A “structural shift” is happening in the housing market—one that will permanently change how home prices appreciate. We could be experiencing the last era of steady, rising home prices as we enter into a new reality—a reality without Baby Boomers owning real estate.

For years, a “silver tsunami” has been predicted to “crash” the housing market. With Baby Boomers downsizing, aging in place, and passing away, the inevitable wave of inventory was supposed to hit the housing market with fury—but it hasn’t happened, at least not yet. With the average Baby Boomer now in their 70s, surely we should start to see inventory fly on the market…right?

Today, we’re getting into when (and if) the silver tsunami will hit, why the end of the Baby Boomer generation could change the home price growth trajectory permanently, and what will unfold in the 2030s (and beyond) that could cause serious headwinds in the housing market. But if it all comes true, investors will have the opportunity of a lifetime to get something many have assumed is gone—cash flow.

In This Episode We Cover

The “silver tsunami” explained, and why it hasn’t crashed the housing market

Inheritance begins to peak—how many heirs will keep vs. sell their parents’ homes?

The “structural shift” that could change home price appreciation forever 

Just how much of the housing market Baby Boomers own (it’s a LOT)

The return of cash flow? Why real estate investors will get another opportunity to buy

And So Much More!

Links from the Show

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On the Market 403 - You Have Until 2031: What Happens When Population Goes Negative?

On the Market 404 - 75,000 “Relistings” Could Hit the Market, But Inventory WON’T Explode?

On the Market 408 - Melody Wright’s Honest Take On the “Worse Than 2008” Crash Claim

Real Estate by the Numbers

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A housing price correction “worse than 2008”? That’s the headline of Melody Wright’s widely-cited Newsweek interview, but today, she’s giving her full, honest take on what she really meant.

Melody got into the mortgage industry in 2006, riding the subprime wave up until it popped two years later. The lender she worked for went bankrupt in 2012, as Melody witnessed the fallout firsthand. From there, her new job became analyzing housing data to ensure this never happened again. And looking at the data—delinquencies rising, inventory spiking, a quiet “credit crisis” rarely talked about—Melody believes we could be on the verge of another serious correction.

Today, we’re getting her detailed opinion on whether we should expect a housing crash, correction, or a slow, stable return to affordability. We talk at length about the rising delinquency rates (much of which is not public) signaling serious trouble for the housing market and borrowers, and the “credit crisis” brewing behind the scenes that could upend the market (especially for investors).

This is what Melody Wright really thinks will happen next.

In This Episode We Cover

Melody’s real opinion on the “Worse Than 2008” claim 

Why Melody believes home prices could correct up to 50% in some markets

The “credit crisis” brewing that uncovers a very weak homebuyer pool

Delayed delinquency? Why more borrowers are beginning to inch closer to losing their homes

The white-collar recession that will have serious effects on pricey real estate markets

And So Much More!

Links from the Show

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On the Market 407 - The White-Collar Recession Means More for Real Estate Than You Think

Newsweek Price Correction ‘Worse Than 2008’ Coming To US Housing Market—Analyst

Reuters JPMorgan marks down value of loan portfolios of some private credit groups, source says

Realtor Housing Market Tilts in Favor of Buyers as Active Inventory Climbs

Grab Dave’s Book, "Real Estate by the Numbers"

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The next recession is already here. You may not see it, but you definitely feel it. Companies are quietly letting go of dozens or hundreds of workers at a time, interviews are getting harder to land, and those around you who made the most money are suddenly just trying to get by.

This is the “white collar recession”—and a new report could prove that it’s about to get much more severe. And what happens when the highest earners, those who buy homes and can get approved for mortgages, suddenly vanish from the housing market? The impacts could be widespread, and a permanent shift in real estate could be on the horizon.

Today, we’re unpacking it all—which jobs are most (and least) at risk, what will happen to the housing market as high-income earners lose their salaries (and ability to buy homes), and the markets most reliant on these types of white-collar jobs.

But it’s not all bad news. New opportunities could be emerging in select markets as a few major industries see stability, and one type of investment property becomes the most sought-after of all.

In This Episode We Cover

The “white collar recession” and the jobs most at risk due to AI

Why this time it’s different, and a recession may be inevitable 

How the housing market will permanently shift as homebuyers lose their income

The most stable housing markets with the best employment potential

One type of investment property every investor needs to keep an eye on (demand could rise)

And So Much More!

Links from the Show

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On The Market 401 - Off by Nearly 1 MILLION Jobs? Why New Jobs Report Will Impact Real Estate 

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Anthropic Report

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Could the war in Iran reverse all the interest rate relief we’ve received throughout the past year? With oil shooting up in price, unintended consequences could trickle down to your mortgage rate—and Americans are already feeling the shock.

