Mortgage Rates Hit Year’s Low — Should You Buy Now or Wait?

Mortgage rates are still the talk of the housing market — and for good reason.

After the most recent jobs report came in weaker than expected, the bond market reacted immediately. The result? In early August, mortgage rates dropped to 6.55% — the lowest point so far this year.

That small dip sparked hope for buyers who’ve been watching and waiting for rates to fall. But the question is: how low will they really go?

The Real Mortgage Rate Outlook

The latest forecasts say don’t expect a dramatic drop anytime soon. Most experts project rates will hover in the mid-to-low 6% range through 2026.

That means while we’ll see small shifts (like the one we just had), a big plunge probably isn’t coming this year. And those smaller dips will still be driven by new economic data — like inflation updates or employment reports.

Why 6% Is the “Magic Number”

For many buyers, 6% is the mental benchmark they’re watching for. But it’s more than just psychological — it’s practical.

The National Association of Realtors (NAR) says if rates hit 6%:

• 5.5 million more households could afford the median-priced home

• Roughly 550,000 buyers would enter the market within 12–18 months

That’s a lot of pent-up demand. And according to Fannie Mae’s forecast, we could reach that 6% threshold next year. But here’s the tradeoff: if you wait for that number, you won’t be the only one.

Why Waiting Could Backfire

When rates do eventually dip to 6%, expect:

• More competition from other buyers

• Fewer homes to choose from

• Higher home prices driven by increased demand

Right now, conditions are actually tilted in buyers’ favor:

• Inventory is higher → more selection

• Price growth has slowed → more realistic pricing

• Room to negotiate → potential savings

As NAR explains:

“Buyers who are holding out for lower mortgage rates may be missing a key opening in the market.”

Bottom Line

Rates probably won’t hit 6% this year — and when they do, competition will ramp up fast. If you want more options, negotiating power, and less pressure, the time to act might be now.

Talk to a local agent about what’s happening in your market before the next wave of buyers jumps in.