By John Klassen, The Klassen Group at Salina Homes | September 29, 2026 | Data from Realtor.com and Freddie Mac
Quick Answer: Yes, this can still be a favorable time of year to buy despite mortgage rates above 7 percent, but that does not mean it is the right time for every buyer. Salina buyers may encounter more negotiable sellers, price reductions, and less competition this fall, while higher mortgage rates increase the monthly payment on any given loan amount. The decision should come down to affordability, the individual property, and how long you expect to own the home, not an attempt to perfectly time mortgage rates.
This week happens to sit at an odd intersection. Realtor.com has named September 27 through October 3, 2026 the national Best Week to Buy, based on seasonal housing patterns. At the same time, Freddie Mac's most recent survey put the average 30 year fixed mortgage rate at 7.03 percent as of September 24, the highest reading in over a year. Amber, Keith, and I have been fielding a lot of questions this week about which one of those actually matters more. The honest answer is that they measure two different things, and a Salina buyer needs to look at both.
Why Is This Considered the Best Week to Buy?
Realtor.com's Best Week to Buy designation is based entirely on seasonal housing market patterns, not mortgage rates. Their research looked at inventory levels, listing prices, new listings, time on market, buyer demand, and price reductions from 2018 through 2025 to find the week that consistently offers buyers the best overall combination of conditions. Nationally, that has landed on September 27 through October 3 in most years, and mortgage rates are not one of the factors in that calculation. I broke down what that research means for Salina specifically in why this week is usually the best time to buy in Salina, including why Saline County's own data has not confirmed the pattern locally yet.
That distinction matters. A week can be favorable for inventory and negotiating room while financing costs are moving in the opposite direction, which is exactly what seems to be happening right now.
What Happened to Mortgage Rates?
Freddie Mac's Primary Mortgage Market Survey tracked three consecutive increases this month. The 30 year fixed averaged 6.76 percent on September 10, rose to 6.95 percent on September 17, and reached 7.03 percent on September 24. That is the highest weekly average in more than a year, and it followed the Federal Reserve's quarter point rate hike on September 16, its first increase since 2023. I covered that decision in more detail, including why mortgage rates do not move one for one with the Fed, in what the Fed's rate hike means for Salina buyers.
It is worth being clear about what Freddie Mac's number actually represents. It is a national benchmark based on conventional, conforming loans for borrowers with strong credit and 20 percent down, published weekly. It is not necessarily the rate an individual Salina buyer will be offered. Your actual rate depends on your credit profile, loan type, down payment, discount points, and the lender you work with, so the national average is a useful reference point, not a personal quote.
What Am I Seeing in Salina Right Now?
Here is where I want to be careful about what is national data, what is local MLS data, and what is simply what I am observing firsthand. Saline County's most recent official MLS numbers are from August, published September 7, and they predate both the rate increases above and the start of this Best Week window. September's local numbers will not be available until early October, so I am not going to estimate them here.
What I can share is what I am seeing directly with buyers and sellers. Just last week, two buyers I was working with told me they wanted to hold off, largely because of the rate headlines. At the same time, I am seeing sellers become more negotiable, including a willingness to reduce price that was less common earlier in the summer. Buyers who are still actively looking have also gotten pickier about condition. More of them want a home that is largely move in ready rather than one that comes with a long list of projects after closing.
Why Higher Rates Don't Automatically Mean You Should Wait
Waiting for a lower rate assumes rates will actually come down, and there is no guarantee of that. It also means waiting through a period when, according to Realtor.com's research, inventory and negotiating conditions tend to favor buyers. If a home fits your needs and the payment works for your budget today, a rate that might move in either direction later is a real risk, not a safe bet.
Why Higher Rates Don't Automatically Mean You Should Buy
The flip side matters just as much. A 7 percent rate is a real cost, and it is not something to dismiss just because inventory conditions look favorable this week. If a higher payment would stretch your budget thin, eliminate your emergency savings, or only work on the assumption that you will refinance at a lower rate down the road, that is a legitimate reason to wait or to keep looking at a different price point. Favorable seasonal conditions do not cancel out a payment you cannot comfortably afford.
What Buyers May Be Able to Negotiate This Fall
Based on what I am seeing locally, sellers who have been listed since summer are increasingly open to price reductions, and some are willing to discuss covering part of a buyer's closing costs or a temporary rate buydown. None of this is guaranteed or automatic. Every concession is negotiated individually and can depend on the specific lender and loan program involved. But it is a real shift from earlier in the year, and it is worth asking about directly rather than assuming a seller will not budge.