The housing market is re-freezing as buyers (and sellers!) stay on the sidelines as the world feels more and more unstable. What does this mean for your mortgage rate? Some people say this could cause a housing crash; others argue the opposite. What’s really going to happen next?

We’re back with a new headline episode, going through the top stories affecting the housing market. First, we’re talking about the Iran war and its effects on mortgage rates and the housing market. Then, the states leading the 'two-speed housing market': some are seeing significant price gains, while much of America's home prices are declining.

Do you use an AI calling agent in your real estate business? You need to hear this first. A new lawsuit shows you could land in hot water unless you follow the rules. 

In This Episode We Cover

Back to rising mortgage rates? Side effects of the Iran war on the U.S. housing market

The hottest markets still seeing 4%+ price growth even in 2026

AI agents lead to lawsuit: What you should not do if you’re using AI callers for real estate

Why so many Americans are moving from the coast inland to these cities

Is the housing market freezing again? Why buyers and sellers are backing off

And So Much More!

Links from the Show

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Top 10 Markets Where Prices Will Rise and Fall in 2026

Headlines from Today’s Show:

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The housing market is split. Some real estate markets are seeing low inventory, rising prices, and fierce buyer competition. Others are seeing steep price cuts, desperate sellers, underwater owners, and delinquency rates creeping up. 

So, which housing markets are the riskiest in the country? Which market has the highest chance of seeing home price growth while the rest of America struggles for air?

We’re doing a nationwide deep dive today, looking at the metrics that matter most—home price appreciation, affordability, delinquency rates and owner distress, and underwater mortgage share. Each of these data points will allow you to predict which markets will grow, slow, and struggle over the next year.

Plus, Dave is sharing what each region of the country should be paying attention to as an investor, the riskiest markets of 2026, and the number one comeback city no one is expecting.

In This Episode We Cover

The riskiest housing markets in the U.S. that could see continued price declines

Cities seeing a return to “affordability” as buyers get a big break

Delinquency rates rising? Areas with these mortgage types see more owners fail to make payments

The “comeback” cities that have the greatest home price growth potential 

Why “underwater mortgages” aren’t as scary as you think they are (but investors should still be careful)

And So Much More!

Links from the Show

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On The Market 369 - Zillow Forecast: Best and Worst Housing Markets of 2026

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Remember all those homes that were “delisted” in the fall and winter? The homes that sellers took off the market when they couldn’t get the price they wanted? Well, now, the frozen housing market is thawing, and 75,000 “relistings” could boomerang back into the market. With a new wave of inventory, would this be the catalyst for home prices to drop even more?

Compass’s Mike Simonsen, friend of the show and all-time inventory expert, is back to give a quite contrarian take on the relisting inventory about to hit the real estate market. With the spring homebuying season about to peak in just a couple of months, former sellers now get a new chance to put their properties up again, in hopes that lower mortgage rates entice buyers.

The crash predictors say that this new glut of inventory could cause prices to drop as the buyer’s market becomes even more one-sided. But Mike has a key piece of data that changes the story entirely, one that could be good for the future housing market and actually give transactions a modest boost.

Mike says a “new era” of real estate is upon us—and it could last a while.

In This Episode We Cover

The “relisting” wave of inventory that could hit the housing market this spring

Why home prices may not drop even with more properties on the market

A “new era” of real estate that makes it even better to buy a home

Why housing inventory is falling in states with the biggest home price corrections 

No forced selling? The reality that kills the housing crash narrative 

And So Much More!

Links from the Show

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On The Market 378 - The “Delisting” Wave Putting Years of Housing Market Gains at Risk

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There’s a ticking time bomb for the U.S. housing market that nobody is talking about. It’s the biggest existential threat to home prices and housing demand, and it (arguably) can’t be stopped. The question is, how long do we have until it happens?

Today, we’re talking about population: what happens when the U.S. population begins to decline, and the need for housing falls year after year? Deaths are already set to outpace births by 2031, meaning we’re just five short years away from this risky scenario becoming reality. What happens to home prices? Will millions of homes sit empty? Which markets will see their values fall the fastest? Is real estate still safe to invest in?

Dave’s giving a masterclass on the population crisis, and how the housing market will be affected. From birth rates to immigration, baby boomers passing away (and passing down their houses), and cities that will face the biggest demographic headwinds, this is what every investor needs to know before 2031. 

In This Episode We Cover

What happens to the housing market once the population begins to decline?

Will our housing shortage flip to a supply glut as demand is forced to fall?

The one thing propping up our population and how it’s starting to falter

Short, medium, and long-term housing forecasts as population decline increases

Lessons from Japan, Germany, and Italy: Where do home prices fall the fastest once populations decline?

