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GCA Forums News for Monday June 22 2026
Housing and Mortgage News for Monday, June 22, 2026
As the week of June 22, 2026, begins, the housing market shows few signs of cooling, as homebuyers contend with high home prices, mortgage rates hovering around 6%, and price levels that threaten purchasing power. Despite this, the market is active. More buyers are writing contracts, existing-home sales rose in May, and in many markets, home sellers are starting to negotiate prices more than they did in the recent housing boom.
Mortgage rates remain the most serious concern. For the week ending June 22, 2026, Freddie Mac reported the average rate for a 30-year fixed mortgage at 6.47%, with the 15-year fixed mortgage averaging 5.81%. While rates are lower than they were this time last year, they remain elevated enough to warrant caution for homebuyers.
The Federal Reserve also remained the focus of attention. On June 22, 2026, the Fed decided to hold the line on its benchmark interest rate. While the Fed does not control mortgage rates directly, it does trickle down to the bond market, and inflation and interest rate expectations. Mortgage rates are more closely tied to the 10-year Treasury yield than to the Fed funds rate.
Rate, and Rate Alone, is Affecting Demand
The largest variable in today’s market is, without a doubt, the interest rate. A potential buyer may qualify to purchase a property at a 5.5% interest rate, but at a 6.5% rate, that same buyer may no longer qualify. Differences in interest rates affect monthly payments, debt-to-income ratios, and, ultimately, loan approval.
Because of this, borrowers have begun to ask about seller concessions, temporary rate buy-downs, lender credits, and FHA/VA/USDA/Non-QM loan types. Locally, buyers have begun to search for homes and payment assistance.
For mortgage professionals, this means pre-approval files need to be reviewed more closely, and income, credit, assets, and debts, along with the mortgage loan product, need to be more closely matched, as the margin is now much thinner.
Housing Market Boost with Increased Existing-Home Sales in May 2026
The data show a boost in the housing market, with Existing Home Sales in May 2026 increasing 3.2% Month over Month. These sales have increased across the Northeast, Midwest, and Southern Regions, while the West has seen little to no movement.
This supports the idea that buyers are still participating in the housing market, even with interest rates over 6%, and Spring did not see the near-total collapse of the housing market. Buyers are beginning to understand that this is the market and that 6% interest rates may be here to stay in the near future.
The Midwest remains one of the strongest monthly growth markets and is more affordable than Coastal communities. Buyers priced out of the Coastal communities are now focusing on the Midwest, which offers a better price-to-income ratio.
Pending Home Sales Indicate Active Home Buying
Pending home sales data released for May 2026 shows positive momentum. This number increased 3.8% from the previous month and increased 4.8% from 2025. Pending sales data is critical as it provides the number of transactions for which contracts have been signed.
This data shows buyers will continue if the finances work. Many renters remain interested in buying. Many individuals are being relocated by jobs, family, divorce, retirement, and other life changes.
Demand is present for the housing market. The challenge for buyers is affordability.
Home Prices Remain Firm as Market is Inelastic
Housing prices remain unchanged, and in some cases are increasing across the U.S. market, while the number of available homes remains stagnant. There are homes listed for sale, but many neighborhoods still have fewer listings than there are buyers.
The lock-in effect is real, and many sellers have mortgage rates below 4%. These sellers are unwilling to incur the costs of selling their home and buying another at the current higher mortgage interest rates. Many neighborhoods are seeing the effects of the market in an inelastic state.
Some neighborhoods, especially in the Sun Belt, are seeing more listings and more price cuts. Comparatively, neighborhoods with housing shortages in the Northeast and Midwest are unlikely to see substantial price declines. This is why national housing data often is contradictory to local housing data.
Builders Offer Incentives
New construction is key to the housing market. To draw buyers, builders use incentives such as rate buydowns, closing cost assistance, upgrades, and price adjustments.
Today, for some buyers, rate buydowns for new-construction homes may make monthly mortgage payments more affordable than when purchasing an existing home, where no seller concessions were made. But the buyer needs to look at the overall deal. A temporary rate reduction for the first year or two may not be the best option for the buyer in the long term.
Buyers should consider what happens after the temporary rate ends. Check the final payment amount. If the builder paid for the rate buydown, check whether the home’s sale price increased as a result. More Common
In 2026, more sellers paid seller concessions to assist buyers with prepaid costs, with closing costs being the highest paid seller concession. Most buyers could afford the monthly mortgage payment, but were short of funds to cover prepaid costs, closing costs, and the required escrows.
Seller concessions made a significant difference for FHA, VA, USDA, and conventional buyers. Sellers who did not negotiate were likely to remain on the market, particularly in areas with high inventory. Sellers who were realistic about the price and helped with costs had a better chance of going under contract.
Importance of FHA, VA, USDA, and Non-QM Loans
In today’s market, government, alternative, and non-QM loans are vital.
The FHA loan is great for first-time homebuyers, as well as for people with lower credit scores and higher debt-to-income ratios. Loan programs for Veterans are incredibly advantageous for those who qualify. They provide 100% financing and do not charge monthly mortgage insurance. USDA loans are also available for those buying homes in the more rural and suburban areas.
Non-QM loans are gaining traction as borrowers who are self-employed, real estate investors, bank-statements, 1099 borrowers, and those with credit scores below 720 to get the borrower into the right loan program to address their concerns, rather than assuming that one loan program denial means the borrower will never qualify for a loan.
