On The Market

Every recession, crash, and major change in the real estate market has its warning signs. And while most people think these can only be seen in hindsight, we have “stress tests” today that signal corrections, crashes, or rising prices to come. These tests not only test the housing market, but also the economy as a whole, to tell us whether we’re going to spiral down for years or stay afloat.

Today, we’re looking at one of the greatest “stress tests” of the housing market—credit.

The “canary in the coalmine” of real estate is forced selling. Once this begins, the domino effect can easily get out of control. When sellers can’t pay their bills, and are forced to sell, a race to the bottom is almost inevitable—and there’s one part of the real estate market where this exact scenario is ramping up—fast.

In today’s show, we’re detailing the assets and regions most at risk, comparing 2026’s economy to 2008/2009 to see where we stand, going over foreclosure and delinquency numbers, and touching on the newest (concerning) consumer debt numbers quickly starting to rise—will the spillover put the housing market in danger? 

In This Episode We Cover

Our latest “credit stress” report and who is (and isn’t) paying their mortgages

2008 vs. 2026 housing market stats: foreclosures, delinquencies, and more

Forced selling has already begun for one (formerly profitable) type of real estate

The corner of the housing market seeing double-digit delinquency rates in 2026

Newest consumer debt numbers and why they should concern many Americans

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

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Dave's BiggerPockets Profile

On the Market 427 - The 2026 Recession is Here

BiggerPockets Forums

New York Fed Household Debt and Credit Report

Grab the Book, Recession-Proof Real Estate Investing

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More and more Americans are feeling confused about the housing market. Home prices are coming down, and mortgage rates are jumping back up. One day, everyone wants one type of property; the next, it’s being sold at a discount. If you get stuck in the herd mentality, you’ll miss what’s right in front of your eyes—profitable real estate deals 99% of investors are passing over.

Don’t believe us? Today, the most active investor we know, James Dainard, is sharing how he’s scoring a 95% projected return real estate deal, found in May 2026 (that’s right!).

James does more deals than anyone we know, making him the perfect person to give his take on how to win in this housing market. In James’s view, investors are overlooking many solid real estate deals—and this is where the real money is made. But how do you find opportunities when the market changes every few weeks? James breaks down exactly what he does to find the hidden gems that turn into outsized returns—including one with a huge potential payoff. 

In This Episode We Cover

How to find real estate deals even in a quickly changing housing market

Buy what others ignore: the profitable properties most investors are sleeping on

Ask your real estate agent/broker THIS to spot the hidden gems in your market

How James turned a sub-par renovation project into a 95% projected return house flip

The vendors you need to get in contact with now to be ready to strike

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

Sign Up for the On the Market Newsletter

Find an Investor-Friendly Agent in Your Area

BiggerPockets Real Estate 1278 - Homes Sit on Market for Longest in Years | May 2026 Housing Market Update

Dave's BiggerPockets Profile

James' BiggerPockets Profile

Grab James’ Book, The House Flipping Framework

 

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The 2026 recession is here. You feel it. I feel it. GDP is growing, but the cost of living is rising, affordability is at a multi-decade low, and consumer sentiment is at its lowest level in 70 years. The stock market is ripping, but Americans are struggling daily. Economists will tell you it’s not a recession (at least not yet), but according to my recession indicator…we’re there. 

Last November, I created a new recession indicator. It wasn’t tied to GDP, asset values, or sentiment. It was tied to the average American struggling to get by. As of last week, this recession indicator threw up a strong yellow flag, signaling that we’ve reached a turning point—and the direction we’re going isn’t giving us much hope.

This will affect the housing market and rent prices for real estate investors. I give my full forecast on how this could affect the market, but also share exactly what I’m doing right now to put myself in the best position to weather the storm and, hopefully, pick up discounted deals as they come along. 

Well-situated investors can survive this, but those that are already running their portfolios with little wiggle room might be in for a big surprise. 

