Author: The Caton Team - Realtors

Sabrina & Susan are native Californians - born and raised in the Silicon Valley with a passion for Residential Real Estate. A mother and daughter-in-law duo called - The Caton Team. With over 35 years of combined, local Real Estate experience and knowledge – would’t you like The Caton Team to represent you? Let us know how we can be of service. Contact us any time. Call | Text at: 650-799-4333 | Email Info@TheCatonTeam.com The Caton Team believes, in order to be successful in the San Fransisco | Peninsula | Bay Area | Silicon Valley Real Estate Market we have to think and act differently. We do this by positioning our clients in the strongest light, representing them with the utmost integrity, while strategically maneuvering through negotiations and contracts. Together we make dreams come true. The Peninsula is our backyard - let us help make it yours. We represent Buyer’s and Seller’s throughout the Bay Area. The Caton Team – Susan & Sabrina A Family of Realtors Effective. Efficient. Responsive. What can we do for you?

Home Sales To Remain in Low Gear as Balance Holds – Shared Article

In 2026, we expect a steadier housing market, but it’s not yet off to the races. Mortgage rates are forecast to average 6.3%, easing affordability pressures slightly, while home prices rise modestly by 2.2%. Existing-home sales should climb about 1.7% to 4.13 million, a small but meaningful gain from 2025’s near 30-year low. At the same time, for-sale inventory will continue to recover, up nearly 9% year over year.

I read this article HERE. By Anthony Smith

For homebuyers and sellers, the shift signals a more balanced market—one where price growth steadies, rate relief offers breathing room, and negotiating power tilts subtly toward buyers. Housing affordability improves as incomes outpace inflation, pushing the typical payment share of income below 30% for the first time since 2022.

Meanwhile, renters benefit from softening rents—especially in the South and West.

Forecast Table

	2026 Realtor.com Forecast	2025 Realtor.com Full-Year Expectations	2024 Historical Data	2013–19 Historical Average
Mortgage Rates	6.3% (avg); 6.3% (year-end)	6.6% (avg); 6.3% (year-end)	6.7% (avg); 6.7% (year-end)	4.0% (avg)
Existing-Home Median Price Appreciation (YoY)	+2.2%	+2.0%	+4.5%	+6.5%
Existing-Home Sales (YoY \| Annual Total)	+1.7% 4.13 million	+0.1% 4.07 million	-0.6% 4.06 million	+2.1% 5.28 million
Existing-Home For-Sale Inventory (YoY)	+8.9%	+15.2%	+15.2%	-3.6%
Single-Family Home Housing Starts (YoY \| Annual)	+3.1% 1.00 million	-4.3% 0.97 million	+6.9% 1.02 million	0.77 million
Homeownership Rate	64.8%	65.1%	65.6%	64.2%
Rent Growth	-1.0%	-1.4%	-0.6%	+5.2%

Home Sales Rise Modestly From Long-Term Lows

Existing-home sales are expected to edge up 1.7% in 2026 after a nearly flat 2025. Even with this modest rebound, existing-home sales will remain well below normal as high prices and financing costs continue to hold back demand.

If home sales eke out a gain in 2025, as anticipated, 2024 existing-home sales (4.06 million) will remain the record, 29-year low (in 1995, existing-home sales were 3,849,000). Looking ahead, we expect growth in home sales in 2026. Still, the improvement will be modest nationwide as familiar challenges—diminished affordability due to high prices and still-high mortgage rates—continue to weigh on homebuyers.

The mortgage rate lock-in effect—caused by market rates that are well above the rates on existing mortgages—has left many homeowners with a strong reason to stay put. In fact, recent data showed that 4 out of every 5 homeowners with a mortgage has a rate below 6%. The share has waned gradually, a trend that will continue in 2026. As a result, turnover will be limited with moves likely to be spurred by life necessities such as job or family changes.

Home Prices Climb, but Not in Real Terms

Home prices are expected to continue to climb in 2026, adding 2.2% for the typical home sold. These gains come on top of the 2% increase registered in 2025. However, inflation is expected to outpace these gains, with consumer prices likely growing more than 3%. That means real (inflation-adjusted) home prices will decline slightly for a second consecutive year.

This dynamic—nominal prices rising but real prices slipping—gradually improves affordability, even if it doesn’t feel like a dramatic shift to most buyers or sellers. Put simply, the sticker price of homes keeps going up, but the overall price level and incomes rise faster, meaning that it takes a smaller chunk of each paycheck to buy a home. The slow normalization process helps buyer incomes catch up.

Affordability Improves as Mortgage Rates Steady and Incomes Grow

Even though home prices are expected to go up, affordability is set to improve modestly in 2026. After higher-than-expected interest rates in most of 2025, mortgage rates finally relaxed in the second half of the year, dropping into the low 6% range. We expect the average 30-year fixed mortgage rate to remain roughly in this range throughout 2026, averaging 6.3%, as slowing economic growth and the end of the Fed’s quantitative tightening offset rising U.S. government debt and inflationary pressure that’s expected to be temporary. While this puts the average 30-year fixed mortgage rate on par with the last few months of 2025, it will mark a drop from 6.6% on average throughout 2025 as a whole.

The typical monthly payment to buy the median-priced home sold is expected to fall 1.3% year over year as home price growth moderates and mortgage rates drop on average. This will mark the first decline in monthly payments on average across the year since 2020. Furthermore, rising incomes, which should outpace inflation, give buyers more purchasing power, helping to shrink the share of a paycheck that has to be put toward the mortgage. The monthly payment to buy the typical home is expected to slip to 29.3% of median income, its first year below the 30% affordability threshold since 2022, when mortgage rates shot higher. The gains may be modest, but they mark an important shift toward better conditions for homebuyers.

For-Sale Inventory Recovery Slows, but Still Outpaces Sales

Even though we saw some sellers delist rather than accept disappointing terms in 2025, the housing inventory recovery continued. The number of active for-sale listings marked two years of consistent growth in October, and the pace of annual unsold inventory recovery is likely to match 2024. Nevertheless, the pace of recovery has slowed as the market approaches pre-pandemic norms, and we expect this to continue in 2026.

We project an 8.9% increase in active listings in 2026, marking a third consecutive year of gains. The pace of improvement has slowed, however, as the market edges closer to pre-pandemic norms. By year’s end, nationwide inventory levels are expected to remain roughly 12% below pre-2020 averages, an improvement from a 19% gap in 2025 and nearly 30% in 2024.

The national housing market will remain in balanced territory in 2026, averaging 4.6 months of supply across the year. Even so, momentum in the housing market is expected to tilt toward buyers as a more substantial growth in the number of homes for sale than homes sold shifts the balance of supply and demand. Housing affordability will remain a stumbling block for many, especially younger and first-time buyers, but negotiating power is expected to improve.

National Rent Softening Creates Mobility Opportunities Concentrated in the South and West

Renters are likely to see continued relief from declining rents in 2026, as a robust multifamily construction pipeline adds to rental supply and helps drive rents down. With more new units entering the market, vacancy rates are expected to approach—or even exceed—the long-term average of 7.2% observed between 2013 and 2019 by the end of 2026.

With rents declining for over two years and trends expected to continue in 2026, renter mobility is set to rise as more renters seek affordable housing or upgrades. Renters can find opportunities in markets such as Las Vegas, NV, Atlanta, GA, and Austin, TX, which have experienced the largest price drops from their peaks. At the same time, cross-market rental demand is expected to remain strong in metros like Raleigh, NC, and Richmond, VA, both emerging as top destinations for recent college graduates seeking affordability and career opportunities, as well as in Nashville, TN, which ranks among the nation’s top rental markets.

However, regional trends are expected to be a factor in the rental market in 2026. For renters living in expensive, high-density markets such as New York City, elevated rents will continue to pose significant affordability challenges. Even with rent freezes citywide—a policy preferred by Mayor-elect Zohran Mamdani—and sustained income growth, it would take decades—not years—for rents in New York City to become truly affordable.

New-Construction Trends

New-home construction has faced headwinds in 2025, from new tariffs on lumber and home finishings to a pullback in buyer demand resulting from high mortgage rates and low consumer sentiment. Builders have responded by pulling back on permitting and starting new projects at the same time that they push to sell completed inventory by offering incentives to buyers like mortgage rate buydowns and cash at closing.

