Seeing mortgage rates hang above 7% isn’t exactly what buyers hope for, especially those of us working with VA loans or military families who have to plan every move with precision. Lately, as the Fed signals more moves and Treasury yields climb, I’ve noticed affordability is weighing heavy on everyone’s minds. Here’s what’s working for some of my clients: building in a rate cushion—plan for rates to shift by about half a point in the next 3 months, three-quarters in 6 months, and maybe a full point over a year. Timing can make a difference, too. Buyers who wait until early Q4 often see homes priced about 5% lower than those who buy in late Q2, and there’s less competition, which means you get more room to negotiate. With about a five-month supply on the market recently, there’s been real bargaining power out there—whether that’s on price, closing costs, or discount points. Even if you’re still on the sidelines, the long game is about inflation cooling off and mortgage costs hopefully easing up. I always tell military buyers in Duval: knowing when to move, and how to negotiate, matters just as much as finding the right house.
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