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If you’re following the housing market, you may have heard the term “silver tsunami” lately. It's the idea that millions of homes owned by older Americans could come onto the market as more homeowners reach retirement age and make their next move. And when you hear a phrase like that, it's easy to picture a flood of houses hitting the market all at once. But that picture doesn't match the data. This isn't expected to happen overnight. And if you're planning to sell, it's not a reason to put your plans on hold. Let's look at what the research actually says. The Silver Tsunami Will Be More of a Gradual Shift According to Realtor.com, about 13.9 million homes owned by older Americans are expected to change hands by 2036. Sure, that's a big number. But these homes aren't all expected to come onto the market at once. The projections show this happening gradually over the next decade, with roughly 1.3 to 1.5 million homes changing hands each year (see graph below): Rather than a sudden wave of houses flooding the market, this is a gradual shift as longtime homeowners make decisions about where and how they want to live. The term silver tsunami makes for a dramatic headline, but the actual data tells a much less dramatic story. And there’s another reason these homes won’t overwhelm the market. The Market Has Room for More Homes After the 2008 housing crash, builders significantly slowed construction. And for years afterward, they didn't build enough homes to keep up with demand. That led to a housing shortage we're still dealing with today. And just how big a gap are we talking about? Estimates vary, but many experts say the U.S. is still millions of homes short. For example, a recent report from the White House Council of Economic Advisers explains: “If homebuilding and the growth of the single-family housing stock had continued at their historical pace instead of falling dramatically after 2008, there would be 10 million or more additional single-family homes today.” As more longtime homeowners sell, those homes will help a gap that’s already there. But they won’t push us over the edge. That’s because, at the same time, more households are expected to form in the decade ahead, and they’ll need homes, too. So, more homes becoming available over time isn't automatically a bad thing. It can give buyers more options and help create a more balanced housing market moving forward. What Actually Matters When You Sell Here's the takeaway if you're thinking about selling your house. The silver tsunami isn't something you need to plan your move around. What's happening in your local market is far more important than a national projection about the next decade. That's because real estate is local. Some markets have more homes for sale than others. Some are seeing houses sell relatively quickly, while others are taking longer. And those are the conditions that matter when you're deciding how to price, prepare, and market your house. For example, an agent who knows your area can help you understand: How many homes are for sale nearby. This tells you how much choice buyers have and how your house will compare. What similar houses are actually selling for. That's one of the most important factors in setting a competitive asking price. What buyers are looking for right now. Knowing which features and improvements matter most can help your house make a strong first impression. And that's something you can act on today, regardless of what happens with the silver tsunami over the next decade. The right strategy starts with understanding your local market and making decisions based on what's happening there, not what a dramatic national headline suggests might happen years from now. Bottom Line The silver tsunami may sound like a major wave of homes coming onto the market, but the research points to a gradual shift over the next decade, not a sudden flood of listings. If you're thinking about selling, don't let that headline make you second-guess your plans. Talk to an agent about what's happening in your local market.

When it comes to housing, two of the biggest questions on everyone’s mind right now are: What’s next for mortgage rates? Where will home prices go from here? And if you’re weighing whether to move in the next few months or wait until 2027, here’s what you should know. When experts look ahead to 2027, they see a steady housing market. No wild swings. No big surprises. Just a calmer, more balanced market. And steady makes planning a whole lot easier. Let’s break it down. Rates Are Expected To Settle into a Steady Range Lots of people are holding out for lower rates. But the latest forecasts from Fannie Mae, the Mortgage Bankers Association (MBA), and Wells Fargo show rates holding fairly flat through 2027 (see graph below): Lenders see it the same way. In a recent survey from HousingWire, 70% of mortgage executives said they expect rates to be around 7.5% or higher six months from now (see graph below): And if you’re wondering why, the answer is fairly simple. Chen Zhao, Head of Economics Research at Redfin, says: “Until the underlying economic fundamentals—everything from oil prices to AI–that are keeping rates high change, mortgage rates are unlikely to fall significantly.” So what does that mean for you? Instead of trying to guess where rates go next, focus on what you can control. Even if rates don’t budge, there are still ways to get the best rate possible. When you talk with your lender, ask about: Your credit score. Even a small bump in your score could help lower your rate. Different loan types. Some programs offer lower rates or smaller down payments than you might expect. Buying down your rate. Paying a little more upfront (called “points”) can lower your rate and your monthly payment. That way, you’ll know exactly where you stand and what a comfortable monthly payment looks like for you. Prices Should Keep Climbing, Just More Slowly But what about prices? Here’s where steady really works in your favor. Experts don’t see a home price drop coming. On average, forecasts from Fannie Mae, MBA, and Wells Fargo show prices rising about 1% to 1.5% a year through 2027 (see graph below): In plain terms, in most places prices are still going up, just not as fast. For sellers, that means your home should hold onto its value. For buyers, slower growth gives you a little more breathing room. Just don’t count on prices getting cheaper while you wait. But keep in mind, these are national forecasts. Prices can look very different from one area to the next, so what matters most is what’s happening where you live. The Best Time To Move Is When It Fits Your Life When the market is steady, you don’t have to try to time it perfectly. There’s no big swing to wait out. That puts the focus back on you. Maybe you need more space for a growing family. Maybe you’re ready for less upkeep. A steady market makes it easier to plan for either one. Bottom Line If you’re asking yourself should you move now or wait? You should know experts see a steady market through 2027, with rates holding near today’s levels and prices rising slowly. So, rather than waiting for a big shift that may not come, connect with a local real estate agent and run the numbers on what a move looks like at today’s rates and prices, so you can decide based on your goals instead of the headlines.

