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Market Update: Single Family Real Estate

Market Update: Single Family Real Estate

Auteur(s): Harmonial (harmonial.ai)
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À propos de cet audio

Brought to you by Harmonial, this is your bi-weekly update for single family real estate investment news and market intel.


If you're one of these - flippers, BRRRR, landlords, contractors, wholesalers, ground up construction, realtors, etc. - then this is your podcast to learn everything affecting in your industry in just five minutes, twice per week.


Episodes come out Monday evening and Friday morning to start and end your week up to date on all the changes that could affect real estate entrepreneurs.


The Harmonial team spent months creating a flow to refine all of the macro market data, policy updates, and news that could affect single family real estate investors into one succinct update, and now we're sharing it with you!


Harmonial is your one stop shop for hard money. Apply once, see every relevant quote in one place.

© 2026 Market Update: Single Family Real Estate Gestion et leadership Économie
Épisodes
  • Single Family Market Update: Institutional buyer limits, rates rebound, builders cut prices (2026.01.22)

    Single Family Market Update: Institutional buyer limits, rates rebound, builders cut prices (2026.01.22)
    Jan 23 2026
    • Executive order limits federally backed financing for large institutional buyers of single-family homes, reshaping exit liquidity in select markets
    • Purpose-built build-to-rent communities receive a carve-out, preserving financing pathways for dedicated rental developments
    • Threshold for “large institutional” buyers to be defined within 30 days, potentially below the traditional 1,000-unit mark
    • Reduced institutional participation could slow rental supply growth in Sun Belt markets like Atlanta, Charlotte, and Tampa
    • Mortgage rates rebounded above 6.2%, closing the brief sub-6% window as bond volatility and inflation concerns resurfaced
    • Mortgage spreads have largely normalized, meaning further rate relief now depends on Treasury yields falling
    • Builder sentiment dropped back to 37, with price cuts and incentives remaining widespread to move inventory
    • Aggressive builder pricing continues to pressure resale comps in construction-heavy metros such as Phoenix, Austin, and Charlotte
    • DSCR lenders expanding flexibility as competition increases, including acceptance of crypto assets for reserve requirements
    • Crypto-based reserves face strict caps and haircuts, signaling innovation but continued underwriting conservatism
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    8 min
  • Single Family Market Update: Trump talks institutional buyer ban, rates stay low, builders cautious (2026.01.19)

    Single Family Market Update: Trump talks institutional buyer ban, rates stay low, builders cautious (2026.01.19)
    Jan 19 2026
    • Mortgage rates dipped to 6.04%, the lowest since mid-October, tracking a pullback in the 10-year Treasury rather than Fed policy
    • Mortgage spreads compressed to 1.4–1.5%, below historical norms, limiting downside unless Treasury yields fall further
    • Rates now sit below the 2024 average, but normalization in spreads could cap further declines even with stable bonds
    • NAHB builder sentiment rose to 47, the highest since April, signaling stabilization but not a return to expansion
    • Regional builder data shows the South and West under the most pressure, reflecting oversupply risk and affordability constraints
    • Existing home sales fell to a 4.09M annualized pace, marking the weakest two-year stretch since the mid-1990s outside COVID
    • Inventory remains the binding constraint at just 3.3 months of supply, suppressing transaction volume despite demand
    • Proposal to restrict institutional SFR purchases introduces new political risk, likely targeting large firms rather than small landlords
    • Reduced institutional participation could ease competition for acquisitions but also impact liquidity and lending appetite
    • MBA purchase applications down 13% YoY, signaling buyer demand remains soft heading into what is typically the spring ramp
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    9 min
  • Single Family Market Update: Sales surge, sub 6% rate shock, foreclosures rising (2026.01.15)

    Single Family Market Update: Sales surge, sub 6% rate shock, foreclosures rising (2026.01.15)
    Jan 16 2026
    • Existing-home sales jumped 5.1% in December to the strongest pace in nearly three years, signaling materially improved exit liquidity for flips and BRRRRs
    • Inventory tightened sharply to just 3.3 months of supply, setting up tougher acquisition competition before spring listings arrive
    • Mortgage applications surged 28.5% after a brief dip to 5.99%, confirming extreme rate sensitivity among buyers and refinance borrowers
    • Refinance demand up 128% year-over-year; sub-6% rates triggered immediate borrower action despite the window closing quickly
    • Foreclosure filings rose 14% in 2025, with Florida and Texas emerging as key distressed-inventory markets to watch
    • Rising bank repossessions point to potential REO growth over the next 12 months, favoring cash buyers and fast-close investors
    • Building material costs continue climbing, driven by metals, labor, and tariffs, pressuring flip and ground-up construction margins
    • Builder incentives at post-COVID highs reflect affordability strain rather than falling construction costs
    • Potential California single-stair reform could unlock new small multifamily projects, with early-adopter cities setting the template
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    8 min
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