What Mortgage Loan Officers Are Seeing Right Now
Many mortgage loan officers are seeing prospective borrowers who require an extensive strategy to close due to complex files.
The files themselves relate to problems with debt-to-income ratios, credit card and bank statement collections, student loans, self-employed income, part-time income, and variable, unstable income due to recent employment, as well as issues with late payments, collections, and bank statement deposits that are difficult to explain.
This is why stronger pre-approvals mean borrowers signing contracts to buy a house. Home buyers on a house-hunting strategy need a precise solution before signing an offer. This is why realtors need an accurate lender. A bad pre-approval means wasting time, money, and missing out on a great house.
What Buyers Should Do This Week
Buyers should not wait to review financing until they have a home to purchase. It is best to get a full review as early as possible.
What Buyers Should Do This Week
Buyers should review their credit and clean up any new debt. Buyers should try to clean up their bank statements by documenting all transactions and avoiding any job changes. Buyers should also ask their lender about seller concessions, rate buydowns, down payment assistance, and other loan programs.
The right structure can get a buyer approved for a loan.
What Sellers Should Do This Week
Sellers should be aware of how much inventory is on the market locally, the average days on the market, how much prices drop, and what buyers have to say about homes. The 2026 homes will not be the same as the 2021 market. Buyers are way more sensitive to the monthly payment.
Homes listed beyond a reasonable price tend to be ones buyers suspect are listed for a reason. Listing a home at a reasonable price and being flexible on closing costs will typically attract more desirable offers.
The highest price is not always the most desirable offer. The offer with the strongest guarantee of closing is the most desirable.
What To Watch Next
The mortgage markets will continue to evaluate Treasury yields, inflation reports, oil prices, labor statistics, and comments from Federal Reserve officials. Continued signs that inflation is not under control will keep borrowing costs elevated. Signs that inflation is improving will help to reduce the cost of borrowing.
Housing reports coming out later in the summer will reveal whether May’s sales bump is the start of a sustained improvement or just a temporary sales spike.
Bottom Line
The housing market on Monday, June 22, 2026, is difficult but not dead. Even though it is harder to get a mortgage, it’s more difficult to afford a house, and home prices are still elevated. People are still submitting offers, and sales and pending sales of existing homes are both increasing.
This is not a market for guessing. This is a market for preparing.
Borrowers should have solid pre-approvals, clean docs, and the right expectations regarding payments, and should work through the mortgage process. Sellers should work through the process of optimal pricing and may also offer assistance with closing costs or rate buydowns.
The buyers and sellers who work through all of these processes in the 2026 market should have the greatest likelihood of closing the sale.
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Illinois Just Passed The Largest Budget In State History — And You Are About To Pay For It
Illinois lawmakers just approved the largest single spending plan the state has ever seen — $55.9 billion. The largest budget any Illinois General Assembly has ever passed.
But the headline number is not the story.
Inside this budget is over $800 million in new tax hikes — on corporations, social media platforms, cryptocurrency transactions, and fantasy sports. The Property Tax Relief Grant that helped offset homeowner property taxes was cut. State lawmakers gave themselves a $3,146 pay raise inside the same document.
Public pension benefits got a $13 billion spike. The budget contributes $5 billion less than what actuaries say is needed to keep the pension system funded.
And since 2019 Illinois has grown its budget by $16 billion and enacted over 50 separate tax hikes — while the governor calls it seven years of fiscal discipline.
The Illinois Policy Institute found something different. Spending grew 46% while the state’s economy grew only 33%.
This is not just about one budget.
This is about whether Illinois is becoming a harder place to live, work, and own a home.Join the conversation
Do you think Illinois taxes and spending are pushing residents to leave?
Or is the state simply doing what it has to do to keep services running?Drop your thoughts in the comments below.
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Violence in Chicago is making National News again. Why doesn’t Mayor Brandon Johnson and Illinois Governor JB PRITZKER call President Donald Trump for help. Look at how crime went down in DC due to the local law enforcement works with federal law enforcement.
President Trump is calling out Illinois Governor J.B. Pritzker after another violent weekend in Chicago sparked renewed debate over crime, public safety, and the role of federal law enforcement. In this video, we break down Trump’s latest comments, the discussion surrounding a possible federal surge, reactions from state and local leaders, and what officials are saying about cooperation between federal, state, and local agencies.
We also examine recent crime statistics, previous federal operations in cities such as Washington D.C. and Memphis, and the growing debate over whether similar strategies could be expanded elsewhere. Chicago crime wave is not getting any better.
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Politicians and faith leaders in Chicago are calling for a new Department of Gun Violence Prevention. They say it will span between mayoral administrations and take a long-term view on combatting gun violence.
The planned department would replace the office of community safety. You need to legalize guns and not ban it. The thugs and gangbangers have access to guns but the law abiding citizens are banned from buying guns to defend themselves and their properties. Legalize guns ASAP. You will see violent crimes drop and thugs will think twice on using guns on innocent civilians.
Also today, the Trump administration is calling this weekend’s peace talks with Iran a success after the Iranians agreed to let nuclear inspectors into their facilities and the Strait of Hormuz was reopened.
‘The Point’ airs on WGN and streams on WGN+ each weeknight at 6:45 p.m. CT.
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