When you’re planning a move, every monthly cost counts. That’s why it can be frustrating to see home insurance keep creeping up. According to Intercontinental Exchange, it now makes up 9.6% of the average monthly mortgage payment. But the latest numbers show some progress on that front – as the increases start to slow down. Here’s what you need to know and what you can do about it. Premiums Are Rising More Slowly Now A look at the past two years shows how much things have cooled down. In mid-2024, home insurance premiums rose 4.3% in a single quarter. By the second quarter of this year, that was down to 1.8%. That’s the smallest quarterly growth in almost 3 years – and that’s a good thing (see graph below): As Andy Walden, Head of Mortgage and Housing Market Research at Intercontinental Exchange, explains: “Property insurance has been a fast-growing component of the monthly mortgage payment, but this quarter’s data shows the pace of increase is finally slowing.” While your premium will likely still go up over time, it may not climb as quickly as it did a couple of years ago. And that’s, at the very least, a step in the right direction. Shopping Around Can Pay Off Here’s where you have some say in what you pay. Let’s take current homeowners as an example. Intercontinental Exchange found that when homeowners shopped around and switched insurance companies, their premiums went down 6.6% on average. Those who stayed with their current company saw an increase of 10.4% (see graph below): Think about that. That’s a big difference and it goes to show that looking for a new provider can literally pay off. That works out to about $440 a year in savings for the people who switched. And they didn’t have to give up coverage to get it. Their deductibles dipped 1.4%, and their coverage limits actually rose 7.3%. While this example is current homeowners, the same general idea applies for first-time buyers too. Shop around and get multiple quotes before you pick your insurance provider. Then, once you’re settled in, review your policy each year when it comes up for renewal. You’re not locked into the first price you get. The Home You Choose Can Help, Too The home itself plays a role as well. According to John Burns Research and Consulting (JBREC), newly built homes are 10% to 15% less expensive to insure than older ones nationally. And while a brand-new home won’t necessarily be the right fit for every buyer, if you’re open to one, it could be one more way to keep your monthly insurance costs down. Bottom Line Home insurance is certainly a bigger part of the monthly costs than it used to be, and that can feel like just one more thing to juggle when you’re buying a home or moving. But knowing you have ways to keep it in check can take some of the pressure off. Compare a few options before you buy, revisit your policy each year, and lean on trusted local professionals as you plan for your next move.

Quick, what credit score do you need to buy a home? If a number pops into your head, there's a pretty good chance it's wrong. And the right answer is getting harder to pin down, because the way credit scores are determined and delivered is changing - for the better. Here's what you need to know in today's changing credit climate. #1 Most People Are Guessing Fannie Mae has been tracking consumer perceptions about mortgage requirements since 2015 and found that consumers consistently overestimated the minimum credit score lenders required to qualify for a mortgage. As recently as 2023, the average guess was 652. In reality, the long-standing benchmark for loans backed by Fannie Mae and Freddie Mac is lower, at 620, and today even that isn't a hard rule for every mortgage they back. Like the Fannie Mae research, a recent survey from Veterans United found consumers continue to overestimate what it takes to qualify for a home loan: The takeaway? Guessing wrong can cost you. A renter who assumes their score is too low and they can't qualify for a mortgage may never take steps to find out for sure. #2 Credit Rules Are Changing For decades, the mortgage industry relied on one set of scores - Classic FICO. Thanks to a push to promote competition, make credit scoring more inclusive, and help more Americans become homeowners, the Federal Housing Finance Agency (FHFA) has approved the use of new credit score models such as FICO 10T and VantageScore 4.0. A different model can mean a different number for the same person. VantageScore says its model can score about 33 million adults that the Classic FICO's model can't. So the score you saw on an app last month may not be the one your lender pulls. Remember: the models may be new, but the basics haven't changed. #3 Do Your Part And Partner With A Pro Your credit score is important - no matter how it's measured. Following the same basic rules will benefit your profile in the old and new score models: Because while credit models may change, the general advice for you to improve your score doesn’t. Financial awareness and consistency mixed with a little willpower can go a long way. Bottom Line Don't make credit or homebuying decisions from a chart, an app, or a friend's advice. With the rules shifting and so many misconceptions out there, it's never too early to talk to a professional loan officer for advice on credit, budgeting, and what it would take to qualify for a mortgage. You may be closer to owning a home than you think.