Are rates 'sneaky good' right now?

Winter here in Phoenix actually feels like winter in Phoenix this week, finally. Hopefully it lingers for a minute…

Its an interesting time in the real estate market. I’ve been spending many days in Sun City at a new listing, and it feels like half of Sun City is for sale right now. Lots of visitors to my open houses, and everyone seems to have a different perspective on the market. A few think its end of days, some think its a great time to move to Arizona and a couple feel i’m off my rocker on how I priced this condo.

But what do I know? I only look at houses everyday…🤔

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Thanks for being here, have a great weekend!

For years, buyers were conditioned to believe that anything above 4% was expensive. Then rates surged past 7%, and expectations had to reset. According to a recent article from Real Estate News, today’s buyers are starting to recalibrate what they consider a “good” mortgage rate, with many saying something in the 5% range would motivate them to jump back into the market.

What is interesting is how quickly perception shifts. When 30 year rates dipped below 6% recently, activity picked up almost immediately. Buyers who had been sitting on the sidelines began re engaging, even though those rates would have seemed high just a few years ago. It is a reminder that affordability is not just about the number, it is about what people have grown comfortable with.

Here in the Phoenix metro area, we are seeing that same psychology play out. Some buyers are waiting for rates that may not return anytime soon, while others are realizing that timing the market perfectly is nearly impossible. The reality is that life events, job changes, and family needs often matter more than chasing the lowest possible rate.

As always, the right move depends on your situation. Rates fluctuate, but home values, inventory levels, and personal goals all factor into the decision. If you are wondering whether now makes sense for you, let’s talk through the numbers and build a strategy that fits your timeline. (link)

What do you think? What is a good rate, according to you?

We saw a nice improvement in rates this week, with FHA & VA rates creeping closer and closer to 5.5%. If you’re a veteran, or don’t have a lot of money to put down, FHA & VA programs are a great way to get into a house with 3.5% or 0% down payment.

Curious what your rate would be in today’s market? Reach out to my lending partner, Aaron Alvarez with West American Mortgage, at (602) 705-9835.

BUYER NEED: I have two different client’s looking to buy a home in or near Arrowhead Ranch, and we’re not finding the right home that is currently for sale. If you have a house that is close to the criteria below, hit me up and let’s chat.

Looking for something simple, but want city light & mountain views in North Central Phoenix? This house is a 3 bedroom, 1 bathroom with a pool, and spectacular city views from the backyard, and it is just $464k.

A rare find in Phx's sought-after 85020 zip code, this hillside gem sits on an elevated lot in a quiet, established neighborhood & captures mountain & city-light views alongside a sparkling pool- an exceptional combo at this price point. Inside, vaulted ceilings, wood-look tile, a remodeled kitchen with quartz countertops & stainless steel appliances, & an updated bathrm create a comfortable, move-in-ready feel, complemented by key system improvements. The backyard is perfect for entertaining, relaxing, or designing your own private retreat with room to personalize. No HOA, low taxes, Paradise Valley schools. Ideally located minutes from SR-51, I-17, & Loop 101, near shopping & dining along the Central Avenue Corridor & Moon Valley Towne Center, & just moments from the Phx Mntn Preserve.

See all the pics & details here.

Property listed by Tomyal Emptage with Brokers Hub Realty

Referrals are the backbone of any realtors business, and mine is no different. Many of you have sent your friends & family my way over the years, and it is always fun to get that call ‘they said you’re the best, so I’m calling to get your help!’

If you know anyone thinking of buying or selling in 2026, I’d love the opportunity to connect with them and see how I can help.

Don’t get me wrong, $25 million houses are super cool, but you don’t have to be a billionaire to find something interesting. This home in Apache Junction is definitely that, without breaking the bank.

This property includes three structures and is listed for &730k.

Architectural Desert Compound | Backs to National Forest Featured in Urban Home Magazine, this industrial retreat borders the National Forest with stunning valley and city light views. There were engineered plans for expansion. MAIN STUDIO: Modern studio w/ soaring ceilings, gas fireplace, & open kitchen. Features floor-to-ceiling glass w/ motorized steel security shutters. Spa bath w/ Jacuzzi, steam shower, & skylight. Roof is a full walk-on observation deck for stargazing. GUEST HOUSE: Unique colored tower w/ kitchen, bath, living, & upstairs bed. Mini-split AC. GARAGE & MORE: 35'x17' separate garage w/ electric, water, & septic access. Private dipping pool, north-side patio, & laundry shed. An artist's dream sanctuary with unmatched privacy and high-design efficiency.

High on the forestry fence line. Backs right up to the Tonto National Forest with fantastic views of the Goldfield Mountains and the Superstition Mountains.
Fantastic views of valley wide and unbelievable valley night lights.

See all of the details & photos here.

Property is listed by Kerry O’Connor with DeLex Realty

Camelback Mountain is one of the most recognizable landmarks in Phoenix, but it was not always guaranteed to remain public land. In the early 1900s, much of the mountain and surrounding desert was privately owned. As Phoenix expanded rapidly after World War II, developers saw opportunity in its elevated slopes and scenic views, and there were discussions about building homes higher onto the mountain.

By the 1960s, however, the idea of preserving desert mountains for public use began gaining support. The City of Phoenix gradually purchased parcels of land around Camelback through bond programs and negotiated acquisitions. Over time, those efforts protected the mountain from large scale development.

Today, instead of hillside subdivisions, Camelback remains open space and a defining feature of the city’s landscape. Its preservation reflects deliberate choices made during a period of intense growth that continue to shape Phoenix today.

Are you like me and have that lurking feeling of dread knowing that it’s going to be 147* soon, and you want to move somewhere less hot, but still have a life in Phoenix you need to be close to?

The idea of moving to the Prescott area is very appealing. This house looks like a great spot to hideout from the heat, and it is on Refuge Hideout Road!!!

You get an acre lot, with 3 bedrooms, 2 bathrooms and lots of trees for $499k.

See all the pics & info here.

The Arrowhead Hiking Club has one more hike scheduled in February. Join us on February 28th, we’re doing a trail in Piestawa Park in Phoenix.

This club is meant for everyone, from seasoned hikers, to out of breath beginners like me. So if you want to hit the trail and enjoy the outdoors, check out our website at ArrowheadHikingClub.com or find us on Facebook.