New construction has emerged as an affordable alternative to resale homes, with the price per square foot of new builds actually falling below that of existing homes. With the number of newly built homes for sale near an all-time high, builders are motivated sellers—and they provide healthy competition to sellers in the resale market. The inventory of existing homes for sale is lacking low-priced, entry-level options in many markets, so builders are likely to continue to fill that gap, offering smaller and more affordable homes such as townhomes and rowhomes, which have been growing in popularity.

The Economy Continues To Grow Even as It Shows Strains From a Period of Rapid Adjustment

Nominal economic growth in 2025 slowed modestly as the economy weathered sizable changes to trade, immigration, and tax policy. The slowdown moved real, after-inflation economic growth back to trend from a period of above-trend growth. A similar on-trend economic performance is expected in 2026.

Inflation, which has been a thorn in the economy’s side for nearly a half-decade, reached a significant low point in spring—headline inflation hit 2.3%, per the consumer price index. This progress wasn’t sustained, however, and inflation picked back up as new tariffs affected the costs of goods, a trend we expect to see in 2026.

As economists debate the degree to which the Fed needs to respond or look through these price shifts, wages have continued to outpace inflation, creating real additional spending power for consumers. This has enabled household budgets to continue to catch up from the recent inflation-driven squeeze.

But a softening jobs market driven by companies paring back hiring and in some cases shrinking their workforce as they plan to right-size in the face of expanding AI capabilities and investment has put a question mark on whether wage growth will continue with the same strength.

Our outlook for 2026 expects median household income growth of more than 3.6%, which is just expected to exceed inflation, as it edges back up past 3%. Unemployment, which was at 4.3% in August, is expected to climb further, but not exceed 5% in 2026. In aggregate, consumers look to be in good shape, but lower-income and younger individuals may be more vulnerable as the labor market cools.

But Economic and Policy Risks Abound

The U.S. economy has weathered notable challenges in 2025, and several risks could cloud the 2026 outlook. Policy uncertainty around fiscal and trade measures may influence both inflation and consumer confidence. While the federal government has reopened, the recent shutdown caused some permanent economic loss, and the temporary nature of the continuing resolution means fiscal risk looms again at the end of January.

The possibility of a Federal Reserve policy misstep—either remaining too tight or easing prematurely—remains a key concern. Further, the Fed will experience a leadership transition as Jerome Powell’s chairmanship ends on May 15, 2026. A successor has yet to be named, although several candidates have been publicly discussed. The chair plays a strong role as the lead public voice of the Federal Open Market Committee, the body that makes monetary policy decisions, but the chair is also just 1 vote of 12, so the role’s impact on monetary policy is more indirect and will vary depending on the characteristics of the person who fills the role.

A softening labor market poses another risk: If job losses accelerate or wage growth stalls, consumer spending could weaken, potentially dampening both housing demand and economic growth. Additionally, inflation could fluctuate depending on how tariffs, energy costs, and global supply conditions evolve.

While a full-blown recession is not the base case, the economy is in a period of accelerated adjustment where a “misshift” in policy or sentiment could cause a temporary setback that would have implications for the housing market.

Housing Perspectives

What will the market be like for homebuyers, especially first-time homebuyers?

Homebuyers will see modest improvement in their bargaining power in 2026, as affordability and inventory inch higher, building on the gains they saw in 2025. Although the national housing market will remain in balanced territory, there will be substantial regional variation. Already in 2025, at least seven major housing markets have crossed into buyer-friendly territory, and that list is likely to grow in 2026. This doesn’t mean that the housing market will be “easy” for buyers, but we do expect to see more sales in 2026, a sign that more buyers will be able to successfully navigate the market’s challenges.

How can homebuyers prepare?

As affordability remains a top concern, buyers want to be financially ready to find success in the 2026 housing market, and that means not only knowing your budget numbers but also understanding the market norms and cheat codes. Where will extra financial effort pay off, and which goals are not worth pursuing?

Recent data shows that down payments have leveled off as some of the market competitiveness releases pressure to compete here. Buyers don’t need a record-high amount of cash to successfully buy a home, but the down payment size can still affect monthly housing costs. A larger down payment can reduce monthly costs by lowering the amount borrowed and also the mortgage rate buyers may be able to secure. Research shows that even as the typical homebuyer does not get all the way to a 20% down payment, those who are close to that threshold will see a big drop in their mortgage rate if they meet the 20% target.

New construction is another option to consider, especially for buyers in the South and West, where builders have been particularly active. As builders see the number of for-sale homes climb, they are trying to compete and are increasingly offering incentives to help buyers get to the closing table. A recent Realtor.com® study showed that mortgage rate buydowns—when a builder offers special, below-market rate financing—are among the most commonly offered buyer incentives.

Buyers in the Northeast and Midwest may find new construction harder to come by since it generally comprises a smaller share of for-sale listings in these regions. However, metros in these regions tend to have more abundant fixer-uppers. Buying a home that needs work isn’t without challenges, but it may be a move to consider for those with skills and the readiness for a project.

What will the market be like for home sellers?

In 2025, sellers faced a year of rising home inventory and sluggish sales. These trends combined to nudge the housing market away from a seller’s market to a balanced market for the first time in nine years, as we anticipated in our 2025 housing forecast. This momentum is likely to continue in 2026, when sellers will face a market moving even further into balanced territory.

Sellers who definitely want to sell will want to pay attention to the competition when setting a price, and they may need to be prepared to adjust expectations based on market feedback. The degree of adjustment will depend on their geography and their price point. Recent data shows that price cuts are somewhat more common among lower-priced homes, and comparatively rare among homes priced above $1 million.

Sellers who list, but are inflexible on price or other terms, may not find a buyer willing to meet them. An increasing number of sellers in 2025 chose to delist and walk away from the market, and this trend could continue in 2026. Fortunately, the lengthy average tenure among today’s homeowners suggests that many are in a position to walk away with good money if they were to choose to sell.

One source of demand that has remained relatively steady comes from investors who comprise just over 1 in 10 homebuyers in the most recent quarter nationwide, and up to twice that share in some metros.

What will the market be like for renters?

In 2026, rental supply is expected to continue outpacing demand, driving down rents and increasing renter mobility—especially cross-market rental demand. While more new multifamily units are anticipated to enter the market, a slowdown in permitting activity—potentially linked to tariffs on construction materials—could pose headwinds to future rental supply growth and exert upward pressure on rents.

Nevertheless, rental affordability is expected to continue improving in 2026, making renting a consistently cost-effective option compared with buying in the short term across most markets. Young adult renters, who lack access to historically high home equity to purchase a home, could take advantage of this trend by searching for more budget-friendly options and saving money in the process.

When evaluating housing options, it’s important to consider both market trends and how long you plan to stay in your next home. The Realtor.com Rent vs. Buy Calculator helps individuals and families compare the costs and benefits of renting versus buying, showing how long it may take before buying becomes the more financially advantageous choice. By providing tailored insights, the tool helps users weigh current and future trade-offs.

Local Market Predictions

All real estate is local, and while the national trends are instructive, what matters most is what’s expected in your local market. See below for a list of the largest metro sales and price growth predictions in 2026.

