If you have been watching the real estate market headlines lately, you’ve likely seen the same storyline repeated everywhere: softening prices, rising delistings, confused buyers, and a general sense that the market is “uncertain.”

For retail buyers, uncertainty often leads to hesitation. For experienced real estate investors, uncertainty creates entry points.

And in 2026, many markets are expected to see selective price declines, according to forecasts from sources like Realtor.com and reporting from CBS News. These dips are not indicators of a crash. They’re signs of a market resetting after years of rapid appreciation, pandemic-driven migration, and historically low interest rates.

For investors who know how to operate strategically, this environment is not a threat. It’s the most favorable positioning they’ve seen in years.

At Anchor Loans, we finance investors, builders, and developers through all market cycles. What we consistently see is this: The greatest margins are created during cooling periods, not frenzies.

Let’s break down why.

A Market Reset Creates Better Entry Prices

National home prices are still elevated compared to pre-2020 levels, but the rate of appreciation has slowed materially. And in several metros including parts of Florida, Texas, California, and the Mountain West forecasts show modest price declines in 2026.

A recent outlook from Realtor.com notes that approximately 22 markets may experience year-over-year price softening next year as inventory rebuilds and affordability improves.

Retail buyers interpret this as a signal to pause. Investors should interpret this as inventory opportunity at more reasonable acquisition prices.

Inventory Is Rising

One of the most overlooked storylines in today’s market is the steady rise in inventory. According to monthly reporting from Realtor.com, active listings rose 12.6 percent year-over-year, marking the 25th consecutive month of annual inventory gains.

For investors who struggled to acquire deals during the tightest periods of 2020–2022, this is a meaningful shift back toward balance.

And for lenders like Anchor Loans, increased inventory means our borrowers—builders, developers, and rehabbers can move more confidently knowing their acquisition is not artificially inflated by scarcity.

Delistings Are Surging

Data compiled from Redfin and summarized across industry reports shows that 45.5 percent more homes were delisted this year compared to last. Sellers are trying to wait out the market rather than cut prices.

Historically, periods of elevated delistings are followed by periods of motivated selling, especially once seasonal patterns shift and sellers come back to the market more price-realistic.

Investors benefit from this timing dynamic because:

• Sellers re-enter the market at improved price points.
• Days on market start falling again.
• Investor offers become more attractive once competing retail demand weakens.
• Cash or fast-funded terms (like those offered by Anchor borrowers) become decisive advantages.

A delisting surge isn’t a negative trend for investors, it’s a pre-opportunity indicator.

Affordability Is Improving

Even with rates in a higher range than the pandemic lows, multiple datasets show that affordability is finally improving. According to the Mortgage Bankers Association, median monthly mortgage payments have fallen for five consecutive months as incomes rise faster than prices and rates ease at the margins.

Improving affordability has two important investor implications:

1. It expands the pool of potential buyers for renovated inventory.

Investors preparing flips or new construction homes in 2026 will enter a market where more buyers qualify and more feel confident in making offers.

2. It supports exit prices without requiring speculative assumptions.

Stable demand is a powerful risk reducer. You can underwrite more conservatively and still maintain ROI potential.

Certain Markets Are Softening But Not Failing

The markets expected to see price declines are not “crashing” markets. They’re normalizing after historic surges:

Florida metros that saw 50–70 percent growth during 2020–2022
Mountain West cities where inbound migration has slowed
California markets with improving inventory levels

These metros overheated. Now they’re cooling. That is not a problem for investors. It’s a re-entry signal.

As CBS News reported in its forecast coverage, home prices nationally may continue rising modestly, but select markets will experience necessary price adjustments that improve long-term stability.

Investors who sit out during resets often come back too late once prices resume stable upward momentum.

Investors who enter during resets often secure:

• Higher margin spreads
• Better rental cash flow
• Lower basis on long-term assets
• Faster acquisition timelines
• Improved contractor and labor availability

Investor Strategy: How to Take Advantage of Cooling Price Markets

Investors should approach 2026 not with caution, but with clarity.

Below are the top strategies to use in softening markets, based on what Anchor Loans sees across thousands of projects financed annually.

1. Buy Below Peak Pricing, Sell Into Stabilization

Cooling markets don’t stay cool forever. Investors who acquire during a short-term decline often exit into a stabilized environment.

Success here depends on:

• conservative ARV assumptions
• quality renovations or new builds
• choosing submarkets with job growth and demand drivers
• avoiding speculation on high-end luxury

Entry price matters more than timing the market perfectly. Right now, entry prices are improving.

2. Target Value-Add Opportunities Retail Buyers Won’t Touch

Retail buyers generally avoid:

• outdated homes
• homes needing structural or systems upgrades
• properties requiring large cash outlays

Investors thrive in this gap.

A cooling market expands the number of listings that need work and reduces the competition from buyers who prefer “move-in ready.” Investors who specialize in value creation will have far more leverage in negotiations than they have had in years.

3. Focus on Affordable Price Points and Middle-Market Product

The strongest segments in cooling markets historically include:

• entry-level homes
• mid-tier family homes
• moderately priced new construction

As noted in reporting from outlets like National Mortgage News, buyers remain active in these price tiers even during uncertainty, especially as affordability improves.

Investors should avoid overexposure to ultra-luxury products, which are more sensitive to small shifts in demand.

4. Underwrite Conservatively

You don’t need to assume massive price declines in your underwriting. You need to assume:

• realistic exit timelines
• modest price softening
• stable (not explosive) demand
•high-quality, market-appropriate renovations

A conservative mindset ≠ a pessimistic mindset. It’s simply good investing discipline.

5. Use Financing That Aligns with Today’s Market Pace

The ability to secure reliable, fast, flexible financing is a competitive advantage in a market where sellers value certainty more than ever.

Investors who can show strength, speed, and execution capability win deals that others can’t, especially as retail buyers pause.

Why Anchor Loans Is Positioned to Support Investors in a Reset Market

Anchor Loans has financed over $19 billion in investor projects nationwide, and the patterns are clear: Investors who stay active through resets end up on stronger footing than those who wait for headlines to “turn positive.”

Market cycles don’t eliminate opportunity; they shift it. Anchor helps investors move quickly to capture that shift.

Cooling Prices are the Opening Investors Have Been Waiting For

The headlines may focus on deceleration. Investors should focus on positioning.

• Prices are softening, not collapsing.
• Inventory is rising.
• Delistings are setting the stage for motivated sellers.
• Affordability is improving.
• Buyer demand is stabilizing.
• ROI potential expands during resets, not peaks.

2026 isn’t a year to sit out. It’s a year to lean in with strategy, discipline, and the right lending partner.

And for investors ready to take advantage of the best entry points in years, Anchor Loans is here to help fund the next opportunity.

‍