Overview of The Housing Market Is Shifting. Here’s What Rookies Should Do. (Rookie Reply)
In this Real Estate Rookie episode, Ashley Kerr and Tony J. Robinson answer three practical investor questions: how rookies should think about a shifting 2026 housing market, what to do after getting a property under contract, and how to approach out-of-state investing when local prices are too high. The core message is consistent throughout: stop trying to perfectly time the market, focus on whether the deal works, and build systems and a team that let you move confidently.
2026 Housing Market: How Rookies Should Think About Buying
Main takeaway
Don’t get stuck asking, “Is now the perfect time to buy?” Instead, ask whether the property still works based on conservative underwriting.
Key points
- Market conditions are shifting:
- Some prices are softening.
- Mortgage rates have eased slightly.
- Sellers are more open to negotiation.
- But the hosts caution against trying to time the market.
- Rookies often wait for a “better” moment and never actually start.
- Real estate investors have continued buying through every cycle:
- pre-COVID stability
- COVID-era low rates
- the more competitive 2023–2024 period
- The real decision rule:
- If the numbers work now, it can be a good deal now.
- If the deal only works because you hope rates drop later, that’s risky.
What to evaluate in a local market
- Rent demand and population growth
- Price reductions and seller motivation
- Whether the property cash flows at current rates
- Long-term hold potential
- Whether you can exit safely if needed
Strategic advice
- Focus on long-term buy-and-hold deals where you can wait out market changes.
- A future refinance is a bonus, not the reason to buy.
- In a hot market, good deals are harder to find.
- In a soft market, better opportunities may appear — but only if the math works.
What to Do After You Get a Property Under Contract
Main takeaway
Getting under contract is not the finish line — it’s when the real work begins.
Under-contract checklist
The hosts point listeners to BiggerPockets resources and outline the typical steps:
- Notify your attorney or title company, depending on your state
- Schedule the inspection
- Complete due diligence
- Send documents to your lender if financing the purchase
- Set up utility accounts ahead of closing
- Secure insurance before closing
- Line up contractors for post-closing work
- Plan to change locks on closing day or immediately after
Common rookie mistakes
- Assuming the hard part is over once the offer is accepted
- Missing deadlines on inspection, financing, or attorney/title tasks
- Failing to prepare utilities and insurance before closing
- Not lining up contractors until after ownership transfers
- Overlooking due diligence beyond simple maintenance issues
Resources mentioned
- BiggerPockets resources page with:
- acquisition checklist
- first deal checklist
- property walkthrough checklist
- due diligence checklist
- closing checklist
Out-of-State Investing for High-Cost Markets
Main takeaway
If your local market doesn’t cash flow, you may need either a different strategy or a different market.
For high-cost local markets
The hosts note that if you live somewhere like Southern California, traditional long-term rentals may not pencil out. Alternatives mentioned include:
- short-term rentals
- mid-term rentals
- assisted living
- sober living
These strategies can sometimes produce better cash flow while still allowing appreciation.
How to make out-of-state investing work
Tony shares that his first deal was in Louisiana while living in California, and the key was building a trustworthy local team.
Practical steps
- Visit the market in person first
- Spend a weekend there
- Have agents or property managers show you neighborhoods and properties
- Build your team
- agent
- contractor
- plumber
- HVAC tech
- property manager
- Ask your agent for referrals to other local professionals
- Use the agent as a gateway to the rest of your team
- Start with a clear buy box and have deals sent to you that fit it
Important mindset shift
- You probably won’t personally fix a burst pipe or swing a hammer.
- Whether you live nearby or 2,000 miles away, you’ll still rely on contractors.
- Remote investing is mostly about trust, systems, and local relationships.
Tool mentioned
- BiggerPockets Agent Finder as a place to start building a market-specific team
Key Takeaways
- Stop trying to predict the exact best time to buy.
- Buy based on deal quality and conservative numbers, not hope.
- Under contract is when diligence, financing, insurance, and logistics matter most.
- High-cost markets may require a different strategy, not necessarily no strategy.
- Out-of-state investing works best when you build a strong local team and learn the market firsthand.
Final Thought
The episode’s overall message is simple: investors who succeed don’t wait for perfect conditions. They learn how to evaluate deals, execute the process, and adapt their strategy to the market they’re in.