Rates just hit 6.95%, the highest in about 20 months — but buyers who use the right tactics right now are still finding real value across the West Valley. Here's what actually works.

I've talked to a lot of buyers this month who feel like the ground keeps shifting under them. It has, a little. But the buyers doing well right now aren't the ones waiting for conditions to feel comfortable again — they're the ones using a handful of specific tactics that work especially well in a market like this one.

Are You Actually Preapproved at Today's Rate?

This is the first thing to check, and it's the one buyers skip most often. If your preapproval is more than a few weeks old, ask your lender to re-run it — Freddie Mac reported the 30-year fixed at 6.95% as of September 17, 2026, and a preapproval based on last month's rate can understate your real monthly payment. While you're at it, get quotes from at least two or three lenders. Freddie Mac's own research shows shopping around can save buyers $600 to $1,200 a year, and that gap tends to widen, not shrink, when rates are elevated.

Ask About Rate Buydowns Before You Offer

With a rising share of listings across the West Valley already discounted — 44% in Avondale, 36% in Peoria — many sellers are open to funding a temporary or permanent rate buydown instead of negotiating price alone. It's worth raising in every offer, not just the ones on homes that have already sat a while.

What Should You Actually Prioritize on Your Must-Have List?

Separate your true must-haves from your nice-to-haves before you start touring, not after you've fallen for a house that's missing something important. And don't skip the inspection just because the market feels slower — a calmer market is exactly when you have the leverage to actually negotiate repairs instead of waiving them to compete.

Is Days on Market Telling You Something?

A home that's been listed for 45 or 60 days is telling you something the price alone doesn't. It's often room to negotiate — on price, on closing costs, or on a rate buydown. Ask your agent to pull the listing history before you write an offer; it changes how you approach the conversation.

Know Your Full Monthly Number, Not Just the Rate

Property taxes, homeowners insurance, and HOA dues (common in newer West Valley communities) all stack on top of principal and interest. Ask for a full estimated monthly payment before you fall in love with a specific price point — the rate is only one piece of what you'll actually pay each month.

Frequently Asked Questions

Should I get preapproved again if it's been a few months? Yes — mortgage rates have moved enough recently that an older preapproval can understate your real monthly payment; ask your lender to re-run it at today's rate before you resume touring homes.

Is it worth shopping multiple mortgage lenders right now? Yes — Freddie Mac's own research shows comparing quotes from multiple lenders can save buyers $600 to $1,200 a year, and that gap tends to matter more when rates are elevated, as they are now.

Can I ask a seller to buy down my interest rate instead of lowering the price? Yes, and it's increasingly common — with a rising share of West Valley listings already discounted, many sellers are open to funding a rate buydown, which directly lowers your monthly payment.

What should I budget for beyond the mortgage payment itself? Property taxes, homeowners insurance, and HOA dues if applicable — ask your lender or agent for a full estimated monthly payment, not just principal and interest, before settling on a price range.

If you want help putting any of these tactics to work on a specific home you're considering, I'm happy to walk through it with you — no pressure, just a clearer picture.

This content is provided for informational purposes only and does not constitute legal or financial advice. All real estate services are provided in compliance with Fair Housing laws, RESPA, TCPA, the REALTOR® Code of Ethics, and Arizona Department of Real Estate advertising regulations. Equal Housing Opportunity. Gracie Vega, Realty One Group, AZ License #SA514613000.

Gracie Vega Realty One Group License #SA514613000 602.348.8773 gracie@vegarealestate.com