Metro	2026 Sales Growth % YoY	2026 Price Growth % YoY
Akron, Ohio	0.6%	5.1%
Albany-Schenectady-Troy, N.Y.	-4.1%	7.5%
Albuquerque, N.M.	-4.3%	3.5%
Allentown-Bethlehem-Easton, Pa.-N.J.	-13.6%	5.9%
Atlanta-Sandy Springs-Roswell, Ga.	-3.5%	-0.1%
Augusta-Richmond County, Ga.-S.C.	-4.9%	1.3%
Austin-Round Rock, Texas	-7.0%	2.0%
Bakersfield, Calif.	1.8%	4.3%
Baltimore-Columbia-Towson, Md.	-2.6%	8.3%
Baton Rouge, La.	7.1%	2.2%
Birmingham-Hoover, Ala.	0.0%	6.2%
Boise City, Idaho	3.7%	-0.8%
Boston-Cambridge-Newton, Mass.-N.H.	4.7%	2.6%
Bridgeport-Stamford-Norwalk, Conn.	1.0%	6.9%
Buffalo-Cheektowaga-Niagara Falls, N.Y.	-0.2%	1.9%
Cape Coral-Fort Myers, Fla.	-0.8%	-10.2%
Charleston-North Charleston, S.C.	-7.6%	3.3%
Charlotte-Concord-Gastonia, N.C.-S.C.	-2.4%	1.1%
Chattanooga, Tenn.-Ga.	0.4%	5.6%
Chicago-Naperville-Elgin, Ill.-Ind.-Wis.	-2.3%	4.4%
Cincinnati, Ohio-Ky.-Ind.	-3.2%	3.1%
Cleveland-Elyria, Ohio	-2.0%	6.3%
Colorado Springs, Colo.	-4.2%	-0.4%
Columbia, S.C.	0.3%	7.2%
Columbus, Ohio	-2.1%	4.0%
Dallas-Fort Worth-Arlington, Texas	-5.4%	1.8%
Dayton, Ohio	-1.3%	6.3%
Deltona-Daytona Beach-Ormond Beach, FL	-0.5%	-3.6%
Denver-Aurora-Lakewood, Colo.	-2.9%	-3.4%
Des Moines-West Des Moines, Iowa	-4.7%	-0.9%
Detroit-Warren-Dearborn, Mich	-1.2%	4.2%
Durham-Chapel Hill, N.C.	1.0%	2.9%
El Paso, Texas	-7.0%	2.8%
Fayetteville-Springdale-Rogers, AR	0.5%	6.3%
Fresno, Calif.	2.1%	2.8%
Grand Rapids-Wyoming, Mich	6.9%	3.7%
Greensboro-High Point, N.C.	-10.9%	4.4%
Greenville-Anderson-Mauldin, S.C.	-8.1%	3.1%
Harrisburg-Carlisle, Pa.	1.0%	4.0%
Hartford-West Hartford-East Hartford, Conn.	7.6%	9.5%
Houston-The Woodlands-Sugar Land, Texas	-0.6%	0.4%
Indianapolis-Carmel-Anderson, Ind.	-6.4%	6.6%
Jackson, MS	-0.4%	4.6%
Jacksonville, Fla.	-6.9%	-1.4%
Kansas City, Mo.-Kan.	1.7%	5.4%
Kiryas Joel-Poughkeepsie-Newburgh, NY	-10.8%	0.7%
Knoxville, Tenn.	-6.4%	3.9%
Lakeland-Winter Haven, Fla.	1.5%	-0.2%
Las Vegas-Henderson-Paradise, Nev.	-2.5%	0.6%
Little Rock-North Little Rock-Conway, Ark.	3.9%	4.6%
Los Angeles-Long Beach-Anaheim, Calif.	1.8%	1.8%
Louisville/Jefferson County, Ky.-Ind.	5.1%	3.5%
Madison, Wis.	2.7%	2.2%
McAllen-Edinburg-Mission, Texas	3.3%	4.6%
Memphis, Tenn.-Miss.-Ark.	-7.7%	1.8%
Miami-Fort Lauderdale-West Palm Beach, Fla.	-7.1%	1.1%
Milwaukee-Waukesha-West Allis, Wis.	3.5%	7.0%
Minneapolis-St. Paul-Bloomington, Minn.-Wis.	3.8%	1.2%
Nashville-Davidson–Murfreesboro–Franklin, Tenn.	-3.5%	0.5%
New Haven-Milford, Conn.	2.3%	7.7%
New Orleans-Metairie, La.	-4.4%	5.8%
New York-Newark-Jersey City, N.Y.-N.J.-Pa.	-4.4%	5.2%
North Port-Sarasota-Bradenton, Fla.	0.8%	-8.9%
Oklahoma City, Okla.	-6.1%	1.1%
Omaha-Council Bluffs, Neb.-Iowa	3.1%	-0.4%
Orlando-Kissimmee-Sanford, Fla.	-4.7%	-1.6%
Oxnard-Thousand Oaks-Ventura, Calif.	2.5%	0.9%
Palm Bay-Melbourne-Titusville, Fla.	1.6%	-1.0%
Philadelphia-Camden-Wilmington, Pa.-N.J.-Del.-Md.	-5.1%	5.7%
Phoenix-Mesa-Scottsdale, Ariz.	4.9%	-2.3%
Pittsburgh, Pa.	4.0%	5.7%
Portland-South Portland, Maine	4.7%	4.6%
Portland-Vancouver-Hillsboro, Ore.-Wash.	-2.5%	0.2%
Providence-Warwick, R.I.-Mass.	7.1%	4.1%
Raleigh, N.C.	-4.4%	-3.7%
Richmond, Va.	3.6%	6.9%
Riverside-San Bernardino-Ontario, Calif.	-1.4%	1.5%
Rochester, N.Y.	5.3%	10.3%
Sacramento–Roseville–Arden-Arcade, Calif.	1.5%	-3.3%
St. Louis, Mo.-Ill.	2.2%	3.1%
Salt Lake City, Utah	4.2%	1.7%
San Antonio-New Braunfels, Texas	0.4%	0.2%
San Diego-Carlsbad, Calif.	2.3%	0.7%
San Francisco-Oakland-Hayward, Calif.	2.5%	-2.5%
San Jose-Sunnyvale-Santa Clara, Calif.	0.0%	0.7%
Scranton–Wilkes-Barre–Hazleton, Pa.	-6.2%	10.9%
Seattle-Tacoma-Bellevue, Wash.	4.2%	-0.3%
Spokane-Spokane Valley, Wash.	8.1%	-3.5%
Stockton-Lodi, Calif.	-5.7%	-4.1%
Syracuse, N.Y.	-5.7%	12.4%
Tampa-St. Petersburg-Clearwater, Fla.	-3.1%	-3.6%
Toledo, Ohio	-1.2%	13.1%
Tucson, Ariz.	-1.5%	-0.5%
Tulsa, Okla.	2.2%	2.3%
Urban Honolulu, Hawaii	2.3%	2.6%
Virginia Beach-Norfolk-Newport News, Va.-N.C.	-3.6%	6.6%
Washington-Arlington-Alexandria, DC-Va.-Md.-W. Va.	-1.3%	5.1%
Wichita, Kan.	-3.2%	3.1%
Winston-Salem, N.C.	-0.2%	7.7%
Worcester, Mass.-Conn.	12.6%	2.4%

Methodology

The Realtor.com model-based forecast uses data on the housing market and overall economy to estimate values for these variables for the year ahead. The forecast result is a projection for annual total home sales increase (total 2026 existing-home sales vs. 2025) and annual median home sales price increase (2026 median existing-home sales price vs. 2025).

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We Asked Designers for the Countertop Colors That Instantly Upgrade a Kitchen—And They Chose These 4 – Shared Article

Key Points

Simple updates—refinishing, adhesive covers, curated styling—transform countertops on a budget.

Designers are leaning into nature-inspired countertop colors like earthy greens, creamy beiges, and blue-grays.

Black countertops remain a top pick for their sleek, high-impact look.

I read this article HERE. By Cori Sears

When it comes to creating a kitchen that feels fresh, inviting, and effortlessly stylish, the countertop color you choose can make all the difference. From warm neutrals to bold, dramatic tones, designers are embracing a wide range of hues that reflect both personality and practicality. With 2026 nearly upon us, countertop trends are shifting toward nature-inspired palettes, tactile finishes, and unexpected color pairings that redefine what “classic” really means. But there are some countertop colors that designers turn to again and again—despite the changing tide of trends—when they’re looking for a fresh, modern, and sophisticated kitchen look.

We spoke to three professional interior designers to find out which countertop colors they consider their favorites for instantly upgrading a space—and their answers surprised us. Find out their top four picks, along with their expert predictions for the next wave of countertop color trends ahead of the new year.

Meet the Expert

Samantha Tosti is an interior designer, and the co-founder of design and woodworking firm Tosti Design.
Reanna Channer is the founder of Design to Elevate, a Seattle-area interior design studio.
Brittny Button is the founder and principal designer of Button Atelier, an interior design firm based in Los Angeles, California.

Countertop Colors That Upgrade a Space

Kitchen with black slab countertops. — Credit: Button Atelier

According to interior designers, these four countertop colors are their go-tos for creating modern yet classic spaces that feel elegant and livable.

Want more design inspiration? Sign up for our free daily newsletter for the latest decor ideas, designer tips, and more!

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Black

Black is always a timeless choice for countertops. It’s sleek, sophisticated, and versatile, pairing well with various cabinet colors and design styles. Plus, you can find it in a number of unique materials and finishes. From luxurious black marble and soapstone to more affordable choices like granite or laminate, there’s no shortage of ways to add this sleek countertop color to your kitchen.

Blue-Gray

Blue may not be the first color that comes to mind when you think of countertops, but designers agree it can be a timeless and sophisticated choice. The key, they say, is to choose natural stone slabs with hints of subtle color. Think: blue-gray quartzite (Cielo or Fusion quartzite, for example), slate blue quartz, and marble with subtle blue veining.

