I’m Ready to Buy.

The host argues that the housing market is still a buying opportunity, even though nominal home prices are only up about 2.5% year over year and the market looks broadly stable on the surface. He says the more important forward-looking signals are weakening: pending sales are down, active listings are starting to climb, and mortgage rates are still elevated at around 7.6%, which should pressure demand further.

The clearest opportunity, in his view, is seller desperation. He points to more than 20% of homes seeing price cuts in the last four weeks, the highest share Redfin has tracked, and says that indicates sellers are becoming more realistic. He advises buyers to focus on homes that have sat on the market for 60 days or more, especially properties with recent price cuts, and to aim for purchases at 15% to 20% below what a home is truly worth today.

On the crash question, the host says the evidence still does not support one. Distress remains low relative to 2019, delinquencies are not showing widespread deterioration, and the market lacks the forced-selling dynamic that drove 2007-2008. He does flag VA loan delinquencies as an area to watch, but his base case is a softer market, not a crash.