Welcome back to the CMRE blog, your go-to source for understanding the dynamic world of custom mortgage and real estate. This week, we're diving into the latest news, revealing a housing market that continues to deliver a complex mix of challenges and slight glimmers of resilience.
Pending Sales See a Slight Respite, Regionally Speaking
The good news first: after a period of cooling, pending home sales across the nation edged up slightly in August. The National Association of REALTORS® (NAR) reported a modest 0.3% increase in their Pending Home Sales Index from July. While this signals a slight rebound, it's crucial to remember that activity remains nearly 30% below pre-pandemic levels, and a significant 4.7% lower than a year ago.
The real story, however, is in the regional variations. Gains in the Southern (+2.3%) and Western (+3.0%) markets helped offset declines in the Northeast (-4.2%) and Midwest (-1.6%). NAR Chief Economist Lawrence Yun noted that while income growth has been outpacing home price growth, elevated borrowing costs continue to be the primary limiting factor for buyer demand. This underscores a persistent truth: lower mortgage rates are key to unlocking sidelined buyers.
Residential Construction: A Jumbled Picture
Moving to the supply side, August's residential construction report from the Census Bureau painted a decidedly mixed picture. On the positive side, single-family housing starts showed a strong recovery, increasing by a notable 7.6% from July. This suggests some builders are pushing forward with new projects, potentially driven by persistent demand for detached homes.
However, the overall market tells a different story. Total housing starts fell 2.6% month-over-month. Building permits, a forward-looking indicator, also softened, declining 2.7% overall, with single-family authorizations down 1.8%. The multifamily sector saw a more pronounced pullback in both starts and permits, reflecting the inherent volatility in this segment. Adding to the complexity, housing completions took a sharp dive, falling 11.9% in August and a staggering 27.1% year-over-year. This indicates delays in getting completed homes onto the market, which could exacerbate inventory shortages in some areas.
Builder Confidence Hits Three-Year Lows
Perhaps the most telling report for the current market sentiment comes from the National Association of Home Builders (NAHB)/Wells Fargo Housing Market Index (HMI). Builder confidence took a significant hit in September, falling three points to 32 – matching a three-year low last seen in September 2025.
Why the gloom? Builders are contending with a perfect storm of challenges: higher mortgage rates are clearly dampening buyer traffic, as noted by NAHB Chairman Bill Owens. Compounding this are stubbornly high material costs, rising fuel prices, and persistent labor shortages. NAHB Chief Economist Robert Dietz also highlighted the increasing difficulty builders face in securing available lots, with 42% rating current lot availability as poor.
In response to these headwinds, builders are increasingly turning to incentives. The share of builders reporting price cuts rose to 38% in September (up from 35% in August), maintaining an average reduction of 6%. Sales incentives are also more prevalent, with 66% of builders using them – the highest share since last December.
What This Means for You
The current mortgage and real estate landscape is clearly a battleground. Elevated mortgage rates are the undeniable force shaping buyer behavior, leading to a more cautious market. While pending sales show glimmers of life and single-family construction provides some hope for future inventory, the declining builder confidence and sharp drop in completions signal ongoing supply challenges. For buyers, this might mean more negotiating power with builders offering incentives, but also a tighter overall market for existing homes. For sellers, understanding regional nuances and realistic pricing remains paramount. We'll continue to monitor these trends closely, bringing you the insights you need to make informed decisions in this ever-evolving market.