Everyone Is Watching Mortgage Rates. I’m Watching the Rate of Opportunity.

Everyone seems to be watching the same number.

And this week, there is good reason. Freddie Mac reported today that the average 30-year fixed mortgage rate rose to 6.95%, from 6.76% last week. Yesterday, another widely followed measure, Mortgage News Daily, put its daily 30-year rate at 7.24%.

If you're thinking about buying a home, those numbers matter. I watch them, too.

But after decades of working in Santa Fe real estate, I have learned to watch another number: the rate of opportunity.

When mortgage rates rise, some buyers pause. When buyers pause, I start looking more closely.

Which homes have been sitting? Which sellers have reduced their prices? Where is inventory giving a buyer more choice? Which seller may be willing to negotiate on price, closing costs or other terms? And which property might be overlooked simply because so many other buyers are waiting for a better headline?

That is where the national mortgage rate stops telling the whole story.

Santa Fe is not one market, and opportunities don't appear evenly. A house in one neighborhood may attract immediate interest while another sits. A seller relocating may have very different motivation from someone who doesn't need to move. A property that seemed overpriced 60 days ago may become interesting after a reduction.

That is the market I watch every day.

Whether you're relocating to Santa Fe, hoping to buy your first home, or looking for an investment, I don't think the first question should simply be, “Should I wait for rates to come down?”

I would rather sit down with you and ask: What are you trying to accomplish, and what opportunities does today's market give us to get you there?

Your financing is part of that conversation. Your timing, budget and plans are part of it. So are the homes that haven't sold, recent price reductions, competing inventory and seller motivation.

And sometimes the opportunity isn't buying today. My job is also to recognize when waiting makes sense.

That's why I encourage buyers to talk with me before deciding from a headline that this isn't the right time.

You don't need to be ready to buy. You may be six months or a year away. A conversation today gives us time to understand the Santa Fe market, identify what you're looking for, explore financing with the right lender, and begin watching for the conditions that could work in your favor.

Mortgage rates will change again.

The opportunity in front of you may change first.

If you're wondering whether today's Santa Fe market could work for your next move, call or text me at 505-660-4541 or email emilymedvec@gmail.com. Let's have a conversation about what you're trying to accomplish—and what I see happening in the market right now.

Thank you for reading. Emily Medvec ©MedvecMedia 2026.