equity.

• The typical homeowner has seen a 67% increase in value since they bought their home.

In real terms, most homeowners are still sitting on plenty of equity. If you are staying put or planning ahead, a small drop in a Zestimate is not a threat to your long-term financial picture.

I heard foreclosures are rising. Should we worry about another 2008?

It’s true that foreclosures have ticked up this year. ATTOM’s latest report shows 36,766 properties with foreclosure filings in October, which is a 3% increase from September and a 19% increase from one year ago. This is also the eighth straight month of year-over-year increases.

Now the part the headlines leave out:

• We are rising from an extremely low baseline.

• Even with recent increases, foreclosure activity is still far below normal levels.

• Completed foreclosures are low. Lenders repossessed just 3,872 properties in October.

• Many of the higher numbers in certain cities are due to reporting delays, not a sudden wave of distress.

Of course, that doesn’t make the pressure many households are feeling any less real:

• Insurance costs have gone up

• Property taxes are higher

• Everyday expenses are rising faster than incomes

That stress can make the housing market feel unstable even when the data says otherwise.

The bottom line here? This is not 2008. Not even close. Today’s loans are far safer, and most homeowners have enough equity to sell long before they would ever face foreclosure.

I help financially-stressed homeowners in Missouri City, Sugar Land and Richmond area get the breathing room they need to make the best decisions for them. Let me know if I can do that for you or something you care about.

What’s with the 50-year mortgage everyone is talking about?

This idea went viral because it sounds like an easy fix for affordability. A longer mortgage term would mean lower monthly payments.

But here’s the reality:

• A 50-year loan isn’t currently legal under federal rules.

• To make it possible, lawmakers would need to change the Qualified Mortgage (QM) rule, which caps mortgages at 30 years.

• Even if it became legal, stretching payments over 50 years slows down equity growth and increases total interest paid.

Right now, it’s more of a talking point than an actual product. It’s not something your lender can offer under today’s rules.

What about portable mortgages? Could I keep my low rate if I move?

This idea has real appeal, especially if you locked in a rate in the 2% to 3% range and don’t want to lose it.

Portable mortgages would let homeowners take their existing rate and loan with them to their next home. FHFA leadership has said they are studying the idea, but nothing has been approved or released as official policy.

It’s not just bureaucracy holding it up, either. Most current mortgages are written to explicitly rule out portability. 

So, while proposed solutions like these are certainly newsworthy, for now, lenders cannot move your current mortgage to a new property. 

If that changes or something better comes along, you can bet I’ll share it with you right away.

What should we expect next year?

The newest forecast from NAR paints a hopeful picture for 2026.

• Existing home sales are expected to rise 14%.

• Home prices are expected to rise 3% by the end of 2025 and 4% in 2026.

• Mortgage rates are projected to ease from around 6.7% this year to roughly 6% next year.

• Mortgage applications are already up 31% year over year, which signals early buyer demand building up.

In other words, market activity is expected to pick up, prices should keep rising at a healthier pace, and rates may get a little easier.

If you have questions about buying, selling, or planning ahead, I’m always here to help. And if this blog didn’t cover something you’re wondering about, feel free to reach out. I’d be glad to talk through it with you.