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FAQ: Courtney Poulos on the 2026 Housing Reset Narrative and Real Market Dynamics
TL;DR
ACME Real Estate's Courtney Poulos identifies that creative financing like rate buy-downs offers buyers a competitive edge in the current real estate market.
Poulos explains that COVID-era pricing dynamics, not tariffs, constrain the market due to sellers' low mortgage rates and buyers' high borrowing costs.
Realistic rate adjustments and seller flexibility can help more people achieve homeownership, building wealth and supporting the American dream.
Despite industry hype about a 2026 housing reset, Poulos observes buyer enthusiasm returning and properties still selling over asking price in Los Angeles.
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Courtney Poulos analyzes the "2026 Great Housing Reset" narrative, arguing it's industry hype and that real market constraints come from interest rates and COVID-era pricing dynamics, not Trump's tariffs.
She says contractors in her Los Angeles market haven't seen meaningful tariff impacts, noting new construction isn't dominant there and tariffs haven't significantly affected developer costs, calling them a "red herring."
The real constraint is a mismatch between sellers who bought during COVID with cheap money and low interest rates, creating a "lock" where they'd take losses selling now, and buyers who can't afford those prices at current 6-7% rates.
She suggests creative financing options like rate buy-downs (where developers prepay mortgage rates with builder credits) and realistic rate adjustments that balance unlocking inventory without triggering inflation.
She's seeing cautious optimism with increased buyer enthusiasm this fall, buyers tired of waiting, sellers willing to come down in price, and properties still receiving strong offers (like one with 19 offers going $300,000 over asking).
Courtney Poulos is founder and CEO of ACME Real Estate in Los Angeles who says "I don't see the truth in that sentiment" about the 2026 reset, instead seeing a market doing what markets do with participants adjusting to current conditions.
She mentions rate buy-downs where developers prepay mortgage rates with builder credits, allowing buyers to experience lower rates for the first few years or even the life of the loan.
She notes that when interest rates reach "the fives" (like on seven-year jumbo ARMs), "all those people who are sitting on the edges are going to start making moves."
Unlike doom-and-gloom narratives, she's cautiously optimistic, observing an uptick in buyer enthusiasm even into November, which is typically the beginning of the quiet time in real estate.
Curated from Keycrew.co
