Buying a home does not feel easy right now. Mortgage rates are higher than most buyers would like. Home prices still feel elevated. And depending on which headline you read, the housing market is either stabilizing, stalling, or about to take off again.

It is no surprise that many buyers across Raleigh, Durham, Chapel Hill, and nearby communities are waiting for a clearer picture before making a move this year.

Mortgage rates have recently settled around 6.3 percent, dropping below 6.0 briefly on January 9th, and buyer activity has started to increase. That is encouraging. The bigger question is what this actually means for your plans in 2026 if you are considering buying a home.

Recently, Ryan Serhant, star of Netflix’s Owning Manhattan, shared his perspective on the housing market during an interview on FOX Business. His take cuts through a lot of the noise.

As Serhant put it, this is not a buyer’s market or a seller’s market. It's "nobody's market." It is a moment where many people feel unsure and hesitant because no one is quite sure what comes next.

If you are thinking about buying a home in Raleigh, Durham, Chapel Hill, Cary, or surrounding areas this year, here is how to interpret what is happening and how to move forward with confidence.

What is really happening with mortgage rates in 2026

Mortgage rates have come down from their highs in 2025, but they are not headed back to pandemic-era lows. According to Realtor.com forecasts, rates are expected to remain in the low six percent range in 2026.

Waiting for a dramatic drop could mean sitting on the sidelines longer than expected.

Serhant addressed this directly, explaining that ultra-low mortgage rates are not the new normal. Buyers waiting for three percent rates again may be waiting indefinitely under current economic conditions.

For buyers in Raleigh, Durham, and Chapel Hill, this means planning around today’s rate environment rather than hoping for yesterday’s.

Why strategy matters more than timing this year

Uncertainty affects both sides of the market. Buyers worry about affordability. Sellers hesitate because they are unsure where they would go next. As a result, many people are waiting for someone else to move first.

That hesitation can actually create opportunity for buyers who are prepared.

Rather than waiting for rates to fall further, today’s market rewards strategy. Serhant shared an example of a buyer who previously would not consider an adjustable-rate mortgage but chose one because it aligned with their shorter ownership timeline and monthly budget.

Not every financing option is right for every buyer. The key is understanding what is available and choosing what fits your goals in 2026.

Tools that may help buyers in the Raleigh and Durham area include:

• Adjustable-rate mortgages for buyers planning shorter stays
• Temporary rate buydowns that reduce monthly payments early on
• Seller credits to offset closing costs
• Expanding your search to include overlooked neighborhoods or home types

There are more viable paths to homeownership this year than many buyers realize.

Finding the right home in a hesitant market

One of the biggest risks for buyers right now is waiting for perfect clarity. In real estate, perfect certainty rarely shows up.

Serhant put it simply. Affordability is a real challenge, but if you are paying high rent, want to build equity, and are ready for ownership, buying this year can still make sense.

This is especially true in areas like Cary, Apex, Wake Forest, and Fuquay-Varina, where inventory has improved and buyers have more choices than they did previously.

The goal is not to predict the market perfectly. It is to build a plan that works for your budget, your timeline, and your long-term priorities in 2026.

Turning uncertainty into an advantage in 2026

This market may feel like nobody’s market, but that does not mean buyers are powerless. Buyers who understand their financing options, stay flexible, and act intentionally are still finding great opportunities across Raleigh, Durham, Chapel Hill, and the surrounding communities this year.

With the right approach, hesitation in the market can work in your favor.

If you are considering buying a home in 2026 and want help navigating mortgage rates, pricing, and timing, reach out to me here via email. I am always happy to talk through your options. Often, the biggest advantage is simply having a clear strategy and someone in your corner who knows how to help you execute it.

Thanks for reading!

Brandon