If you’re up for something a little more vibrant, interior designer Samantha Tosti says that Azul Do Mar quartzite is another great option as well.

Earthy Greens

Earthy green hues continue to make a splash in the interior design world, and countertops are no exception. Like blue, designers say the key to incorporating green countertops in your space is to use the color sparingly, opting for subtle incorporations. When done right, earthy green hues can act as a neutral in your space, lending subtle yet dramatic color.

Quartzite is repeatedly mentioned by designers as the go-to in organic shades like sage, eucalyptus, and olive. Though it can also function as a neutral, this chic and unexpected color choice can make countertops pop, too—making them a standout feature within your kitchen.

Creamy Beige

White countertops have had their moment, but designers agree that creamy beige and off-white countertops are where it’s at if you’re going for a classic, timeless look. Once again, quartzite comes out as the enduring favorite among all three designers we spoke to, with Taj Mahal quartzite singled out as one of interior designer Reanna Channer’s favorites. “It truly is the chameleon of all countertops,” Channer says. “It’s warm beige tones mixed with soft grays creates a neutral palette that works seamlessly with almost any cabinet color, from rich burgundy to sage green or midnight blue.”

Opt for a honed or leathered finish rather than glossy to bring softness and a sense of grounding to your space.

Budget-Friendly Countertop Upgrades

A complete countertop renovation isn’t always in the budget, and that’s okay. If you’re looking to give your countertops a facelift without replacing them entirely, you have several options. According to design pros, these include refinishing, covering, and restyling. Countertops can be professionally refinished or tackled as a DIY project. For example, micro-resurfacing kits and epoxy overlays are excellent choices for laminate countertops, and professional re-honing can upgrade the finish of existing natural stone countertops.

Alternatively, you can cover your countertops using peel-and-stick adhesives (a good option for renters), tile, or even paint. “There are some incredible faux marble and quartz adhesives on the market. Look for ones where the pattern doesn’t repeat often, as this will trick the eye into thinking it’s real stone,” says Brittny Button, the founder and principal designer of Button Atelier.

Lastly, don’t discount the power of restyling your countertops to give them a fresh look. Ceramics, layered wood cutting boards, greenery, a well-styled tray, or even a small piece of artwork can instantly upgrade even the most dated countertop.

2026 Countertop Color Trends

Kitchen with striking blue-green countertop. — Credit: Tosti Design Inc / Nader Essa Photography

Interior color trends for 2026 are leaning warm, earthy, rich, and moody, and countertop colors are no exception. From warm neutrals to deep earth tones, designers agree that countertops in 2026 will strike a delicate balance between sophisticated and unexpectedly playful.

Green and blue-toned countertops, in particular, are a trend designers say to watch for in the new year. Though these colors have been popular with the world’s top designers for a few years now, we can expect more and more homeowners begin to embrace these earthy countertop colors, too. These grounding, timeless hues will be especially popular for natural stone countertops, such as quartzite. “Green quartzite like ‘Amazon’ has striking white veining and pairs perfectly with lighter woods, such as white oak cabinets,” says Channer.

Texture is another key element of countertop design in 2026. Leathered and soft-honed finishes will replace ultra-glossy finishes, and natural stone with movement and depth will replace flat, one-dimensional countertop materials.

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Water leak sensors could save you thousands – Shared Article

I read this article HERE. By Tim Brookes

You can fill your home with sensors that measure things like temperature, humidity, whether you left the garage door open, and who’s at home. Valuable as these are, there’s one sensor that stands head and shoulders above the rest in terms of the amount of money and hassle it can save you.

Best of all, you don’t necessarily need to set up a smart home system if you buy the right one.

Water leak sensors could save you thousands

A water leak in your home can be disastrous, especially if it occurs on an upper level. Water warps flooring, destroys electronics, and finds its way into every nook and cranny. Even if you can dry the place out, you’re looking at weeks of running heaters and dehumidifiers, and potentially moving out of your home in the interim.

That’s where water leak sensors come in. These tiny, battery-powered devices are some of the simplest home sensors you can buy. They typically feature two metallic contacts and are placed directly on a surface beneath a potential leak source. When a leak occurs, water bridges the connection between the two contacts and triggers an alert.

Best of all, you don’t necessarily need to set up a smart home system if you buy the right one.

Water leak sensors could save you thousands

This gives you a decent amount of warning to be able to rectify the problem by shutting off the water and fixing the leak. Like any smart home sensor that you place in your house, this gives you a useful trigger to play with that you can build automations around.

While some water leak sensors are pure smart home devices and only send a trigger to your smart home platform of choice, many also include a shrill audible alarm that makes them ideal for anyone who doesn’t yet have a smart home (or is still in the process of building one).

I’ve got three IKEA Badring ($13) water leak sensors in my house (kitchen, bathroom, and garage near the water heater), and I’m probably going to get another to detect roof leaks. They’re powered by a single AAA battery and have a speaker on them.

Don’t just buy them, automate them

Whatever water leak sensors you end up going for, make sure you set them up so that they perform their duty adequately. I use Home Assistant, which won’t necessarily alert you when a water leak sensor detects a leak. You’ll see the dashboard update, but unless you go out of your way to set up an automation then your sensor investment could be for nothing.

You can do this in Home Assistant’s dashboards under Settings > Automation & scenes using the “Create automation” button. Use the “Device” trigger to select your sensor, then use the “became moist” trigger and (if you want) specify a duration (or leave it blank to immediately send the alert).

Home Assistant water leak sensor trigger.

Now you can set up the “Then do” actions, like sending a critical alert to your Home Assistant companion app, sounding some sort of alarm on your smart speakers, flashing the lights—whatever you think you’ll need to get ahead of the problem.

Conversely, I’ve mirrored my Home Assistant setup to Apple Home, which automatically triggers alerts for me. Apple Home goes as far as sounding a critical alert whenever a leak is detected, which means the notification overrides any Focus modes I’m in and makes an audible alert on my devices.

Once you’ve set up your automation, it’s a good idea to test it out. You can do this by bridging the gap between the two contacts using your fingers or a piece of wet paper towel. Make sure you let other household members know that you’re performing a test!

Got the IKEA Badring sensors? You might have an issue “resetting” them after an alert (I’ve noticed this in Home Assistant and Apple Home). To clear the leak, dry the detector, and then try shorting the sensors again three times in quick succession.

Pair sensors with a shut-off valve for best results

Smart homes are at their best when they’re fully automated systems, which is where automatic shut-off valves come in. By adding one of these to your home, you can trigger an automatic shut-off whenever you detect a water leak. You’ve got a few different models to choose from, like the EcoNet Bulldog Valve Robot ($215), which uses Z-Wave, and the YoLink FlowSmart range, which allows you to pair a sensor directly with the shut-off valve to avoid the middleman.

You can pick between in-line valves and robots designed to turn existing valves. In-line solutions will require a more involved install, whereas robots that turn your existing water shutoff valve are an easier DIY solution. Since these motors need to be strong enough to move a valve, they’ll need to be connected to mains power.

One last tip is to set up some sort of yearly reminder to test your sensors, check battery levels, and replace anything that’s not working as necessary. This goes for all the sensors in your house, especially any you use to trigger a home alarm system.

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5 key steps before you begin a home search – Shared Article

I read this article HERE. By Javan Yoder

Buying a home for the first time can be a rewarding experience. A home is an investment and place for you and your family to call your own. There are many steps involved in purchasing a home. Before you fall in love with a property or contact a real estate agent, it is important to make sure your finances are in order. To help your home purchase go smoothly, you should know where you stand financially. To help you assess your financial fitness for your home purchase, consider the following:

Check your credit score. An important first step is checking your credit score. Your score will help you determine the financing options available to you and your score will impact your mortgage terms. Lenders check credit scores to determine if a borrower has a record of on-time payments to gauge the likelihood of repaying the mortgage. The higher your credit score, the more financing options and lower interest rates will be available to you.

Set a realistic budget. How much house can I afford is one of the first questions first-time home buyers ask themselves. Experts say that your total monthly home expenses should not exceed more than one-third of your gross monthly income. As you prepare a budget, make sure to include your estimated housing costs and down payment. Your estimated housing costs should not only include your mortgage payment but also other factors such as your estimated annual property taxes, home insurance and loan terms (how long you would like to pay off your mortgage).

Shop around for a mortgage rate. To secure the best financing deal for your new home, make sure to shop around for a home loan. Comparing costs may save you a significant amount of money in the long run. If you need assistance, a mortgage lender can help provide guidance on the various loan options available. There are several types of mortgages available, including FHA, conventional, adjustable rate, and fixed rate. You’ll need to learn more about each mortgage to figure out which option works best for you.

