The economy’s been all over the place lately. Inflation might be coming down, but rising tariffs, stock market dips and global uncertainty are keeping everyone on edge. With mortgage rates bouncing around, homebuyers are asking me, Will housing become more affordable in a recession?

After more than 20 years in real estate, I’ve seen my share of ups and downs, from boom times to full-blown crashes, like 2008. The truth? There’s always opportunity, even in a downturn. The market doesn’t stop during a recession. It just shifts. And if you’re ready, that shift can actually work in your favor.

Let’s break down what a recession really means for mortgage rates, home prices and your opportunity to buy a home. 

Is a recession on its way?

There are plenty of recession warning signs right now. Layoffs are picking up, GDP is slowing and consumer confidence has dipped. Paychecks aren’t going as far, and retirement accounts are taking hits. 

While less disposable income and tighter budgets point to a general slowdown in the economy, technically, we’re not in a recession. Not yet. It would take two consecutive quarters of negative GDP growth to hit that definition. But for a lot of folks, it already feels like one. 

High prices and inflation aren’t the same thing. Even if the inflation rate isn’t going up, the cost of everyday goods and services is still high, and budgets are getting hammered. When folks feel the squeeze every time they swipe a card at the grocery store, it shapes how they think about making huge purchases like a home.

Will the Fed cut interest rates?

Borrowing costs have been expensive for the last several years, making households and businesses wary about taking out loans. The Federal Reserve will probably cut interest rates again later this year, eventually making financing cheaper. 

But those cuts won’t come for a while. The Fed’s a bit stuck right now. The economy’s losing steam and inflation is cooling, but not fast enough. The central bank is being cautious about shifting policy, especially with tariffs driving prices back up.

Though lower interest rates will eventually impact the housing market, the Fed doesn’t directly control mortgage rates. Mortgage rates move based on many factors, such as the bond market and investor expectations. Even when the Fed starts cutting rates again, don’t expect mortgage rates to drop like crazy. Many of those expected cuts are already priced into the market. 

Will mortgage rates drop in a recession?

Mortgage rates often fall during an economic depression, as we saw recently in 2020 and earlier in 2008. Lower rates help boost the economy, and the Fed knows that.

But this time around, things are messier. There’s volatility everywhere. Even though rates could drop, they might also shoot back up with any good economic news. Like many experts in the real estate industry, I think average rates for a 30-year fixed mortgage will hover between 6.5% to 7.25% for most of 2025, with weekly jumps and dips in that range. 

If you’re holding out for 4% or 5% mortgage rates, you may be waiting longer than you’d like. It’s going to take far more negative economic news to see rates fall in a big way.

It’s also worth pointing out that your personal financial situation matters more than your interest rate. If you’ve got a solid stream of income and a long-term plan for paying off a home loan, waiting for a perfect rate might not be worth it.

Will home prices go down in a recession?

Home prices are the big question. And the answer is… they won’t likely go down in a big way.

Historically, home prices don’t fall much during recessions. The 2008 housing crash was the exception, not the rule. What we’ll probably see is slower appreciation or small dips in certain markets, especially in areas hit by higher insurance costs, taxes or natural disasters (Florida, Texas and Louisiana come to mind).

But nationwide, we’re still dealing with low inventory. Until that changes, it’s hard to see prices dropping dramatically. Plus, given high construction and labor costs, it’s clear home prices aren’t falling off a cliff anytime soon.

Is it cheaper to buy a home during a recession?

If you’re financially stable, it could be cheaper to buy a home in a recession. You might find better deals, less competition and more negotiating power. But if lending tightens, getting a loan could get tougher. That’s something we’re already starting to see with condos and certain types of properties.

And don’t overlook the «wealth effect.» When people feel wealthier, like when their stock portfolio or home value is up, they’re more confident making big purchases. 

But when those numbers start to slide, or there’s even a threat of job insecurity, even if nothing’s really changed day to day, people pull back. That affects buyer activity in a big way. If someone just lost $20,000 in their 401(k), they’re not rushing to get a new mortgage.

What’s the best time to buy a home? 

