July 19, 2024

First-Time Homebuyers: Brace for High Prices Until 2026

First-time homebuyers in the United States face persistent challenges as high mortgage rates and soaring home prices continue to dominate the market. Bank of America economists predict that the housing market will remain in a state of stagnation, with significant obstacles likely to persist until at least 2026.

Despite hopes for relief, the outlook remains grim. Home prices are expected to stay elevated and could even climb higher. The ongoing housing shortage, coupled with stagnant mortgage rates, means that even potential Federal Reserve interest rate cuts are unlikely to offer immediate relief.

Michael Gapen, Bank of America’s head of US economics, emphasized the prolonged nature of these challenges. “This situation will take years to sort out. There isn’t a quick solution,” Gapen explained. “First-time homebuyers will need to brace themselves for a period of patience and frustration.”

Persistent Affordability Issues

The US housing market has become increasingly unaffordable, exacerbated by the COVID-19 pandemic and subsequent inflation control measures by the Federal Reserve. This unusual combination of factors has led to a scenario where both mortgage rates and home prices have surged simultaneously.

“The unusual rise in both mortgage rates and home prices has created a historically unaffordable environment,” Gapen noted.

The housing shortage has driven prices upward, with the median price of a previously owned home reaching a record $419,300 in May. This marks the 11th consecutive month of price increases and a 6% rise from the previous year. Bank of America projects home prices will rise another 4.5% this year and 5% in 2025 before experiencing a slight dip in 2026.

The Lock-In Effect

A significant factor contributing to the limited housing supply is the “lock-in effect.” Homeowners who secured low mortgage rates during the pandemic are reluctant to sell and face much higher rates, leading to a market stagnation.

“Many homeowners are effectively ‘locked in’ to their current properties due to previously low mortgage rates and rising home prices,” Gapen explained. “This dynamic restricts the supply of existing homes on the market.”

Bank of America predicts this lock-in effect could last another six to eight years, maintaining pressure on supply. The disparity between historically low mortgage rates for existing homeowners and elevated rates for new buyers is expected to persist, further complicating the housing market.

Stagnant Market Dynamics

The limited supply of homes has resulted in record-low pending home sales, as reported by the National Association of Realtors. This forward-looking gauge of home sales reflects the continued difficulties faced by potential buyers.

Dave Liniger, co-founder of real estate giant RE/MAX, highlighted the challenges for both current homeowners looking to upgrade and new buyers entering the market. “The move-up market is virtually nonexistent,” Liniger said. “Starter homes have doubled in value, but current homeowners can’t take their mortgage rates with them to a new property.”

Despite these challenges, Liniger encourages first-time buyers to stay hopeful. “Don’t give up the dream,” he advised.

Limited New Construction

The potential for new home construction to alleviate market pressures remains limited. Bank of America forecasts that housing starts, a measure of newly constructed homes, will remain flat in the coming years. The housing market has not fully recovered from the mid-2000s housing bubble, and new construction is not expected to bridge the gap in supply.

Economic Implications

The housing market’s challenges have broader economic implications, creating a divide between current homeowners and those unable to enter the market. Rising home prices have increased the net worth of existing homeowners, providing them with greater financial flexibility. In contrast, many Americans remain priced out of the market, missing opportunities for wealth creation.

A recent Gallup poll underscores this sentiment, with only 21% of Americans believing it is a good time to buy a house, the lowest in Gallup history. A staggering 76% feel it is a bad time to purchase a home.

Looking ahead, Gapen suggests that the trajectory of home prices will depend on the broader economic landscape. If the US economy achieves a “soft landing” and inflation cools without triggering a recession, home prices may rise even more than anticipated. Conversely, if a recession occurs, home prices could decline, potentially improving affordability but at a significant economic cost.

Key Takeaways

  • Persistent High Prices: Home prices are expected to remain high through 2026.
  • Lock-In Effect: Many homeowners are unwilling to sell due to previously low mortgage rates, limiting supply.
  • Economic Impacts: The housing market’s challenges are widening the wealth gap between homeowners and potential buyers.
  • Future Outlook: Home prices will depend on broader economic conditions, with potential for either continued rises or declines in the event of a recession.


The US housing market faces a prolonged period of high prices and limited supply, leaving first-time buyers in a challenging position. Patience and strategic planning will be essential for navigating these difficult market conditions. As the market evolves, understanding these dynamics will be crucial for potential buyers, current homeowners, and policymakers alike.



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