Know your down payment options. The longstanding first-time home buyer myth is that you need a 20-percent down payment to purchase a home. There are several loan programs and options available to allow buyers to move forward with purchasing a home with a smaller down payment. Determining how much you should put down is a personal decision based on your financial status.

Get pre-qualified or pre-approved for a mortgage. While the terms seem interchangeable, they vary in terms of purchasing a home. If you get pre-qualified for a home, you’ll learn how much money you will be able to borrow based on your financial profile, which includes a credit check. When you pre-qualify, you learn more about your financial readiness and will get an introduction to the mortgage options available to you. To get pre-approved for a mortgage, you provide more details about your financial status to a lender as well as a credit check. After the lender verifies your information, you will receive a letter of the amount and type of mortgage available to you. In a competitive real estate market, a pre-approval letter shows sellers and real estate agents that you are a serious buyer ready to make an offer on a home.

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8 Home Renovation Financing Options to Consider – Shared Article

Home renovations can transform your living space, enhance your home’s value, and improve your quality of life. However, they often come with a hefty price tag and can sometimes be overwhelming.

Finding the right financing is crucial, whether you’re planning a small upgrade or a full-scale remodel. This guide will discuss the top home renovation financing options and provide tips for making an informed decision.

Assessing Your Renovation Costs

Before deciding on a financing option, you will want to really understand how much your project will cost.

Get Estimates: Consult contractors (it is best to talk to a few) for detailed quotes.
Plan for Unexpected Costs: Add 10–20% to your budget for surprises.
Define the Scope: Prioritize necessary work, like structural repairs, over cosmetic upgrades.

Once you have a clear budget, you can explore funding solutions that fit your financial situation.

Top Home Renovation Financing Options

Here are the top home renovation financing options to consider if you have a home project in your future.

1. Savings

Using your savings is the simplest and most cost-effective way to fund a renovation. If you really want to make a renovation happen, give yourself 6 months to a year or so and save up for it, get quotes and then you can confidently go into your home renovation project feeling good.

Pros: No interest or fees. Complete control over spending.
Cons: May deplete emergency funds. Limited by the amount saved.

If your renovation is relatively small and you’ve saved enough, paying out-of-pocket may be the best option. Obviously everyone has a different budget, and sometimes things happen unexpectedly, and savings might not be a viable option, which is why there are other financing options below.

2. Home Equity Loan

A home equity loan lets homeowners borrow against their existing home’s equity.

How It Works: You receive a lump sum and repay it in fixed monthly installments over a set period.
Pros: Low, fixed interest rates. Predictable payments.
Cons: Your home is collateral; missing payments could lead to foreclosure.

This option works well for larger renovations that require a significant upfront payment. It is also great for homeowners who have lived in their homes for a long time and have excess cash they can use to upgrade them.

3. Home Equity Line of Credit (HELOC)

A HELOC is similar to a credit card. It allows you to borrow as needed up to a specific limit based on your current home’s equity.

How It Works: Borrow funds during a “draw period” and repay during the “repayment period.”
Pros: Flexible borrowing. Lower interest rates than other options (i.e. personal loans or credit cards).
Cons: Variable interest rates may lead to higher payments.

HELOCs are ideal for projects with uncertain costs, like renovations that may expand in scope.

4. Cash-Out Refinance

Refinancing your mortgage and taking out cash for renovations is another option. This only makes sense if the current rate is much lower than your existing rate; the general rule of thumb is if it is at least 1% lower.

How It Works: It replaces your existing mortgage with a new one for more than you owe and keeps the difference.
Pros: Lower interest rates than most loans. Consolidates mortgage and renovation financing.
Cons: Higher monthly mortgage payments or longer loan terms.

This option is best for homeowners who can secure a better interest rate than their existing mortgage.

5. Personal Loans

Personal loans don’t require collateral and can be used for any purpose, including home renovations and can be a great option for flexible homeowners looking for an easy way to access money but are willing to take some time to pay the loan back.

How It Works: Borrow a lump sum and repay in fixed installments over 1–7 years.
Pros: No need for home equity. Quick approval and funding.
Cons: Higher interest rates than secured loans.

Consider personal loans for smaller projects or if you don’t have enough home equity.

6. Credit Cards

Credit cards can be a convenient way to fund small or immediate expenses, but they should be one of the last options. Do the math on your borrowing amounts, as the interest payments could be costly.

Pros: Easy access to funds. Rewards or cash-back opportunities.
Cons: High interest rates if balances aren’t paid off quickly.

This option is suitable for minor renovations but should be avoided for large projects to prevent accumulating debt.

7. Government Loans and Grants

Depending on where you live and the type of renovation you are looking to do, you may qualify for government programs.

Options Include: FHA 203(k) loans, VA renovation loans, or energy efficiency grants.
Pros: Favorable terms, including low interest rates or partial forgiveness.
Cons: Eligibility requirements and strict guidelines on how funds can be used.

Research federal, state, or local programs that align with your renovation needs.

8. Contractor Financing

Some contractors offer financing plans to their customers.This is important to ask about when you review different types of contractors in your research and budgeting stage.

How It Works: Contractors partner with financial institutions to provide loans or payment plans.
Pros: Streamlined process; no need to seek external financing.
Cons: Higher rates than traditional loans in some cases.

Carefully review terms and compare them with other financing options before committing.

Choosing the Right Financing Option

When evaluating your choices, consider the following factors:

Interest Rates: Lower rates save you money over time.
Loan Terms: Shorter terms reduce total interest but increase monthly payments.
Risk: Understand the risks of secured loans, such as losing your home if you default.
Eligibility: Some options require a high credit score, income proof, or sufficient equity.
Flexibility: Flexible options like HELOCs suit projects with variable costs.

Tips for Managing Renovation Financing

Shop Around: Compare offers and borrowing options from multiple lenders to find the best terms.
Check Your Credit: A higher credit score often leads to better interest rates.
Create a Payment Plan: Budget for monthly payments to avoid financial strain.
Avoid Overborrowing: Only borrow what you need to avoid unnecessary debt.
Track Spending: Keep receipts and invoices to ensure your project stays on budget.

Renovation Financing FAQs

Here are a few of the most commonly asked questions regarding home renovation financing options.

Can I combine financing options?

Yes. For example, you can use savings to finance part of the project and the rest through a HELOC or loan.

What if I can’t afford monthly payments?

Consider delaying your renovation until you save more or focus on smaller projects that fit your budget.

Do renovations always increase home value?

Not all projects offer a high return on investment. Focus on value-adding upgrades like kitchen remodels, bathroom improvements, or energy-efficient updates.

Borrow Responsibily

Financing a home renovation can feel daunting, but the right approach can make your dream project a reality. Whether you choose savings, loans, or other options, carefully evaluate the costs, risks, and benefits of each. By selecting the right financing method and sticking to your budget, you can improve your home while maintaining financial stability.

Transform your home with confidence—start planning your renovation today!

I read this article HERE.

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The Caton Team believes, in order to be successful in the San Fransisco | Peninsula | Bay Area | Silicon Valley Real Estate Market we have to think and act differently. We do this by positioning our clients in the strongest light, representing them with the utmost integrity, while strategically maneuvering through negotiations and contracts. Together we make dreams come true.

A mother and daughter-in-law team with over 35 years of combined, local Real Estate experience and knowledge – wouldn’t you like The Caton Team to represent you? Let us know how we can be of service. Contact us any time.

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Housing supply shortage awaits ‘generational relay’ – Shared Article

Longstanding housing supply shortages across the U.S. erode first-time homebuyers’ ability to enter the market by increasing competition for available inventory, which helps maintain elevated home prices.

The effects of this supply-demand imbalance are varied.

Homeowners have amassed record levels of home equity, estimated by the Federal Reserve Bank of St. Louis to top $48 trillion as of the fourth quarter of 2024 — $11.5 trillion of which was “tappable” as of the second quarter of 2025, per ICE Mortgage Technology. At the turn of the 21st century, total home equity was just $7.1 trillion.

I read this article HERE. By Ryan Kingsley

The average age of first-time homebuyers is also rising, with new entrants to the market needing to be wealthier than their parents were when they purchased their first home.

In the 1980s, the average first-time homebuyer was in their late 20s. From 2023 to 2024, the average age rose from 35 to 38, according to the National Association of Realtors. The average age of repeat buyers rose to 61 in 2024 from 58 the year prior, as older owners delayed downsizing.

