The 2026 Buyer Playbook: What's Actually Different This Year
Rate expectations, inventory shifts, and the three underwriting changes that will decide whether your offer gets accepted this summer.
Rates have settled into a narrower band than we saw in 2024–2025, and inventory in both Colorado and Florida is finally loosening. That's a real opportunity — but only if your file is clean before you start touring.
The three changes worth planning around: (1) desktop appraisal waivers are back on more conventional loans, shaving 3–5 days off closings; (2) student-loan payments are calculated on the actual IBR amount for most programs, not 1% of balance; and (3) DPA layering with conventional is finally on par with FHA pricing in many scenarios.
Bottom line: pre-approval is no longer optional theater. Sellers' agents are asking for fully underwritten (TBD-property) letters, and we can usually turn one around in 5–7 business days.
This article is for informational purposes and is not an offer to lend or a commitment to make a loan. All loans subject to underwriting approval, program guidelines, and appraisal. Equal Housing Opportunity.