Markets that will be the safest when the population finally begins to flip

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

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U.S. Immigration Crisis: What It Really Means for Housing Markets and Investors

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Many of President Trump’s tariffs have been canceled—and the housing market could stand to benefit. Could this be yet another sign that inflation is slowing and that mortgage rates can continue to fall? 

This is big news for the housing market, but it’s not even the biggest news of this episode.

Today, we’re going over everything you may have missed. From the Supreme Court striking down tariffs in a majority vote to a major housing bill moving forward, to cities seeing the most new corporate headquarters (a serious sign of job growth), we’ve been busy taking stock of the stories affecting investors.

We’ll get into how the tariff reversal will affect prices and mortgage rates (this may be great news), the new housing law that could make building, renovating, and financing even easier, Trump’s new “tokenized” real estate investments, and the markets that may see the biggest booms as jobs flood these areas.

In This Episode We Cover

Tariffs canceled: a win for the housing market as inflation risk reduces?

The new housing supply and affordability bill that could pass the Senate soon

The cities that are gaining (and losing) corporate headquarters (some are not so obvious)

Would you invest in Trump’s “tokenized” real estate investment? The “crypto for real estate” push continues

Will tariffs be returned to American citizens who paid them? One Supreme Court justice gives his honest take

And So Much More!

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On the Market 399 - Buying (and Building) Houses Could Get a LOT Easier

WSJ: Supreme Court Strikes Down Trump’s Global Tariffs

NAR: Bipartisan Housing Bill Passes House of Representatives

BI: A crypto firm with ties to Trump will 'tokenize' some of the president's real estate empire

Visual Capitalist: The U.S. Cities Gaining and Losing Corporate HQs

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Big economic news dropped last week: labor data, inflation rates, and huge jobs revisions. All of these are already impacting the housing market, but could new numbers cause an even greater shift that could affect your mortgage rate, your rents, and your next deal?

Rental property owners, agents, sellers, and buyers: this news affects what you’re doing right now. New labor data beat the odds, with a surprising amount of hirings. But, with many of those hirings concentrated in a few specific fields, investors in markets with this line of work will need to watch carefully. And it wasn’t all good news—the largest jobs number revision in over a decade happened last week. The number of overreported jobs? It changes the picture entirely.

A strong labor market could mean stagnant mortgage rates, but inflation data might just come in to save the day. With lower inflation readings, could the Fed get the confidence to cut once again? 

Finally, we’ll talk about exactly which types of homes will sell and which will stagnate on the market. One type of property is flying off the proverbial shelf, so if you can build, renovate, or rent it, you could be in luck. For the rest of investors, Dave has some cautious words of wisdom that could save you if this economic trend continues.

In This Episode We Cover

Off by nearly 1,000,000 jobs: Inside the largest jobs number revision in over a decade 

New inflation rate readings and whether we’re trending in the right direction

More moves for mortgage rates? Positive data that could tip them a bit lower

The one type of housing that has high demand, even as consumer sentiment stays low

Why you either feel phenomenal or terrible about the U.S. economy 

And So Much More!

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On the Market 372 - New Recession Indicator Shows Americans Worse Off Than We Thought

BiggerPockets Real Estate - 1229 - Scott Trench’s $1,000,000 Bet on Real Estate (Update)

Grab the Book on "Recession-Proof Real Estate Investing"

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Rental property financing is becoming much easier. For years, seven and eight-percent rates made it brutal to make deals work. But now, things are changing—for the better.

Mortgage rates in the five-percent range? HELOCs with no closing costs? Seller concessions to buy down your interest rate, and a smoother path to affordable properties? It’s all culminating in 2026, and this could be one of the best years in recent memory to get a mortgage for a rental property. Today, we’re talking to Jeff Welgan, who's spent 22 years in the mortgage industry, and is bringing good news.

Thought those ARM (adjustable-rate mortgage) loans were left behind in 2008? Safer, cheaper, and more flexible ARM loans are available to investors. With lower rates and longer fixed-rate periods, they could be the perfect option as mortgage rates continue to decline. Jeff also shares how you can get a HELOC with no closing costs, so you don’t have to give up that rock-bottom mortgage rate you secured in 2020. Plus, when to refinance, how low rates could go, and whether you still should buy down your rate in 2026.

In This Episode We Cover

Jeff’s 2026 mortgage rate prediction and the “range” he thinks rates will stay in

Are ARMs back? Why adjustable-rate mortgages are cheaper, safer, and better for investors

Should you pay down your interest rate? When Jeff says it is (and isn’t) worth it

Why the mortgage industry’s cycle is about to end, and investors must be careful 

Got a high mortgage rate? This is when you should think about refinancing

And So Much More!

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BiggerPockets Real Estate 1207 - 2026 Mortgage Rate Predictions: This “X Factor” Could Change Everything

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