Homeowners in 2025 are holding onto properties for twice as long as they were before the 2008 financial crisis. The average time between a home’s purchase and its sale stretched to more than eight years last quarter, from roughly four years in late 2004.

However, these homeownership dynamics are on the cusp of a generational shift that may provide gradual relief to younger generations, as older homeowners release tens of millions of homes into the market over the next two decades.

The real estate market analytics and title insurance provider First American Corp. calls this a “generational relay” in a new report examining these tidal changes to homeownership rates and generational housing access.

From 2025 to 2060, the total number of U.S. households is projected to grow approximately 13% to 17.9 million, while the number of homeowner households is expected to climb 8.2% to 8.2 million.

In the near term, millennials and Generation Z buyers will benefit from “late-life moves” by baby boomers driving a compounding, “durable release of inventory,” according to First American.

Aging-in-place trends that have slowed housing turnover, facilitated by medical and technological advancements enabling aging homeowners to live independently longer, will inevitably yield to health, accessibility and family pressures, the report says.

“As older households age out of homeownership, prime, centrally located neighborhoods will reopen to younger families, fueling both demand and opportunity,” notes Sam Williamson, senior economist at First American.

For now, however, homeownership for younger generations has been delayed. The impacts of economic and affordability shocks from the 2008 financial crisis to the COVID-19 pandemic have meant “renting has become the default for longer,” according to the First American report.

Later marriage and child-rearing — key life events that drive the rent-to-own transition — have amplified these trends, a result of younger generations’ heightened focus on education and career development.

First American forecasts boomers’ housing footprint to shrink to 1.5 million households by 2060 after reaching a high-water mark of 39.9 million households, 31.1 million homeowners and a homeownership rate of around 78% in 2025.

At around 35 million households, Generation X follows boomers as a smaller generation entering its peak income-earning years from 2025 to the mid-2040s, forecasted to grow its homeownership rate to around 75% by 2040, at which point they will shift to net sellers.

The so-called “great housing handoff” that First American anticipates represents a long-term supply-demand correction that could ease price pressures on younger buyers.

“Zoom out from the cohort stories and the next 35 years look less like a surge and more like a generational relay,” says Williamson. “By 2060, these cohorts will represent a deep bench of future buyers, extending the generational handoff into the second half of the century.”

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Affordable Housing Is Leading the Way on Innovative Design – Shared Article

I read this article HERE. By Jon Hagar

Across the United States, we find ourselves in the midst of a growing housing crisis that demands more speed, more units, and more support, even while funding grows harder to secure. In this environment, one might expect design that reflects pure pragmatism and utility, especially for affordable housing. And yet it is in this income-restricted housing that we are seeing some of the most exciting lessons in design for connection, community resilience, and healing.

From priorities and policy to design and resource use, affordable housing has become a laboratory for some of the most innovative thinking in housing today. What makes housing in this sector so different, and why should market-rate housing developers take note?

A Longer Horizon Supports Better Design

To start, affordable housing developers typically operate under a unique set of priorities. Though accountable to lenders and financing partners, their success is measured by more than financial metrics or lease-up, the period when new buildings are filled with tenants and begin generating revenue.

These developers, often mission driven, plan to own and operate properties for decades. They have every incentive to invest in durability, efficiency, and occupant wellness. Instead of prioritizing rapid lease-up, return on investment is measured in lifecycle costs, resident health, and long-term resilience.

This shift shows up in the details. Long-term projects justify high-performing HVAC systems and building exteriors that improve insulation and energy performance, along with sustainable materials, because developers know those choices will pay dividends in reduced maintenance, lower operating costs, and healthier indoor environments.

At Forge Craft Architecture + Design, where I serve as principal and director of affordable housing, we’ve seen firsthand how this dynamic changes our conversations as a Texas-based firm specializing in supportive and sustainable housing. For mission-driven developers, discussions typically begin not with “how do we make this project pencil out?” but with “what will make this building safe, healthy, and cost-effective to operate for decades?”

While these decisions may require more investment upfront, they ensure long-term building performance at a time when funding for operations and supportive services down the road is increasingly limited. These projects can serve as quiet anchors of resilience, lowering operating costs, improving resident health, and strengthening communities while also reducing environmental impact. In the face of increasing federal funding cuts to the Department of Housing Urban Development (HUD) and other housing programs, that kind of foresight matters more than ever.

Putting People at the Center

Because affordable housing communities are typically designed with specific audiences in mind—for example, single adults exiting homelessness, youth aging out of foster care, families escaping domestic violence, and folks rebuilding stability while managing mental health challenges—the design must recognize lived experiences and find creative, budget-friendly ways to build in additional supports.

Features that support both mental and physical health, like natural light, acoustic comfort, and thoughtful common spaces, are not seen as amenities, but as essential to occupant health and well-being. That might mean larger windows that bring daylight deep into hallways, shaded outdoor walkways that encourage movement and connection, and landscaping designed to provide both comfort and a sense of place.

Whether through direct engagement or close collaboration with nonprofit developers and service providers, residents in these design processes often have a seat at the table, sometimes for the first time. Research shows that participatory housing projects consistently lead to stronger satisfaction and outcomes. This has translated into design moves like locating on-site service offices near shared outdoor spaces to encourage everyday interaction, or creating flexible community rooms that can shift from after-school tutoring to adult wellness workshops. This approach reframes the role of the architect, replacing the idea of an abstract “user” of a structure with the lived experiences of real people, literally present for design discussions. It requires listening, flexibility, and humility. When we know the people who will call a place home and what they’ve told us they need, we as developers can move beyond aesthetics and functionality into advocacy.

Parker Lane offers 135 affordable family homes alongside a community learning center with programs for children and adults to promote health, education, and overall well-being.Source: Casey Dunn

When Forge Craft designed Parker Lane Apartments in Austin for the nonprofit Foundation Communities, we applied principles of trauma-informed design that stemmed directly from community input. Residents and service providers emphasized the importance of visibility and safety in shared spaces. In response, the open breezeway connecting residents was designed with clear sightlines so that people feel safe while doing laundry and retrieving their mail.

A Tool for Climate Resilience

As climate events grow more intense and the inequities intensify, we must treat housing as a tool for resilience—and affordable housing is leading the way. Driven by both policy and client goals, many projects in this space are moving beyond code minimums to embrace deep efficiency and electrification along with “passive house” principles, which produce airtight, highly insulated buildings that drastically reduce energy use.

These approaches have benefits beyond reducing greenhouse gas emissions. For residents on fixed or limited incomes, lower utility bills are a lifeline. For operators with thin margins, durable systems and predictable costs keep buildings working and viable. And for affordable housing developers trying to make financing work, lower utility expenses translate into higher net operating income and better debt-service coverage.

In a city like Austin, where grid failures have occurred during both winter and summer extremes, features like robust insulation and battery backup aren’t luxuries; they’re critical infrastructure. Affordable housing projects that meet passive house standards can stay comfortable without power for longer, helping vulnerable residents remain in place—and out of hospitals.

“Affordable housing is demonstrating that resilience doesn’t have to be a luxury; it’s a necessity.”

To meet this challenge, Forge Craft designed Zilker Studios, a 110-unit supportive housing community for single adults in Austin, in collaboration with Passive House Institute US. Its target net-zero readiness, custom energy protocols, efficient windows, and strategic solar shading dramatically reduce energy demand. At Rasmus-Temenos, a building in Houston that is located near a major highway, we employed triple-pane windows and high-performance envelopes not only for energy savings, but also to buffer noise and support trauma recovery for residents who had experienced homelessness.

Affordable housing is demonstrating that resilience doesn’t have to be a luxury; it’s a necessity. That’s why these buildings deserve to be held to a higher standard, and why the public sector must support them accordingly. Tools like the Low-Income Housing Tax Credit should be paired with deeper incentives for sustainability and health equity.

Beautiful Design Shifts Public Perception

Despite these advances, misconceptions about affordable housing persist. Too often, residents imagine these projects as monolithic blocks, disconnected from their neighborhoods. People question the impacts of these developments on property values or neighborhood character, rarely imagining that their neighbors—or they themselves—could live there.

The reality is that visual cues matter. Warm materials, articulated facades, and green space signal care and permanence, while beautiful, human-scaled housing communicates dignity and worth. Take Zilker Studios in Austin. We ultimately presented a well-designed building that preserved heritage oak trees, created a breezeway for social interaction, and added a distinctive landmark to the neighborhood, rather than a standard affordable housing development.

