---
title: Is 2026 a Buyer's Market? What Rising Inventory Means for Your PCS
slug: is-2026-a-buyers-market-for-military-home-shoppers
description: >-
  Housing supply is up and rates are up too. See what that split means for
  military buyers and sellers this PCS season, then talk to a VeteranPCS agent.
publishedAt: '2026-09-26T09:00:00.000Z'
updatedAt: '2026-09-27T00:00:00.000Z'
author: VeteranPCS
categories:
  - Real Estate Insights
  - Financial Guidance
canonical: >-
  https://www.veteranpcs.com/blog/is-2026-a-buyers-market-for-military-home-shoppers
componentSlug: real-estate-insights
---
# Is 2026 a Buyer's Market? What Rising Inventory Means for Your PCS

Two things are true in the housing market right now, and they pull in opposite directions. Homes for sale are more plentiful than they have been in years, which normally favors buyers. Mortgage rates just climbed back above 7 percent, which normally favors nobody. If you are PCSing this fall or next spring, understanding how those two forces net out matters more than watching either one alone.

## Rates Climbed Back Above 7 Percent

The 30-year fixed rate averaged 7.03 percent for the week of September 24, 2026, up from 6.95 percent the week before, according to [Freddie Mac's Primary Mortgage Market Survey](https://www.freddiemac.com/pmms). That is a sharp move from where rates sat over the summer, and a reminder that the "rates are falling" narrative from earlier this year is not the whole story.

![Line chart showing the 30-year fixed mortgage rate rising from 6.30 percent a year ago to 6.47 percent in June 2026 to 7.03 percent by September 24, 2026](/images/blog/is-2026-a-buyers-market-for-military-home-shoppers/mortgage-rate-trend.png)

*Rates move week to week. Confirm today's number with your lender before you budget a payment. Source: Freddie Mac PMMS.*

For a VA loan, a higher rate does not change your $0 down payment or remove your funding fee exemption if you qualify for one, but it does change your monthly payment and how much house that payment buys. Our guide to [whether the VA loan always has the best rate](/blog/does-the-va-loan-always-have-the-best-rate) explains how VA pricing compares to conventional financing even as the overall rate environment shifts.

## Inventory Is the Highest It Has Been in Years

While rates were climbing, supply was also building. Active listings were up 5.8 percent year over year as of the week of September 19, 2026, with more than 1.17 million homes on the market nationally, according to [Realtor.com's weekly housing data](https://www.nar.realtor/research-and-statistics). Existing-home inventory reached 4.9 months of supply in August, the highest level in more than a decade, per the [National Association of REALTORS](https://www.nar.realtor/research-and-statistics/housing-statistics/existing-home-sales). New listings hit their highest level in more than four years, according to [Redfin](https://www.redfin.com/news/press-releases/new-listings-surge-august-2026/), and nationally, 59.5 percent of homes sold below their original asking price in August.

![Four stat cards: active listings up 5.8 percent year over year, 4.9 months of housing supply, 59.5 percent of homes sold below asking price, and a 7.03 percent average mortgage rate](/images/blog/is-2026-a-buyers-market-for-military-home-shoppers/market-stats.png)

*More supply and slower sales are shifting negotiating leverage toward buyers in most markets. Sources: Realtor.com, NAR, Redfin, Freddie Mac.*

More supply than buyers typically means more room to negotiate: seller concessions, repair credits, and price reductions become more common, and homes sit longer before selling. That is real leverage if you are buying, and it is worth planning around if you are selling.

## What This Means If You Are Buying on a PCS

More inventory means more choices and less pressure to waive an inspection or bid over asking just to compete, which matters if you are house-hunting long-distance on leave and cannot see every listing in person. A higher rate does mean your BAH has to stretch further on the payment side, so it is worth running the numbers before you start touring. Our guide to [how much house you can afford on BAH](/blog/how-much-house-can-you-afford-on-bah) is a good starting point, and [seller concessions](/blog/how-to-leverage-seller-concessions-to-lower-your-closing-costs) are more realistic to ask for in a market with this much supply, which can offset some of the higher-rate math through a temporary rate buydown or a closing-cost credit.

[Connect with a VeteranPCS agent](https://www.veteranpcs.com/contact-agent) in your next duty station's market before you start touring, since local conditions vary a lot even within a national trend like this one.

## What This Means If You Are Selling on a PCS

Rising inventory means your home is competing with more listings than it might have a year or two ago, and homes are taking a bit longer to sell in most markets. Price it realistically from day one rather than testing the market high, since an overpriced listing sitting for weeks tends to sell for less in the end than one priced correctly from the start. If your PCS timeline is tight and a fast sale matters more than squeezing out every dollar, our guide on [renting versus selling when you PCS](/blog/rent-or-sell-your-home-when-you-pcs) walks through both sides of that decision, including what happens if the market where you are stationed now favors renting it out instead.

## Frequently Asked Questions

### Does more housing inventory mean home prices are falling?

Not necessarily everywhere. Listing prices have softened modestly on a national level, but conditions vary sharply by metro. Some markets with strong local demand are still seeing prices hold or rise even as national inventory grows.

### Should I wait for rates to drop before buying?

Nobody can reliably time a specific PCS around a rate forecast. If a home fits your budget at today's rate, buying now and refinancing later if rates fall keeps your PCS timeline intact rather than gambling on a rate that may or may not arrive when you need it to.

### Is this a good time to sell my house before a PCS?

It depends heavily on your local market, not just the national trend. A VeteranPCS agent in your area can tell you how local supply and buyer demand compare to the national numbers in this guide.

### How often do mortgage rates change?

Freddie Mac publishes its Primary Mortgage Market Survey weekly, and rates can move meaningfully from one week to the next. Always confirm the current rate with your lender before finalizing a budget.

[Reach a VeteranPCS lender](https://www.veteranpcs.com/contact-lender) to see what today's rate means for your specific numbers, and [connect with a VeteranPCS agent](https://www.veteranpcs.com/contact-agent) to understand your next duty station's local market before you buy or sell.

*This content is for informational purposes. Consult a professional for personal financial decisions, and verify current rates and market data before you act.*

*Share this with someone weighing whether to buy or sell before their next PCS.*