In This Episode We Cover

The recession indicator that got triggered just last week (and what it means for the economy)

My new definition of “recession” and why we must rethink what a “recession” even is

How this new recession could hurt the housing market and investors

What I’m doing right now to prepare for the recession and put my portfolio in a strong position

A concerning data point about the affordability of average Americans (this includes renters)

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

Sign Up for the On the Market Newsletter

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Dave's BiggerPockets Profile

On the Market 372 - New Recession Indicator Shows Americans Worse Off Than We Thought

On the Market 413 - Real Estate Isn't as Safe From Inflation as You Think

Grab the Book, Recession-Proof Real Estate Investing

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Just when we thought it was handled, inflation is starting to surge back—and mortgage rates are already adjusting fast. But, for real estate investors, there’s a silver lining. Some markets are seeing rising rents and lower home prices, making it an ideal buying scenario for investors if they can hang on to the property during these high-rate times.

It’s been a wild week in the housing market, and we’re unpacking everything in this headline episode. 

First, we’ll talk about the new inflation numbers. You probably already know they’re not great, but could they force the Fed to resume raising rates? We have a…lively…discussion about it. Next, investors lose millions of dollars in the newest real estate “scam” run by a trusted community member. This isn’t something new, so we’re sharing the exact steps you should take before ever wiring someone money for a real estate deal.

Big buyers gain ground on a new housing bill as an amended version drops language many investors had considered a lock. Finally, we’re going over the cities with the fastest rising (and falling) rent prices in 2026—and which markets are seeing the perfect storm of rising rents and declining home prices. 

In This Episode We Cover

Inflation surges, but what effect will it have on mortgage rates?

The cities that saw the highest rent increases in 2026 (and where rents are falling)

The newest passive investing “scam” that’s costing real estate investors millions

Big buyers aren’t getting banned? A new update to the latest housing bill

The argument for the Fed reversing course and raising rates once again

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

Sign Up for the On the Market Newsletter

Find Investor-Friendly Lenders

Dave's BiggerPockets Profile

Henry's BiggerPockets Profile

James' BiggerPockets Profile

Kathy's BiggerPockets Profile

On the Market 399 - Buying (and Building) Houses Could Get a LOT Easier (New Bill)

TheRealDeal: House knocks build-to-rent provision from amended Senate bill

AP News: Ex-Brooklyn judge accused of swindling real estate investors out of millions of dollars

SmartAsset: Where Rent Increased and Decreased Most – 2026 Study

Grab Dave’s Book, Real Estate by the Numbers

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New 2026 housing market forecasts have changed…dramatically. A major downgrade for home sales from NAR, a home price forecast revision from Zillow, and a new mortgage rate range from Fannie Mae. The industry is quickly growing much more anxious.

At the start of the year, the consensus was for modest price growth, lower mortgage rates, and improved home sale numbers—that’s not where we’re at right now. Between inflation fears resurfacing, interest rates climbing again, and major geopolitical earthquakes, just months into the year, real estate forecasters are changing course.

Today, we’re going through all the top forecasts for home prices, mortgage rates, and home sales from Fannie Mae, JP Morgan, NAR, and Zillow. 

But what about Dave’s 2026 forecast? How has it held up through wars, oil price spikes, and a changing Federal Reserve? Dave reviews his exact 2026 housing market forecast and whether he would change it now.

In This Episode We Cover

Updated home sales, home price, and mortgage rate predictions from major players in real estate

Zillow’s latest home price downgrade and why we’re inching toward falling home values

NAR slashes their home sales forecast significantly, but what do they say it’ll do to prices?

Housing crash consensus? What major forecasters and economists are saying about the chances

Reviewing Dave’s 2026 housing market forecast and whether he’s changing it in this new economic climate

And So Much More!

Links from the Show

Join the Future of Real Estate Investing with Fundrise

Join BiggerPockets for FREE

Join us at the BiggerPockets Conference October 2-4 in Orlando. Buy tickets

Sign Up for the On the Market Newsletter

Find Investor-Friendly Lenders 

Dave's BiggerPockets Profile

On the Market 408 - Melody Wright's Honest Take On the “Worse Than 2008” Claim

Grab the Book, Recession-Proof Real Estate Investing

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