Mortgage rates have been the monster under the bed for a while. Every time they tick up, people flinch and say, “Maybe I’ll wait.” But here’s the truth: waiting for that perfect 5-point-something rate could end up haunting your wallet later.

The Magic Number

According to the National Association of Realtors (NAR):

“ “A 30-year fixed rate mortgage of 6% would make the median-priced home affordable for about 5.5 million more households—including 1.6 million renters. If rates were to hit that magic number, it’s likely that about 10%—or 550,000—of those additional households would buy a home over the next 12 or 18 months.””

— National Association of Realtors (NAR)

When the market hits that mortgage rate sweet spot, as expert forecasters predict could happen in 2026, the psychological shift to lower rates will kick in for more of today’s hopeful buyers. That will unleash pent-up demand waiting on the sidelines, and the increase in activity will likely drive home prices higher.

While a 5.99% rate might sound like a big win, waiting for that number may not save you as much as you think. Let’s look at the math (see graph below):

On a $400,000 mortgage, the difference between today’s rate (around 6.2%) and 5.99% is roughly $50 a month. That’s less than many people spend on coffee runs or occasional takeout orders. And as prices rise with more buyers entering the market, those small savings could quickly disappear.

So, if you’re waiting for 5.99%, that difference might not be worth missing out on today’s opportunities—like having more homes to choose from, stronger negotiation power, and fewer competing buyers.

The reality is, those benefits begin to fade when more buyers jump back in—and a rate under 6% is exactly what they’re waiting for.

Why Acting Now Makes Sense

Jessica Lautz, Deputy Chief Economist and VP of Research at NAR, says:

“ “Over the last 5 weeks, mortgage rates have averaged 6.31%. This has provided savvy buyers a sweet spot to reexamine the home search process with more inventory, widening their choices.””

— Jessica Lautz

And Matt Vernon, Head of Retail Lending at Bank of America, adds:

““Rather than waiting it out for a rate that they like better, hopeful homebuyers should assess their personal financial situation—if the house is right for them, and the upfront and monthly payments are affordable, it could be the right chance to make a move.””

— Matt Vernon

Local Insight: Central Virginia’s Market Reality

Here in Central Virginia, inventory has started to open up, but demand remains strong—especially across Richmond, Chesterfield, and Henrico. Homes priced right are still moving quickly, and well-qualified buyers are using this moment to lock in homes before the next wave of rate drops triggers more competition.

If you’re on the fence about buying, remember that rates don’t stay still. When they dip, buyer activity usually surges—often pushing prices up. Getting in early may give you a better deal overall than waiting for the “perfect” rate.

Bottom Line

If today’s rate makes you hesitate, remember that waiting doesn’t always pay off. Once rates dip below 6%, more buyers (and higher prices) will follow.

Don’t be afraid of today’s mortgage rates—because this may be your chance to move while others are still waiting.

Ready to explore your options? Schedule a free buyer consultation with Don Reid Properties today and find out how you can turn today’s rate into your advantage.