Navigating a Shifting Real Estate Market - The Long Game - Ep. #108

Is now actually a bad time to buy real estate, or does it just look that way from the headlines? In this episode of The Long Game Podcast, Ryan breaks down what’s actually happening in the real estate market right now, filmed in mid-October 2026, and why the conditions most buyers are treating as a reason to wait are the same conditions that create real opportunities for the people paying attention. Ryan cuts through the noise on two fronts: rates and seasonality. The average 30-year fixed rate has climbed nearly a full percent in the last 90 days, and the market is heading into its naturally slower fall cycle. Transactions are at some of the lowest levels in years, and most people read those headlines and sit on the sidelines. What You'll Learn: Why low transaction volume and rising rates create buyer leverage that hasn’t existed in years, and how to use it How to use a seller credit to recreate the same monthly payment you would have had when rates were lower The side-by-side math on a $475,000 offer versus a $500,000 offer with a $25,000 credit, and why the higher price often wins How temporary rate buydowns work and why some buyers are getting rates in the fours in today’s market Why commercial real estate values are softening and what that means for multifamily investors looking for a discounted entry point The difference between buying to flip in today’s market versus buying a long-term hold, and why the strategy has to match the timeline Why trying to time the market is the wrong question, and what to focus on instead If you’ve been watching the headlines and talking yourself out of making a move, this episode gives you the framework to stop reacting to the noise and start looking at what’s actually available in today’s market. Interested in connecting? HOST Ryan Richards | Branch Manager, Northpoint Mortgage | NMLS 1987735 [email protected] | www.financewithteamrichards.com  204 Turnpike Rd, Westborough, MA 01581 Licensed in CT, FL, MA, ME, NH, RI, NC, PA, TN, VT Follow us on Instagram @financewithteamrichards @the.longgamepodcast #TheLongGamePodcast #FinanceWithTeamRichards Chapters: 00:00 Headlines vs Reality 01:15 Market Forces Today 02:24 Mindset for Buyers 03:09 Negotiating Seller Credits 05:05 Credits vs Price Cut Math 06:34 Temporary Rate Buydowns 07:25 Commercial Investing Angle 08:44 Stop Timing the Market 09:55 Wrap Up and Next Steps