Spring 2026 Housing Market: Sellers Are Starting to Move, and Buyers Are Getting Serious

By Scot Campbell

The U.S. spring 2026 housing market is showing signs of renewed activity, but this is not the fast-moving, anything-goes market many buyers and sellers remember from the pandemic years. Today’s market is more measured, more selective, and more local.

A new national survey of more than 700 real estate agents found that 43% of agents are seeing a busier spring home shopping season than last year. The biggest shift may be on the seller side: more homeowners appear willing to list their homes even if it means giving up a very low mortgage rate.

For the past few years, many homeowners have stayed put because they were locked into mortgage rates below 5%. That “lock-in effect” limited the number of homes for sale and made it harder for buyers to find the right property. Now, that may be starting to ease. According to the survey, 35% of sellers currently working with agents have mortgage rates below 5% and are still planning to sell this spring. Many are moving because of life circumstances, not because they are trying to perfectly time the market.

That is an important distinction. People still move for job changes, growing families, downsizing, divorce, retirement, lifestyle changes, and the need to be closer to family. Even when mortgage rates are not ideal, real life often has a way of moving the market forward.

Buyers are also becoming more active. The report found that many so-called “comeback buyers” are re-entering the market after pausing their home search over the past two years. These buyers are generally cautious, but they are not sitting on the sidelines indefinitely. In fact, 80% of agents surveyed said buyers this spring are actively looking and are not simply waiting for mortgage rates to fall.

That does not mean buyers are being careless. Today’s buyers are more selective. They are looking closely at affordability, monthly payments, location, condition, insurance costs, and long-term value. Homes that are priced correctly and presented well are still attracting attention, while overpriced homes may sit longer.

Another growing factor is climate and insurance risk. Nearly one-third of agents surveyed said climate-related concerns, including insurance costs, flood zones, wildfire exposure, and storm risk, are playing a larger role in buyer decisions than they did a year ago. This is especially relevant in the West, where 39% of agents said these issues are becoming more important to buyers.

The report also highlights how regional the housing market has become. The Midwest and Northeast are still leaning strongly toward seller’s markets, while the South and West are seeing more buyer-friendly conditions in many areas. National averages only tell part of the story. Local inventory, pricing, insurance costs, job growth, and buyer demand matter more than broad headlines.

What This Means for Sellers

Sellers who have been hesitant to move because of a low mortgage rate may want to take a fresh look at their options. A low rate is valuable, but it should be weighed against lifestyle needs, equity position, future plans, and the opportunity to move into a home that better fits the next chapter of life.

The key is preparation. In a more selective market, sellers need smart pricing, strong presentation, quality marketing, and a clear strategy from day one. Buyers are active, but they are also careful. Homes that show well and are priced realistically have the best chance of standing out.

What This Means for Buyers

For buyers, the message is encouraging: more sellers may be willing to list, and some markets are offering more room to negotiate than they did a few years ago. Still, well-located and well-priced homes can move quickly.

Buyers should focus on readiness. That means understanding financing options, reviewing monthly payment comfort, watching insurance and property-related costs, and being prepared to act when the right home becomes available.

The Bottom Line

The 2026 spring housing market is not frozen. Sellers are beginning to make moves, buyers are coming back with purpose, and local market conditions are becoming more important than ever.

For buyers and sellers, success in this kind of market comes down to good information, realistic expectations, and experienced guidance. Whether moving up, downsizing, relocating, or simply exploring options, a thoughtful real estate strategy can make all the difference.

Source: Summary based on Coldwell Banker Real Estate’s 2026 Home Shopping Season Report, released April 23, 2026.