Mortgage Rates Are Expected to Come Down — But Should Buyers Wait?

“Is now a good time to buy, or should I wait for interest rates to drop?”

That’s one of the most common questions buyers are asking right now — especially after recent headlines about a $200 billion purchase of mortgage-backed securities (MBS) being greenlit to help ease pressure on mortgage rates.

So let’s slow this down and really talk through:

• What this actually means

• How long it could take to affect rates

• And why waiting too long could work against you as a buyer

What Does the $200 Billion Mortgage-Backed Securities Purchase Mean?

Mortgage-backed securities are bundles of home loans that are bought and sold on the secondary market. When the federal government steps in and buys a large volume of these securities, the goal is to:

• Increase demand for mortgage bonds

• Lower yields on those bonds

• And eventually help bring mortgage interest rates down

This isn’t new, and it doesn’t cause overnight change. It’s a market signal, not a light switch.

How Long Does It Take for Rates to Actually Drop?

This is where a lot of buyers get frustrated — understandably so.

Even when a large MBS purchase is announced:

• Rates don’t immediately drop the next day

• Lenders price loans based on expectations, not headlines

• The impact often happens gradually and unevenly

In many cases, the anticipation of rate drops brings buyers back before the lowest rates ever arrive.

That timing matters more than most people realize.

Why Buyers Are Watching Closely Right Now

There are a lot of buyers in Northeast Florida who:

• Want to buy

• Are financially ready

• But are waiting specifically for rates to come down

The moment rates start trending lower — even slightly — many of those buyers will feel confident jumping back into the market.

And that’s where things change.

What Happens When Rates Come Down?

Lower interest rates don’t just help affordability.

They also:

• Bring more buyers into the market

• Increase competition

• Shift leverage back toward sellers

Right now, buyers in many parts of Northeast Florida have been able to negotiate:

• Closing cost assistance

• Seller-paid buyer agent commissions

• Price reductions

• Repairs or credits after inspections

That’s happening because sellers need buyers.

But when more buyers show up, sellers don’t need to negotiate as much.

Why This Matters If You Need Help From the Seller

This is the most important part — and it’s often overlooked.

If you’re a buyer who:

• Needs closing costs covered

• Needs concessions to make the numbers work

• Needs flexibility on price or repairs

You actually benefit from less competition, not lower rates alone.

When sellers have multiple buyers:

• They choose the cleanest offer

• They say no to concessions

• They stop reducing prices

And buyers who need help often get pushed out first — not because they’re doing anything wrong, but because sellers no longer have to say yes.

Inventory, Demand, and the Market Shift

There are currently over 9,500 homes on the market across Northeast Florida.

That inventory feels manageable right now because demand has been suppressed by higher interest rates.

But if buyer activity spikes:

• Showings increase

• Offers increase

• Negotiations decrease

That’s how a buyer’s market turns into:

• A balanced market

• Or even back toward a seller’s market

And when that happens:

• Prices stop coming down

• Incentives disappear

• Competition returns quickly

The Risk of Waiting Too Long

Yes — your payment may improve if rates drop.

But if you wait:

• You may pay more for the home

• You may lose seller concessions

• You may be competing with buyers who don’t need help

Many buyers end up realizing too late that:

• They could have bought for less

• With more leverage

• And refinanced later

You can refinance an interest rate.
You can’t refinance purchase price or missed opportunity.

So… Is Now a Good Time to Buy?

For buyers who:

• Need assistance

• Need negotiating power

• Need flexibility

Buying before demand surges can actually be the safer move, even if rates aren’t perfect yet.

The question isn’t just “Will rates come down?”
It’s “What will the market look like when they do?”

Final Thoughts

Lower rates are good news.
But more buyers come with them.

If you wait too long, you may find yourself:

• Paying more

• Getting less

• Or losing out entirely

Timing matters — and strategy matters even more.

Let’s Talk Through Your Options

If you’re trying to decide whether now is the right time to buy, or you’re wondering how upcoming rate changes could affect your buying power, the team at CrossView Realty is here to help.

📞 Call or text us at 904-503-0672
📧 Email: info@crossviewrealty.com

We’ll walk through the numbers, the timing, and your options so you can make the best decision for your situation.