The magic mortgage rate that could make homes affordable again

After this week’s Federal Reserve meeting, things aren’t looking great for homebuyers.

While new Fed Chair Kevin Warsh officially ended “forward guidance” on future rate movements, the central bank’s dot plot — a member-submitted projection of possible rate cuts and hikes — showed an overall hawkish stance for the rest of 2026. 

As I noted in my post-meeting coverage of the news, nine members penciled in a possible rate hike this year. Some members said more than one increase might be necessary to tame inflation. Eight members think holding rates steady will be the move, while only one member indicated a rate cut could happen.

More members think a rate cut is possible once we get into 2027, but even then, a new report shows that rates would need to fall quite a bit to make homes affordable again.

Just how far, though? Here’s what the data says. 

How low do mortgage rates need to fall to make housing affordable?

According to ICE Mortgage Technology's latest Mortgage Monitor report, national housing affordability remains well below historical norms, with the average homebuyer needing nearly 30% of their income to cover a monthly mortgage payment. 

Based on mortgage-payment-to-income ratios, ICE estimates that mortgage rates would need to fall below 5% for affordability to return to its long-run average, when roughly 25% of income goes toward housing payments.

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That 5% is a far cry from where rates sit today. Freddie Mac’s Primary Mortgage Market Survey has this week’s average 30-year mortgage rate sitting at 6.47%. 

While that’s not the highest it’s been this year, it’s pretty darn close. It’s also nearly 1.5 percentage points from that “affordable” goal. 

Though mortgage rates did fall below the 5% market for a brief week in February, it was the first time in over three years. Rates haven’t been steadily under 5% since 2022.

According to the latest forecasts, rates won’t even fall below 6% this year. The Mortgage Bankers Association (MBA) predicts 2026 will finish out at a 6.5% average rate, while Fannie Mae says a slightly lower 6.4%. Either would be a far cry from that sub-5% goal. 

Alex Cristi &sol Getty Images

Other ways homes could become more affordable

Since rates below the 5% mark aren’t really in the cards this year, ICE says there are two other options that could move the housing affordability needle: a 16% decline in home prices or a 19% rise in incomes.

Though both are probably unlikely, home prices have been waffling lately. The median listing price is currently down 2.3% compared to a year ago, according to Realtor.com, and prices have fallen year-over-year every week since January. 

New listings and active inventory are also steadily climbing, and with more supply comes less pricing pressure. That could mean even lower home prices down the road. 

Currently, MBA forecasts that median prices will fall to $401,800 for existing homes and $395,600 for new construction homes. If that comes to fruition, it would only mark an annual drop of -2% for existing homes and -3.3% for new homes. 

In short: It doesn’t look like homebuying is getting more affordable anytime soon. 

With mortgage rates expected to remain above 6% through at least year-end and home-price declines looking modest, the affordability improvements needed to return buyers to historical norms still appear a long way off.

Related: Mortgage rate outlook shifts after Fed decision