When affordable housing demonstrates that level of design and care—often exceeding what’s seen in traditional developments—it earns broader public support in zoning meetings, policy debates, and at the ballot box.

Designing with Care

Affordable housing that prioritizes long-term resilience and places human needs at the center of its design offers a blueprint for building communities rooted in equity and care. What sets this work apart is the way design decisions are made: not for speculation, but for stewardship; not for an investor’s exit, but for residents’ long-term well-being.

This work doesn’t happen in a vacuum. It requires supportive policy, reliable funding, and long-term commitment. That means expanding federal and state funding, increasing tax credits for mission-driven projects, and protecting HUD programs that support housing stability. It also means continuing to incentivize green building and resiliency programs such as Passive House.

The challenges are real. Rising construction and land costs are making it harder to deliver the housing that communities need most, and programs that fund trauma-informed services, sustainable building practices, and supportive housing are often the first to face reductions.

That is why housing professionals, civic leaders, and policymakers must treat affordable housing as an opportunity for building critical social infrastructure. The buildings we invest in today will shape community health and resilience tomorrow.

This level of care and design is not charity. It’s the baseline of dignity and support every person deserves, regardless of income or status.

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How Housing Became the Front Line of the K-Shaped Economy – Shared Article

I read this article HERE. By Allaire Conte

America’s housing market has split in two: High-earning buyers and sellers still have choices and leverage, while everyone else faces shrinking options and rising costs. It’s a divide that mirrors the broader K-shaped economy defining 2025.

After an economic shock, parts of the economy shoot upward—like the top arm of the letter “K”—while others slide downward, forming a sharp split. The result is a recovery that rewards wealth and punishes everything else, widening the divide between those who can wait out volatility and those living paycheck to paycheck.

Now, that split is showing up across the economy from retail spending to job growth. But nowhere is it more apparent than in housing, where rising listings and cooling prices mean very different things depending on which side of the market you’re on.

“Sellers at the top of the market can quite literally afford to be more patient and price anchored,” explains Jake Krimmel, senior economist at Realtor.com®.

That’s because these sellers have choices: multiple properties, cash flow to float multiple mortgages, and enough savings to wait for the best offer. The typical homeowner doesn’t. Most are selling the home they live in, and the clock starts ticking the moment they list.

“The average family needs to sell to buy, so they’re more likely to cut their prices in order to secure their next move,” adds Krimmel. “Sellers of luxury homes have the luxury of time.”

Where patience pays

Even as 22 state economies flirt with recession, the wealthiest homeowners are holding firm, buoyed by the same forces that define the top of the K-shaped recovery: concentrated wealth, diversified assets, and the luxury of time.

“California and New York, which together account for over a fifth of U.S. GDP, are holding their own, and their stability is crucial for the national economy to avoid a downturn,” explains Mark Zandi, chief economist at Moody’s Analytics.

Those two states—alongside other affluent metros in the Northeast—anchor the upper curve of the housing market, where job centers in finance, biotech, and health care continue to generate steady demand, according to a recent report from Cotality.

Data from the Realtor.com Luxury Housing Report reinforces that strength. Even as the national luxury benchmark dipped 0.5% in September to $1.24 million, top-tier listings are taking only slightly longer to sell—79 days versus 62 for median-priced luxury homes. That gap has held steady for nearly a decade, underlining the fact that even when the broader market cools, the upper tier slows without stalling.

Markets like Santa Barbara, CA, now the nation’s priciest luxury metro, and Bridgeport-Stamford, CT, continue to command multimillion-dollar thresholds, supported by buyers who can pay in cash. Nearly half of all homes priced above $2 million sold without financing this year—proof that liquidity itself has become the defining edge of the modern housing cycle.

Where risk rolls downhill

That stands in stark contrast to households on the lower half of the K-shape. Here, affordability has eroded and uncertainty underpins every decision.

“Much like the K-shaped trend seen in overall consumer spending—driven largely by higher-income groups—lower-income potential homebuyers are facing challenges due to an uncertain job market, sluggish wage growth, and worsening financial conditions,” says Dr. Selma Hepp, chief economist at Cotality.

The firm’s latest data show that 1 in 5 U.S. metros is now posting annual home-price declines—the largest share since mid-2023—while serious mortgage delinquencies are rising in several high-cost states, especially Florida, where once-booming markets like Tampa and Orlando are cooling fastest.

They’re concerning numbers made all the more confounding by the fact that lower home prices haven’t translated into a buying boom from those who have been on the sidelines for years.

Part of that discontent may stem from the fact that homebuying and homeownership costs are outpacing incomes. Escrow expenses are up 45% over the last five years, and real mortgage payments have jumped 72%, even after accounting for recent rate relief.

And even with cooling prices in some areas, three-quarters of the nation’s top 100 markets remain overvalued, according to Cotality’s Home Price Index.

The power of those pressures combined have priced out first-time and lower-income buyers despite a modest uptick in supply and recent softness in mortgage rates. So even as listings rise, the entry ramp remains blocked, and while the housing market looks like it’s opening a door from afar, it remains locked.

The diminishing middle

Part of the danger of a K-shaped economy is how it hollows out the very group that once held everything together: middle-income earners.

Once the backbone of both consumer demand and housing stability, middle-income earners have been shrinking for more than half a century. In 1971, about 61% of U.S. adults lived in middle-class households, according to the Pew Research Center. By 2021, that share had fallen to 50%, while both lower- and upper-income tiers grew.

Now, that stratification has created undue reliance on high-income earners to prop up the economy overall and keep spending.

“For those in the bottom 80% of the income distribution, spending has simply kept pace with inflation,” Zandi shared in a recent X post. “The 20% that make more have done much better.”

Just look to Manhattan for evidence of how this pattern is repeating in the housing market. Cash purchases made up a record 69% of all home sales in the second quarter of 2025, according to Miller Samuel’s quarterly report for Douglas Elliman. At the same time, deals that included financing contingencies—where buyers can walk away if they can’t secure a loan—hit their second-highest level in a decade.

The result is a split screen: a market still moving powered by players at the top, and slowing everywhere else.

The stakes: What happens if the top stops spending

The U.S. housing market—and much of the broader economy—now rests on a fragile foundation: the continued confidence of the wealthy.

“The U.S. economy is being largely powered by the well-to-do,” says Zandi. “As long as they keep spending, the economy should avoid recession. But if they turn more cautious, the economy has a big problem.”

That’s because if demand at the top softens, there’s little cushion beneath it. The middle class, already squeezed by stagnant wages and rising costs, can’t easily step in to fill the gap.

In a balanced economy, housing reflects broad-based confidence. In a K-shaped one, it mirrors concentration. And if the top curve bends, the rest may have nowhere to land. For never was a story of more woe than this, of buyers high and low.

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Forget wedding registries — many newlyweds would rather you help pay their mortgage – Shared Article

Key Points

Gen Z and millennial homebuyers are struggling in the real estate market.
To make homeownership more affordable, some buyers are turning to their friends and family.
A Zillow expert told BI that 20% of wedding registries now include house funds.

I read this article HERE. By Alcynna Lloyd

It’s no secret that becoming a homeowner is financially out of reach for many millennials and Gen Z buyers.

Zillow data shows that in 2025, the typical median-income family would need to earn about $17,670 more this year than last to afford the mortgage on a typical US home.

It couldn’t happen at a worse time.

While home prices are dipping in some cities, they remain high nationwide. And even though mortgage rates have edged lower week by week, they’re still hovering around 6% — a far cry from the 3% range seen just a few years ago. All this is unfolding against the backdrop of a sluggish economy and a job market marked by slower wage growth and a wave of layoffs hitting employers both small and large.

However, Zillow’s home trends expert Amanda Pendleton notes that some young homebuyers are finding a workaround — by asking friends and family to help them fund a home purchase.

“Spoiler alert, they’re not doing it alone. Thirty-eight percent of all buyers today are getting some kind of gift or loan from a family member or friend. And another fun stat — 20% of wedding registries now include house funds,” Pendleton told Katie Notopoulos on Business Insider’s new video podcast, “Well Spent.”

‘We would rather have wedding money spent toward a home than getting gifts”

Turning to family and friends is exactly what Aislyn and Ali Benjamin did when they got married in 2022.

The California couple didn’t want traditional wedding gifts like kitchen appliances, or anything that would be forgotten and gather dust in a few years. Instead, they asked their guests for cold, hard cash to help fund the construction of their first home.

