What Buyers Are Talking About Right Now (Feb 12 - 19, 2026 Trends)

Confidence is quietly returning to the housing market!  Our latest weekly social trend analysis shows something important:
Buyers aren't asking "Should I wait forever?"
They're asking "How do I make this work now?"
Here's why that shift matters:

1) Stable Rates Create Opportunity - Not Delay

Current 30-year fixed rates have been hovering around the low 6% range in February 2026, including readings near 6.01% - 6.09% in Freddie Mac's weekly survey. (Freddie Mac PMMS; Feb 2026.)
Some buyers still debate the "refi later" concept. But here's the reality:
most financially stable households in the 32 - 60 age range are not waiting for perfection - they're looking for predictability.

• Locks in a fixed housing cost
• Protects against rising rents
• Positions them to refinance if rates improve

You can't refinance a price.
You can refinance a rate.

2) First-Time Buyer & Move-Up Programs Are Stronger Than Most Realize

The biggest hesitation we see is still down payment fear.
Here's what many prospects don't know:

• CalHFA (California) - Down payment assistance programs
• THDA (Tennessee) - 3 - 4% assistance options
• Chenoa Fund - 3.5% second mortgage options (often structured to reduce upfront burden)
• State and local grants (some up to $25,000 depending on program/area)
• FHA at 3.5% down
• Conventional at 3% down (for qualified buyers)
• Seller concessions covering 3 - 6% of closing costs (when negotiated and permitted)

For many low-to-moderate income households, these programs dramatically reduce the upfront barrier.

https://firstcapitalmortgageinc.com/clients/8767/uploads/2025/10/zero-down-options-first-time-homebuyers-1.png

3) Government-Backed Loans Are Leveling the Playing Field

VA, FHA, and USDA loans continue dominating the discussion - and for good reason:

• VA & USDA: $0 down options (when eligible)
• FHA: Flexible credit standards and 3.5% down (when eligible)
• 2026 baseline conforming limit: $832,750 in most U.S. counties (FHFA; 2026)

For eligible veterans:
0% down, no monthly PMI, and a potential VA Funding Fee waiver for borrowers with
10%+ service-connected disability (eligibility rules apply).

Compared to renting in markets where rents tend to rise over time, locking in ownership becomes a strategic move - not just an emotional one.
Think: Rent rises. Mortgage payments (fixed-rate) do not. And if rates decline later, a refinance can lower payments.
Don't let a landlord tell you when to move.

Refinancing: Set Your "Strike Rate" and Be Ready

Here's the part most buyers (and even some agents) miss:
The best "buy now, refi later" strategy is not hope - it's a plan.
We recommend setting a refinance strike rate: a specific rate target that triggers a refinance review.

1. Pick a realistic target. Example: "If rates hit X.XX%, we run the numbers." (Your target depends on your current rate, loan size, and goals.)
2. Know your break-even. Refinancing has costs. The right move is when the monthly savings and timeline make sense - not just when rates look better on a headline.
3. Stay refinance-ready. Keep credit clean, avoid new debt spikes, and save key documents so you can move quickly when your strike rate appears.
4. Make it automatic. We can review your options periodically and notify you when you're in range of your strike rate.

A Practical Path Forward for Hesitant Buyers

If you're a prospect reading this - or an agent guiding one - here's a simple, proven path:

Step 1: Assess Your Financial Position

Check credit and savings. We offer soft credit reviews that do not impact scores, plus strategic guidance to improve positioning quickly.

Step 2: Get Pre-Approved

Know your numbers. We provide:

• Maximum qualification
• Comfortable payment options
• Long-term success planning (not just "approval")

Step 3: Build the Right Team or Experts

The right loan officer + the right agent = confidence and clarity for buyers.

Step 4: Close With Protection

Inspections. Appraisals. Contingencies. Move forward informed and protected.

The Risk of Waiting

If even a fraction of the projected 550,000 additional buyers step into the market this year, competition increases.
In a supply-constrained environment, prices don't typically move down when demand increases.

For buyers in their 30s, 40s, and 50s, waiting often isn't about the math - it's about certainty.
Clarity reduces hesitation. Preparation reduces stress. Pre-approval reduces fear.

What We're Seeing at First Capital Mortgage Inc.

• Zero-down VA buyers becoming homeowners
• FHA buyers using assistance programs successfully
• Move-up buyers repositioning before prices increases

"Maybe later" is turning into "Let's run the numbers."

Call to Action for Agents & Prospects

Agents - share this with your leads, or better, make a warm email introduction to
Steve@FirstCapitalMortgageInc.com.
Prospects - take the first step without pressure.

Questions? Call or text:
209-522-7100 | 775-245-5775

Let's Talk

What are you seeing in your market right now? Are your buyers leaning forward - or still cautious?
Comment below or reach out directly.
2026 may not reward hesitation - but it may reward preparation.

Disclaimer: Loan programs, guidelines, rates, and assistance availability vary by borrower and may change.
This article is for educational purposes and is not a commitment to lend.

Steve McNeal | First Capital Mortgage Inc.
Start Here: www.promlo.com/mcneal
Phone: 209-522-7100 | 775-245-5775