Why Home Condition Matters More to Buyers Right Now
With rates higher, I am noticing buyers have less appetite for taking on a home that needs significant work right after closing. A higher payment leaves less room in the budget for repairs, so move in ready condition has become a bigger factor in what buyers are willing to offer on, even when the price is right.
What Happens If Mortgage Rates Eventually Fall?
If rates decline in the future, refinancing could potentially be an option for buyers who purchase now, assuming they still qualify at that time. Refinancing comes with its own closing costs, and there is no guarantee rates will fall or that a given homeowner's financial situation will still qualify for the best available rate later. It is worth understanding as a possibility, not a plan to count on when you run your numbers today.
Should I Buy Now or Wait?
My honest answer to almost everyone who asks is the same: the best time to buy a house is when you can afford it and it makes sense for you, rather than trying to time the market. That is not a slogan. It is genuinely how I think about it, and it is worth breaking down what "makes sense" actually means in practice.
- Your income is stable and you are not relying on an assumed raise or bonus to make the payment work.
- The monthly payment is comfortable at today's rate, not just at a rate you are hoping to refinance into later.
- You still have emergency savings left over after closing, rather than putting every available dollar into the purchase.
- You plan to stay long enough for buying to make more sense than renting, given closing costs on both ends.
- The home actually fits your needs, rather than being the closest thing you could find to compromise on.
- You understand the ongoing costs of ownership, including repairs, rather than budgeting only for the mortgage payment.
- You are not depending on a future refinance or future appreciation to make today's numbers work.
If someone asked me whether they should buy right now, I would tell them this time of year can create real opportunities, since sellers tend to be more negotiable heading into fall. I also believe homeownership can be one of the strongest long term assets a family builds. Residential real estate has historically tended to appreciate over longer periods of time, but values can rise or fall, and future appreciation is never guaranteed. That belief does not override the math. It simply means that if the math already works for you, this can be a good window to act in.
A Real World Payment Example
Here is what the recent rate increases actually mean in dollar terms, using a simple illustration. On a $250,000 purchase with 10 percent down, the loan amount is $225,000. On a 30 year fixed loan, the estimated principal and interest payment looks like this:
| Rate | Date | Estimated Monthly P&I |
|---|---|---|
| 6.76% | September 10, 2026 | $1,461 |
| 6.95% | September 17, 2026 | $1,490 |
| 7.03% | September 24, 2026 | $1,502 |
This example shows principal and interest only. It excludes property taxes, homeowners insurance, mortgage insurance, HOA fees, and closing costs, and it is for illustration only, not a quote. The move from 6.76 percent to 7.03 percent adds about 41 dollars a month on this loan amount. That is real money, but on its own it is not necessarily a deal breaker.
Here is why the whole picture matters more than the rate alone. If a seller agrees to a price reduction or a closing cost credit this fall, that could offset some or all of that 41 dollar difference, depending on how it is structured and what your loan program allows. The point is not that higher rates do not matter. Rate matters, purchase price matters, seller concessions matter, condition matters, competition matters, and how long you plan to own the home matters. A buyer needs to look at the whole transaction rather than any single number in isolation.
Frequently Asked Questions
Is fall a good time to buy a house in Salina, Kansas?
Fall can be a favorable time based on national seasonal research, since sellers often become more negotiable and price reductions become more common. Saline County's own September data is not yet available to confirm this locally, so it is worth watching real conditions alongside the national pattern.
Should I wait for mortgage rates to fall before buying?
Not necessarily. Rates could fall, hold steady, or rise further, and none of those outcomes is guaranteed. If a home fits your budget and needs today, waiting on an uncertain future rate means giving up known, favorable seasonal conditions for an outcome nobody can promise.
Can Salina homebuyers negotiate closing costs?
Often, yes. Some sellers are willing to contribute toward closing costs or a temporary rate buydown, though this is negotiated individually and depends on the seller, the lender, and the loan program involved.
Does a 7% mortgage rate mean I shouldn't buy?
Not automatically. A 7 percent rate is a real cost that affects your monthly payment, but whether it makes sense to buy depends on your overall budget, the specific home, and how the purchase fits your longer term plans, not the rate by itself.
If you are trying to decide whether buying now makes sense, we can look at the actual numbers for the homes you are considering. Sometimes the answer is to buy. Sometimes it is to wait. The important thing is making that decision based on your situation rather than a national headline.
John Klassen is a licensed REALTOR and co founder of The Klassen Group at Salina Homes. Reach him at 785 201 4341 or through SalinaLiving.com/contact.