The best time to buy a home is when it makes sense for you. If you’ve got a steady income and strong credit, and you’re ready to settle down, a recession could actually work in your favor. 

Just don’t wait around for some magical «perfect time» to take out a mortgage. The green light most people are waiting for doesn’t exist. But if you prepare, stay informed and work with the right team, you can make a smart move no matter what the economy’s doing.

Are you enjoying your stay at The White Lotus? Mike White’s Emmy-winning social satire has called Thailand its home for season 3. As we’ve seen from the previous two installments (the first season was set in Hawaii, and the second season took place in Sicily), a sinister underbelly lurks beneath the surface when a White Lotus hotel is involved. If you didn’t know, class warfare is an unlisted amenity.

The eight-episode installment has featured a talented ensemble cast of mostly new faces. Leslie Bibb, Carrie Coon, Walton Goggins, Sarah Catherine Hook, Jason Isaacs, Michelle Monaghan, Sam Nivola, Lek Patravadi, Parker Posey, Natasha Rothwell and Patrick Schwarzenegger (yes — Arnold’s son) star alongside many others. Let’s not forget Sam Rockwell’s cameo and revealing monologue.

When it comes to returning cast members, The White Lotus season three sees Natasha Rothwell reprises her role as massage therapist Belinda from Season 1 and Jon Gries is back as Greg. Creator Mike White returned once again to write and direct all eight episodes.

Read on to learn the episodic release schedule for The White Lotus Season 3 and how using a VPN can enhance your viewing experience.

Read more: Max Streaming Service Review: Loads of Content, but You Have to Make It Fit You

When to watch The White Lotus Season 3 on Max

The seventh episode will premiere on Sunday, March 30, at 9 p.m. ET/PT on HBO and will be available to stream on Max. New episodes are scheduled to air every Sunday after that until the finale on April 6.

Here’s the full release schedule:

• Episode 7: Killer Instincts, March 30 
• Episode 8: Amor Fati, April 6 

How to watch The White Lotus Season 3 with a VPN

If you travel abroad and want to watch your favorite shows, a VPN (Virtual Private Network) can help keep your online activities private and safe. A VPN encrypts your internet traffic, which stops your internet service provider from slowing down your speeds. It also protects you when you connect to public Wi-Fi networks, keeping your devices and login information secure. 

VPNs are legal in many countries, including the United States and Canada. They can improve your online privacy and security. However, some streaming services do not allow VPN access to content that’s specific to certain regions. Before using a VPN for streaming, check the platform’s terms of service to ensure you follow the rules. 

You may decide to use a VPN. If so, make sure to carefully follow the installation instructions from your provider. This will help you connect securely while following all necessary laws and agreements. Some streaming platforms may block access if they detect a VPN. It is crucial to verify whether your streaming subscription allows the use of a VPN.

Years have passed since T-Mobile customers filed for a part of the wireless carrier’s 2022 class-action settlement. But starting next month, those who qualify should begin to see their payments arrive. The settlement is the result of a class-action lawsuit filed against T-Mobile after a 2021 cyberattack exposed the personal data (names, addresses and social security numbers) of 76 million US customers. In 2022, T-Mobile agreed to a $350 million settlement to resolve claims that its negligence led to the data breach. It remains the second-largest data breach settlement in US history, following Equifax’s $700 million settlement in 2019.

How much will each person get?

If your data was exposed but you haven’t already filed, it’s too late to get in on the settlement. It’s all over except for the distribution of the checks. T-Mobile agreed to pay $350 million into a settlement fund that will be used to make cash payments for out-of-pocket losses and lost time, make cash payments, provide identity-defense services, provide restoration services, make payments to notify class members and administer the settlement, pay the class representatives who brought the suit, and pay attorney fees and costs.

According to The Hill, payments might be smaller than $25 for some, as priority will go to those who can prove they suffered out-of-pocket losses. Those who made a valid claim for identity-defense services will be sent information on how to activate those services. Monetary payments will be made in the manner each customer selected at the time they filed, which could mean a paper check will be mailed, or a digital deposit will be made. You can read the full documents for the lawsuit online.