It’s easy to understand why. The Benjamins both run small businesses in Danville, California, a city about an hour east of San Francisco, where the median home price was $1.8 million in September, according to Zillow. Buying a home in the city was unrealistic, and renting wasn’t a long-term solution. For them, building an accessory dwelling unit (ADU) in Ali’s parents’ backyard in San Ramon just eight minutes from Danville was their best shot at homeownership.

And why not use a day when everyone was already celebrating them to help make it happen?

“I just made a GoFundMe, and we sent it out with our invites so people could contribute through the online link,” Aislyn, 30, told Business Insider.

In total, the couple raised $5,545 on GoFundMe and received about another $5,000 in cash, checks, and other gifts at their wedding, bringing their total to about $10,000.

That money, along with help from Ali’s parents, allowed them to build a 1,200-square-foot ADU by Bay-area-based company Villa for $500,000. They also financed the project with a mortgage.

The exterior of an ADU home. — The Benjamins’ ADU. Courtesy of Villa

“It gave us a little bit of a head start and a buffer, allowing us to not have to save up quite as much money,” Ali Benjamin, 35, told Business Insider.

“We would rather have wedding money spent toward a home than getting gifts.”

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Housing Forecast 2026: Mortgage Rates Remain Above 6%, but Affordability Improves Modestly – Shared Article

Housing Forecast 2026: Mortgage Rates Remain Above 6%, but Affordability Improves Modestly

I read this article HERE. By

By Keith Griffith

Getty Images

Mortgage rates will continue to average above 6% next year, but affordability will improve modestly as the typical monthly payment falls below 30% of a household’s income for the first time since 2022, the Realtor.com® economic research team predicts in its 2026 housing forecast.

The forecast predicts mortgage rates will average 6.3% across 2026, a slight improvement from the 6.6% full-year average expected for 2025, but still well above the 4% historic average recorded from 2013 to 2019.

Nationally, home prices will continue to grow 2.2% through the end of next year, after rising by 2% in 2025, the forecast indicates. However, incomes and overall inflation are expected to continue rising faster than growth in home prices, delivering a slight boost to affordability.

“After a challenging period for buyers, sellers, and renters, 2026 should offer a welcome, if modest, step toward a healthier housing market,” says Realtor.com Chief Economist Danielle Hale. “Incomes climbing faster than inflation as mortgage rates steady at a lower level create space for affordability to improve.”

Still, home sales are projected to remain sluggish. After existing-home sales hit a 30-year low in 2024, the forecast estimates they will improve slightly through the end of 2025, rising 0.1% to 4.07 million.

Next year will see further modest improvement, with total existing-home sales rising 1.7% to 4.13 million as affordability improves. While that would be an improvement on the past three years, it’s still well below the 5.28 million annual average seen from 2013 to 2019.

Meanwhile, the forecast expects rents to decline slightly by 1% next year, while new-home construction expands 3.1% and existing-home inventory continues to grow by 8.9%.

Forecast for homebuyers in 2026

Homebuyers will benefit from easing mortgage rates as well as a modest decline in real, or inflation-adjusted, home prices, according to the forecast.

The Realtor.com economic research team expects household income to grow more than 3.6%, beating both home prices and overall inflation, which it expects to rise back above 3%.

And as a result of easing mortgage rates, the typical monthly payment to buy the median-priced home sold is expected to fall 1.3% year over year, marking the first decline in monthly payments on average across the year since 2020.

The monthly payment to buy the typical home is expected to slip to 29.3% of median income, its first year below the 30% affordability threshold since 2022 when mortgage rates shot higher.

The forecast expects unemployment, which was at 4.3% in August, to climb further, but not exceed 5% in 2026.

“In aggregate, consumers look to be in good shape, but lower-income and younger individuals may be more vulnerable as the labor market cools,” the report states.

Homebuyers will also benefit from continued expansion of inventory, with the supply of existing homes for sale expected to grow 8.9% in 2026, marking a third consecutive year of gains.

Still, the pace of inventory expansion has slowed, as the market edges closer to pre-pandemic norms. By the end of 2026, nationwide inventory levels are expected to remain roughly 12% below pre-2020 averages, an improvement from a 19% gap in 2025 and nearly 30% in 2024.

New construction will also continue to play an important role in providing more options to homebuyers, with single-family housing starts projected to rise 3.1% from 2025 to 1 million.

Overall, the national housing market is expected to remain in balanced territory in 2026, with an average 4.6 months of supply across the year.

“The path back toward historic levels of affordability will be gradual, but 2026 takes a solid step in the right direction,” says Hale. “For many buyers who have spent years navigating limited options and steep competition, a balanced market with more choices and slightly lower cost burdens can be a game changer, even if conditions remain far from easy.”

Forecast for home sellers in 2026

Over the past few years, sellers have faced a market of sluggish sales and rising inventory, tilting the balance of power slowly in favor of buyers.

Those trends are likely to continue in 2026, according to the new forecast, suggesting that sellers should remain flexible and set realistic expectations when it comes time to list their home.

“Sellers who definitely want to sell will want to pay attention to the competition when setting a price, and they may need to be prepared to adjust expectations based on market feedback,” the report states. “The degree of adjustment will depend on their geography and also their price point.”

Recently, the market has remained stronger in the Northeast and Midwest compared with the South and West, and the new forecast suggests that those trends will continue in 2026.

Recent data also shows that price cuts are somewhat more common among lower-priced homes, and comparatively rarer among homes priced above $1 million, where wealthy buyers are still driving solid sales activity.

The forecast indicates that home prices will rise modestly in many markets next year, but prices may decline in some markets, particularly in the South and West.

Forecast for renters in 2026

In 2026, rental supply is expected to continue outpacing demand, driving down rents and boosting renter mobility.

Rental affordability is expected to continue improving in 2026 after asking rents declined an estimated 1.6% in 2025. Next year, the forecast expects rents to fall an additional 1% annually, as more new multifamily units hit the market.

“Declining rental prices will continue to give renters more relief from [COVID-19] pandemic highs. It’s not a dramatic reset, but it’s a meaningful shift that moves the market back toward balance,” says Hale.

This should continue to make renting a relatively cost-effective option compared with buying in the short term across most markets.

Young adult renters, who lack access to historically high home equity to purchase a home, could take advantage of this trend by shopping around when their lease expires and seeing if there are more affordable rental units in their market.

Got Questions? The Caton Team is here to help.

Effective. Efficient. Responsive. The Caton Team 🏡

How Can The Caton Team Help You?

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The Caton Team – Susan & Sabrina
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What can we do for you?

Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

DRE # | Sabrina 01413526 | Susan 01238225 | Team 70000218 | Office 01499008

The Caton Team does not receive compensation for any posts. Information is deemed reliable but not guaranteed. Third-party information not verified.

Forecast Table

Home Sales Rise Modestly From Long-Term Lows

Home Prices Climb, but Not in Real Terms

Affordability Improves as Mortgage Rates Steady and Incomes Grow

For-Sale Inventory Recovery Slows, but Still Outpaces Sales

National Rent Softening Creates Mobility Opportunities Concentrated in the South and West

New-Construction Trends

The Economy Continues To Grow Even as It Shows Strains From a Period of Rapid Adjustment

But Economic and Policy Risks Abound

Housing Perspectives

What will the market be like for homebuyers, especially first-time homebuyers?

How can homebuyers prepare?

What will the market be like for home sellers?

What will the market be like for renters?

Local Market Predictions

Methodology

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Meet the Expert

Countertop Colors That Upgrade a Space

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Blue-Gray

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Budget-Friendly Countertop Upgrades

2026 Countertop Color Trends

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Water leak sensors could save you thousands

Water leak sensors could save you thousands

Don’t just buy them, automate them

Pair sensors with a shut-off valve for best results

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Assessing Your Renovation Costs

Top Home Renovation Financing Options

1. Savings

2. Home Equity Loan

3. Home Equity Line of Credit (HELOC)

4. Cash-Out Refinance

5. Personal Loans

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Choosing the Right Financing Option

Tips for Managing Renovation Financing

Renovation Financing FAQs

Can I combine financing options?

What if I can’t afford monthly payments?

Do renovations always increase home value?

Borrow Responsibily

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A Longer Horizon Supports Better Design

Putting People at the Center

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Beautiful Design Shifts Public Perception

Designing with Care

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Where patience pays

Where risk rolls downhill

The diminishing middle

The stakes: What happens if the top stops spending

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‘We would rather have wedding money spent toward a home than getting gifts”