Let's Talk Housing

Hosted by ReportsOnHousing

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Oct 2026

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Let’s Talk Housing is your go-to Q&A-style podcast for all things real estate and economics. Hosted by Brennen Thomas, with insights from chief economist Steven Thomas, we break down the market in plain language for realtors, investors, buyers, sellers, and anyone curious about housing.

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October 14, 2026Episode 8524 min

Let's Talk Housing Episode 85: Housing’s Biggest Risks for 2027

The housing market is slowing rapidly as elevated mortgage rates pressure buyer demand and keep inventory from falling normally. Steven Thomas and Brennen Thomas examine rising foreclosure filings, record homeowner equity, increasing price reductions, and the possibility of even higher mortgage rates. The episode also breaks down the biggest economic and housing risks heading into 2027. Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode! Time Stamps: 00:00-Introduction 01:21-Housing Market Slowdown Accelerates 06:53-Jobs, Inflation, and Mortgage Rates 09:31-Are Foreclosures Becoming a Problem? 12:54-Homeowners Are Sitting on Trillions in Equity 15:11-Why Price Reductions Are Rising 17:59-Could Mortgage Rates Reach 8% or 9%? 20:35-Housing’s Biggest Risks for 2027 23:28-Final Thoughts

September 30, 2026Episode 8421 min

Let's Talk Housing Episode 84: 7% Rates Are Back

Mortgage rates have surged toward 7.5%, putting renewed pressure on housing affordability and buyer demand. Steven Thomas and Brennen Thomas examine rising price cuts, additional Federal Reserve rate hikes, and how elevated rates could affect the housing market through the end of 2026. The episode also explains why today’s adjustable-rate mortgages are fundamentally different from the risky loan products that helped fuel the Great Recession. Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode! Time Stamps: 00:00-Introduction 01:42-Introducing NerdLabHQ 03:31-Housing Market and Federal Reserve Update 06:34-How High Can Mortgage Rates Go? 10:56-Why Price Cuts Are Rising 14:28-Can Housing Survive More Fed Rate Hikes? 16:55-Are Adjustable Rate Mortgages Really Risky? 20:13-Final Thoughts

September 16, 2026Episode 8326 min

Let's Talk Housing Episode 83: How Much More Can Housing Take?

Mortgage rates have climbed above 7%, putting renewed pressure on buyers, sellers, and the broader housing market. Steven Thomas and Brennen Thomas examine the rent-versus-buy debate, housing crash predictions, and whether today’s market is becoming increasingly K-shaped. The episode also breaks down why condos and townhomes are struggling more than detached homes and what higher rates could mean heading into 2027. Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode! Time Stamps: 00:00-Introduction 02:16-Housing Supply, Demand, and the Autumn Market 04:19-Why Mortgage Rates Hit 7% 07:40-What 7% Rates Mean for Housing 10:15-Renting vs. Buying and the Break-Even Point 14:58-Is the Next Housing Crash Closing In? 20:22-Is Housing Becoming K-Shaped? 22:02-Why the Condo Market Is Struggling 25:53-Final Thoughts

September 2, 2026Episode 8220 min

Let's Talk Housing Episode 82: An Unaffordable Buyer's Market

The housing market is shifting as affordability remains strained and buyers gain more negotiating power. Steven Thomas and Brennen Thomas examine mortgage rates, home prices, Gen Z’s hopes for a housing crash, and whether America is becoming a nation of renters. The episode also looks at what buyers and sellers can expect through the remainder of 2026. Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode! Time Stamps: 00:00-Introduction 01:54-Housing Supply, Demand, and the Fall Market 04:44-Inflation, Mortgage Rates, and the Federal Reserve 08:06-Is This Really the Worst Time to Sell? 10:24-Why Buyers Have More Negotiating Power 11:56-Why Gen Z Wants a Housing Crash 15:19-Is America Becoming a Nation of Renters? 18:02-What to Expect for the Rest of 2026 19:41-Final Thoughts

August 19, 2026Episode 8123 min

Let's Talk Housing Episode 81: Why Affordability Still Controls Everything

This episode of Let’s Talk Housing features Steven Thomas of Reports On Housing explaining why affordability remains the single biggest force shaping today’s housing market. The discussion explores how mortgage rates, home prices, and household incomes work together to determine affordability, why the market remains frozen, and what could finally improve conditions for buyers. It also addresses common misconceptions about affordability and why meaningful change takes time. Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode! Time Stamps: 0:00-Introduction 01:38-What Happens in the Fall Housing Market 06:14-Why Inflation and Jobs Matter 11:30-What Affordability Really Means 15:00-Affordability vs Mentality 17:37-Can Affordability Improve Over Time? 19:36-The Biggest Affordability Misconception 22:56-Conclusion

