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Waiting for a Recession to Buy a Home? This Realtor Weighs In

Here are the most important things to know about mortgage rates during an economic downturn.

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.

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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.

Technologies

Passengers and crew foil co-pilot’s apparent attempt to crash FlyDubai flight to Israel

One of the pilots on a FlyDubai flight headed for Israel stabbed the second pilot, according to Israeli Prime Minister Benjamin Netanyahu.

On-duty flight crew and passengers managed to foil a pilot’s apparent attempt to crash a FlyDubai flight, after reports emerged of a fight in the cockpit.

The incident on flight FZ1073 from Dubai to Tel Aviv happened when a co-pilot stabbed a pilot, according to Israeli Prime Minister Benjamin Netanyahu, who praised the victim’s quick thinking.

“Despite being stabbed and seriously injured, he fought back, resisted, opened the cockpit door, and enabled passengers and crew to overpower the attacker — preventing a catastrophic mid-air disaster. He saved the lives of 174 people, including Israeli citizens and other nationals,” Netanyahu wrote in a post on X.

FZ1073 was diverted to the Tabuk airport in Saudi Arabia, the airline said, after being successfully secured and diverted by flight crew.

FlyDubai in a statement said that an “altercation” occurred on the flight deck of the plane, but did not mention a stabbing.

However, the airline added that the underlying reasons and motives for the clash is currently unknown, urging all parties to refrain from speculation.

The injured pilot was identified by Netanyahu as Indian national Smit Machchhar. No details have been released on the identity of the attacker, except that he was being interrogated by Saudi authorities.

The Indian embassy in Riyadh said on X that Machchhar is in a hospital in Tabuk, and is reported to be in stable condition.

The Israeli Prime Minister also identified the passenger who broke into the cockpit as Yaniv Hayun, calling him a “hero” and adding he deserved “a global medal of honor.”

Flight data from tracking site FlightRadar24 showed that the plane had experienced extreme altitude fluctuations before broadcasting a “general emergency” squawk code.

FZ1073 had dropped from over 14,000 feet in just 29 seconds, and FlightRadar24 also added that vertical speeds ranging from approximately -30,000 to +10,000 feet per minute were observed from the transponder data.

For context, vertical speeds during normal operations rarely exceed plus or minus 4,000 feet per minute, it added.

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South Korean President Lee Reins In Alaska LNG Project Participation Following Trump’s Endorsement

South Korea’s proposed $200 billion U.S. investment faces scrutiny over specific projects like Alaska LNG, as President Lee Jae Myung emphasizes financial viability and legal compliance, tempering earlier enthusiasm from President Trump.

South Korea’s proposed $200 billion investment in the U.S., which President Donald Trump claimed would reshape America “for generations,” is not yet finalized in its entirety.

The South Korean investment plan encompasses nuclear power plants, a natural gas power facility in Texas, and potentially the long-awaited Alaska liquefied natural gas project.

Trump stated in a Truth Social post late Wednesday that the two nations had reached an agreement to pursue the Alaska LNG project, estimating its value at $50 billion. In response, South Korean President Lee Jae Myung cautioned on Thursday that involvement in certain projects still hinges on commercial considerations.

Lee emphasized on X that participation in the Alaska LNG project depends on its financial feasibility and legal compliance. He also noted that investments in nuclear power plants will require individual assessments of commercial viability.

The U.S.-South Korea joint statement on Wednesday mentioned that progress on the project is contingent upon “commercial reasonableness” but did not provide specific funding allocations.

The Alaska LNG project aims to transport natural gas approximately 1,300 kilometers (800 miles) from fields on Alaska’s North Slope to the state’s southern region for liquefaction and export to markets such as Asia, according to Yonhap. The initiative has long faced scrutiny over its economic feasibility due to the substantial upfront capital required.

Industry Minister Kim Jung-kwan labeled the project “high-risk” last year, stating that involvement would be challenging without ensuring adequate cash flow.

Overall, the investment package includes $22.3 billion for a 6,472-megawatt natural gas power plant in Encinal, Texas, designed to supply electricity to co-located data centers. The project will be spearheaded by developer Related Cos. and U.S. energy company NextEra Energy.

Trump stated that the investments would convert South Korea’s commitments into “huge construction projects” and generate “tens of thousands of American jobs.”

“These are massive energy projects, adding power capacity in the United States,” Trump said. “This is new construction, new manufacturing, and great jobs for American workers.”

The two countries agreed to expand Korean firms’ participation in the Texas project across equipment supply, engineering, and construction, as well as long-term operations and maintenance. The U.S. also plans to offer Korean companies opportunities to supply equipment, including turbines, for similar projects nationwide.

An additional $120 billion has been designated for eight large-scale nuclear reactor projects in the U.S. Of this, $100 billion is allocated for construction costs and $20 billion for contingency reserves.

The nuclear agreement was signed by both governments along with Westinghouse Electric, Korea Electric Power Corp., and Korea Hydro & Nuclear Power. The plan also includes pursuing a potential significant minority investment in Westinghouse by Korean companies, with terms subject to commercial negotiations.

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SEC Advances Crypto Custody Rules as Major Legislation Languishes in Congress

The SEC has proposed new crypto custody rules for investment advisers and funds while comprehensive legislation remains stalled in Congress, creating a regulatory pathway for digital asset holdings.

The U.S. Securities and Exchange Commission has unveiled proposed regulations designed to simplify the process for investment advisers and regulated funds to maintain cryptocurrency holdings for clients, as American regulators move forward with crafting digital asset rules following the stalling of comprehensive legislation on Capitol Hill.

The proposal, revealed Thursday, would create a specialized framework governing how registered investment advisers, investment companies, and business development companies maintain custody of crypto assets.

The modifications aim to update decades-old custody requirements and eliminate regulatory obstacles that the SEC says have restricted advisers’ capacity to provide crypto-related investment options.

Under the proposed regulations, crypto assets could be held in self-custody under “certain circumstances,” while state trust companies could also function as custodians for crypto assets belonging to clients and regulated funds.

The changes could also grant regulated funds expanded authority to offer investors crypto-related investment strategies, according to the SEC.

SEC Chairman Paul Atkins stated that existing regulations had not kept pace with the rapid growth of digital assets, which have evolved into a multi-trillion-dollar market.

“Today’s proposal would provide a clear regulatory framework for the custody of crypto assets, giving investment advisers and funds a compliant pathway where none existed before,” Atkins said.

The proposal arrives as U.S. regulators advance the construction of a crypto rulebook under their existing authority after the Clarity Act, a comprehensive crypto market structure bill, stalled in the Senate in September.

This represents another step in the SEC’s broader initiative to reshape the U.S. regulatory framework for digital assets under Atkins, and will be open for public comment for 60 days following its publication in the Federal Register.

With broader crypto legislation stalling in Congress, regulators are exercising their existing powers to address individual segments of the market, said Jeff Ko, chief analyst at blockchain infrastructure service provider ViaBTC.

“What we’re increasingly seeing is the SEC using the authority it already has to solve individual bottlenecks one by one, issuance, tokenization, trading exemptions and now custody,” he told Verum via email.

The changes could also intensify competition among crypto custodians, potentially reducing the cost and complexity of investing in digital assets, he said, adding that institutional custody has historically been concentrated among a relatively small number of providers.

The regulatory push also coincides with crypto markets showing signs of renewed momentum following a volatile start to the year. Bitcoin has rebounded over 40% from its July low, as improving risk appetite has helped revive demand for digital assets.

The recovery follows a prolonged downturn from late 2025 into the first half of 2026.

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