Rates Went Back Up. Should You Still Buy a Home Right Now?

Let me be straight with you — if you've been watching mortgage rates lately, you've probably felt that gut-punch moment when they ticked back up after months of moving in the right direction.

So the question everyone's asking is: Does this change anything?

Here's my honest take as someone who works with buyers in Los Angeles County and the Inland Empire every single day — no, it doesn't take buying off the table. But it does mean you need a smarter approach.

What Actually Happened With Rates

For most of 2025, rates were trending down, and buyers were starting to feel some relief. Then over the past month or so, they climbed back up into the mid-6s. The reason? A mix of geopolitical tension, energy costs, and inflation concerns rattling the broader economy.

Now, I know that sounds like a lot. But here's what it actually means for your monthly payment.

If you're financing $500,000, buying at today's rates in the mid-6s still saves you roughly $300/month compared to what buyers were paying early last year when rates were pushing 7.5% and above.

That progress didn't disappear. The window didn't close. It just got a little narrower.

The Trap Most Buyers Fall Into

Here's what I see happen over and over again — especially with first-time buyers in markets like Rancho Cucamonga and Pasadena:

A buyer decides to wait for the "perfect" rate. Rates dip, but now prices have moved up because more buyers jumped in at the same time. Then they're competing in a bidding war for the same house they could've locked in quietly a few months earlier.

This is not a hypothetical. This is the Southern California market.

There's a saying I come back to constantly: you can refinance a rate, but you can't refinance the purchase price. If you wait for rates to drop and miss the window before demand surges, you may end up paying more for the same home — even at a lower rate.

The math doesn't always work in favor of waiting.

What Buyers Should Actually Be Doing Right Now

I'm not going to tell you to ignore rates — they matter. But here's what smart buyers are focused on instead:

1. Know your real numbers. Don't guess what you can afford based on headlines. Sit down with a lender and run the actual figures at today's rates. You might be surprised what still pencils out.

2. Explore your financing options. Adjustable-rate mortgages (ARMs) are worth a conversation right now. If you're planning to own the home for 5–7 years before upgrading or relocating, an ARM could give you a lower initial rate that changes your monthly budget significantly. It's not for everyone, but it's a tool worth understanding.

3. Look at where the opportunity actually is. In Rancho Cucamonga, you're still finding newer construction, more inventory, and more room to negotiate compared to coastal LA. Families getting priced out of the westside are moving east — and they're building equity while doing it. In Pasadena, the demand from professionals and families keeps that market competitive, but properties with good bones and historic character still offer long-term value if you buy with the right strategy.

Brace for Volatility — And Plan Around It

Rates are going to keep moving. A new economic report, a Fed announcement, an overseas headline — any of it can nudge rates up or down in a week. You cannot control that.

What you can control is how prepared you are before it happens.

Buyers who do the homework now — who know their budget, understand their financing options, and have a clear strategy — are the ones who can move confidently when the right opportunity shows up. Everyone else is still scrolling Zillow wondering if they should wait another month.

If Your Life Is Telling You It's Time to Move, Listen

At the end of the day, real life doesn't pause for mortgage rates.

Maybe your family is growing and you need more space. Maybe your lease is up and you're tired of throwing money at rent. Maybe you've been thinking about building real wealth instead of paying someone else's mortgage. Those reasons are still valid — regardless of what rates are doing this week.

The market will always have something going on. The question is whether you have a plan.

If you want to win in today’s market, you need more than just a strong offer—you need the right strategy behind it. Let's talk. I'll break it down simply, no pressure, just clarity.