Welcome to your CMRE Market Insights, where we cut through the noise to bring you the clearest picture of today's mortgage and real estate landscape. The market continues to deliver a complex mix of signals, from a resilient new home sector to stubbornly high mortgage rates influencing buyer behavior. Let's break down the latest.
New Home Sales Bounce Back, Prices Show Mixed Signals
After a brief dip, the new home market is showing renewed vigor. New single-family home sales rebounded significantly in August, reaching a seasonally adjusted annual rate of 684,000. This represents a healthy 6.4% jump from July's revised 643,000, bringing sales back above the 600,000 mark. While the broader trend remains relatively flat year-over-year (-2.0%), this rebound is a notable recovery.
Inventory levels for new houses remained virtually unchanged at 483,000, leading to a slight drop in the implied supply to 8.5 months from 9.0 months in July. Pricing, however, offered a mixed bag. The median sales price for new homes edged up to $393,700 in August, a modest 0.4% increase from July. Yet, this is still 5.8% below August 2025. Meanwhile, the average sales price actually fell to $478,700, down 9.1% from July and 8.8% year-over-year. This divergence highlights that price movements can be influenced by changes in the types of homes sold, not just overall market value.
Mortgage Demand Subdued as Rates Climb Above 7%
The elephant in the room continues to be mortgage rates. For the week ending September 18, the 30-year fixed rate vaulted higher, climbing above 7% to reach 7.12% – the highest level since May 2024. This elevated rate environment has naturally dampened overall mortgage demand, with total application volume declining 1.5% week-over-week, following a 4.1% drop the prior week.
Refinance activity has been particularly hit, with the Refinance Index declining another 3% and a staggering 62% lower than a year ago. It's now at its slowest pace since February 2025, as few borrowers can benefit from today's higher rates. Purchase activity, while technically down 1% week-over-week, has mostly been grinding sideways in recent weeks, showing a bit more resilience than refinances.
One significant development is the growing interest in Adjustable-Rate Mortgages (ARMs). With fixed rates so high, borrowers are increasingly considering ARMs to secure a lower initial rate. ARMs accounted for 9.8% of application volume, up from 8.4% the week before. The average rate for a 5/1 ARM fell to 6.10%, creating a full percentage point spread below the 30-year fixed rate – a spread large enough to make the adjustable option quite appealing for some.
Pending Sales See Modest Rebound with Regional Shifts
While existing home sales data typically lags, pending home sales (signed contracts) offer a glimpse into future activity. August saw a slight uptick in pending home sales, increasing by 0.3% from July. However, this national increase masks significant regional differences, with gains in the South (+2.3%) and West (+3.0%) offsetting declines in the Northeast (-4.2%) and Midwest (-1.6%).
Overall, pending sales remain 4.7% lower than a year ago and roughly 30% below pre-pandemic levels. NAR Chief Economist Lawrence Yun noted that despite income growth outpacing home price growth, higher borrowing costs continue to limit buying power and housing demand. The market fondly remembers 2021 when 3% mortgage rates fueled a frenzy, underscoring that lower borrowing costs remain a critical catalyst to bring sidelined demand back.
What This Means for You
The current market is defined by a push-pull dynamic: strong demand for new homes, but an existing market constrained by high rates and limited inventory. Buyers face the challenge of elevated borrowing costs, making affordability a top concern. Sellers, particularly in the existing home market, might see a slower pace of activity unless they're in a high-demand region. The rise of ARMs suggests a strategic shift for some to enter the market or reduce initial monthly payments.
At CMRE, we understand these complexities. Whether you're considering a new home, navigating refinance options, or exploring different mortgage products like ARMs, understanding these trends is key to making informed decisions. Stay tuned for more insights as the market continues to evolve!