August 5, 2026Episode 8021 min

Let's Talk Housing Episode 80: The Housing Market Is Cooling, Not Crashing

This episode of Let’s Talk Housing explores why the housing market is cooling as summer progresses, but remains far from a crash. Steven Thomas of Reports On Housing breaks down the economic reports that matter most, including inflation, jobs, and Federal Reserve policy. The discussion also examines the difference between sluggish and collapsing demand, the three ingredients required for a housing crash, and why today’s market conditions look very different from those of the Great Recession. This data-driven episode provides important context for understanding current housing trends. Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode! Time Stamps: 00:00-Introduction 00:37-What Happens in August 04:40-Economic Reports That Matter 06:07-Inflation and the Fed 10:13-Cooling vs Crashing Housing Market 13:53-The Three Crash Ingredients 16:38-Housing Crash Headlines Explained 20:12-Why the Data Says Otherwise 20:50-Conclusion

July 22, 2026Episode 7929 min

Let's Talk Housing Episode 79: The Housing Market’s Next Big Shift

The housing market is shifting as inventory rises, buyer demand declines, and mortgage rates remain elevated. Steven Thomas and Brennen Thomas examine the new housing legislation, institutional investors becoming net sellers, price reductions, inflation, and the economic forces influencing the second half of 2026. The discussion also separates declining asking prices from actual home-value trends and addresses concerns that the United States may eventually build too many homes. Buyers and sellers receive practical guidance for navigating a slower and increasingly price-sensitive housing market. Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode! Time Stamps: 00:00-Introduction 01:58-Housing Supply, Demand, and Market Time 05:28-Mortgage Rates and the Second Half of 2026 07:59-Inflation, Oil Prices, and the Federal Reserve 10:28-The New Housing Bill Explained 15:15-Why Institutional Investors Are Selling 16:58-Are Home Prices Really Dropping 20:18-Is America Building Too Many Homes 24:17-Advice for Buyers and Sellers 27:48-Final Thoughts

July 8, 2026Episode 7816 min

Let's Talk Housing Episode 78: Is Housing Reaching Its Breaking Point?

This episode of Let’s Talk Housing features Steven Thomas of Reports On Housing breaking down the latest housing market trends following the Fourth of July holiday. The discussion covers the June jobs report, rising home flipping profits, record equity withdrawals, and whether today’s affordability challenges signal a true breaking point for housing. It also explains why the market remains frozen rather than crashing and what to watch as mortgage rates and the economy continue to evolve.Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode!Time Stamps: 00:00-Introduction 00:59-Fourth of July Housing Update 02:49-Jobs Report Breakdown 05:21-Home Flipping Returns 07:06-Homeowners Tap More Equity 09:58-Housing's Breaking Point 13:20-Why Prices Remain Sticky 15:24-Conclusion

June 24, 2026Episode 7725 min

Let's Talk Housing Episode 77: The $1 Million Housing Market

This episode of Let’s Talk Housing features Steven Thomas of Reports On Housing discussing the latest housing market trends as summer gets underway. The conversation covers inflation, mortgage rates, the first Federal Reserve meeting under Kevin Warsh, and why inventory remains constrained despite elevated delistings. It also examines rising existing home sales, homeowner lock-in behavior, and the debate over whether the median U.S. single-family home price could eventually reach $1 million. This data-driven discussion provides insight into where housing may be headed next. Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode! Time Stamps: 00:00-Introduction 01:56-Summer HousingMarket Update 03:53-Inflation and Economic Trends 06:48-Kevin Warsh and the Federal Reserve 11:43-Iran Conflict and Inflation Impact 14:02-Existing Home Sales Rise 17:27-Why New Listings Remain Low 21:50-The $1 MillionHousing Market Debate 24:44-Conclusion

June 10, 2026Episode 7624 min

Let's Talk Housing Episode 76: A Housing Market of Mixed Signals

This episode of Let’s Talk Housing explores a market sending mixed signals as demand begins its seasonal decline while inventory continues to grow. Steven Thomas of Reports On Housing breaks down inflation, mortgage rates, Zillow’s latest forecast, and the ongoing impact of global conflicts on housing. The discussion also examines rising delistings, seller behavior, and why today’s market remains remarkably balanced despite affordability challenges. Plus, a preview of the new Nerd Lab HQ platform for housing professionals and subscribers. Got questions? Drop them in the comments or email us at brennen@reportsonhousing.com for a chance to have them featured in a future episode! Time Stamps: 00:00-Introduction 02:34-Summer HousingMarket Outlook 04:08-Demand Has Peaked 05:41-Why the s 06:48-Inflation and the Economy 09:40-Iran Conflict -and Mortgage Rates 11:42-Are Sellers Becoming More Realistic 14:18-Zillow’s Housing Forecast 18:09-Delistings Are Rising 21:58-NerdLabHQ Preview 23:30-Conclusion