The Biggest Homebuyer Discounts in Over 12 Years | Feb. 2026 Update

BiggerPockets Real Estate Podcast

BiggerPockets

Education, Investing, Business

4.8 • 16.6K Ratings

🗓️ 20 February 2026

⏱️ 32 minutes

🔗️ Recording | iTunes | RSS

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Summary

Homebuyers are getting the biggest discounts on properties in over 12 years—and it’s only getting started. At this point, nobody can refute that a full-on buyer’s market has arrived. Homes are selling below list price, buyers are waiting out the market, and sellers are getting increasingly desperate. All the while, mortgage rates are a full percentage point lower than a year ago, inventory is up, and mortgage payments are actually down. This is it. The “shift” that investors and homebuyers have been waiting for. In this month’s housing market update, we’ll get into it all—how much of a discount you can get on your next property (and markets with the biggest deals), why nobody is buying right now and how that gives investors an advantage, whether mortgage rates will drop below the low six-percent range, and how likely a housing market crash is with inventory rising but demand staying stagnant. In This Episode We Cover These housing markets are seeing 10% discounts off list price Signs pointing to a “full-on” buyer’s market, and whether it will last Inventory is rising by double-digit percentages, but is it enough to cause a housing crash? Will mortgage rates keep falling throughout 2026? The real reason so many homebuyers aren’t jumping back in as prices fall And So Much More! Check out more resources from this show on ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠BiggerPockets.com⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ and ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠https://www.biggerpockets.com/blog/real-estate-1242 Interested in learning more about today’s sponsors or becoming a BiggerPockets partner yourself? Email ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠advertise@biggerpockets.com⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠. Learn more about your ad choices. Visit megaphone.fm/adchoices

Transcript

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0:00.0	The full-on buyers market is coming for real estate.
0:03.1	Right now, home buyers are seeing the biggest discounts in more than 12 years, and this is what
0:07.8	we've all been waiting for.
0:09.2	There are deals to be found right now if you're an investor.
0:12.7	And in this February housing market update, I'll tell you how and where to find it.
0:25.7	Hey, everyone, it's Dave, chief investment officer at Bigger Pockets, real estate investor for 16 years, and a professional housing market analyst.
0:30.7	And being a housing market analyst is starting to be a little bit fun again these days
0:35.6	because there's so much going on.
0:37.5	And these are things investors should be paying close attention to because these shifts
0:42.3	in market dynamics mean opportunities, specifically opportunities to buy and build out your
0:49.3	portfolio. These are the types of changes that we like to see and that we have been waiting for.
0:55.1	So today, we're doing our February housing market update.
0:57.8	And in it, I'm going to cover the full-on shift to a buyer's market that is making deals easier to find.
1:04.2	We'll talk about inventory news that will tell us where the market might be heading next.
1:08.4	We'll, of course, do a mortgage rate update and my forecast
1:11.6	for rates going forward. Plus, I'll share my February risk report where I'll share data
1:17.2	that helps you take advantage of the opportunities that are presenting themselves without
1:21.9	exposing yourself to the risks that can come in a buyer's market. So let's get to it. First up, we'll talk
1:29.7	about the big picture, which is this. The housing market is increasingly a buyer's market.
1:36.6	Now, this doesn't mean that everything is perfect, far from it, but it does mean that deals are
1:41.8	going to be easier to find. And this isn't just my opinion or anecdotal evidence.
1:46.9	We actually see real evidence of this in the data.
	...

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