On The Market

A “structural shift” is happening in the housing market—one that will permanently change how home prices appreciate. We could be experiencing the last era of steady, rising home prices as we enter into a new reality—a reality without Baby Boomers owning real estate.

For years, a “silver tsunami” has been predicted to “crash” the housing market. With Baby Boomers downsizing, aging in place, and passing away, the inevitable wave of inventory was supposed to hit the housing market with fury—but it hasn’t happened, at least not yet. With the average Baby Boomer now in their 70s, surely we should start to see inventory fly on the market…right?

Today, we’re getting into when (and if) the silver tsunami will hit, why the end of the Baby Boomer generation could change the home price growth trajectory permanently, and what will unfold in the 2030s (and beyond) that could cause serious headwinds in the housing market. But if it all comes true, investors will have the opportunity of a lifetime to get something many have assumed is gone—cash flow.

In This Episode We Cover

The “silver tsunami” explained, and why it hasn’t crashed the housing market

Inheritance begins to peak—how many heirs will keep vs. sell their parents’ homes?

The “structural shift” that could change home price appreciation forever 

Just how much of the housing market Baby Boomers own (it’s a LOT)

The return of cash flow? Why real estate investors will get another opportunity to buy

And So Much More!

Links from the Show

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On the Market 403 - You Have Until 2031: What Happens When Population Goes Negative?

On the Market 404 - 75,000 “Relistings” Could Hit the Market, But Inventory WON’T Explode?

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

Real Estate by the Numbers

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A housing price correction “worse than 2008”? That’s the headline of Melody Wright’s widely-cited Newsweek interview, but today, she’s giving her full, honest take on what she really meant.

Melody got into the mortgage industry in 2006, riding the subprime wave up until it popped two years later. The lender she worked for went bankrupt in 2012, as Melody witnessed the fallout firsthand. From there, her new job became analyzing housing data to ensure this never happened again. And looking at the data—delinquencies rising, inventory spiking, a quiet “credit crisis” rarely talked about—Melody believes we could be on the verge of another serious correction.

Today, we’re getting her detailed opinion on whether we should expect a housing crash, correction, or a slow, stable return to affordability. We talk at length about the rising delinquency rates (much of which is not public) signaling serious trouble for the housing market and borrowers, and the “credit crisis” brewing behind the scenes that could upend the market (especially for investors).

This is what Melody Wright really thinks will happen next.

In This Episode We Cover

Melody’s real opinion on the “Worse Than 2008” claim 

Why Melody believes home prices could correct up to 50% in some markets

The “credit crisis” brewing that uncovers a very weak homebuyer pool

Delayed delinquency? Why more borrowers are beginning to inch closer to losing their homes

The white-collar recession that will have serious effects on pricey real estate markets

And So Much More!

Links from the Show

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On the Market 407 - The White-Collar Recession Means More for Real Estate Than You Think

Newsweek Price Correction ‘Worse Than 2008’ Coming To US Housing Market—Analyst

Reuters JPMorgan marks down value of loan portfolios of some private credit groups, source says

Realtor Housing Market Tilts in Favor of Buyers as Active Inventory Climbs

Grab Dave’s Book, "Real Estate by the Numbers"

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The next recession is already here. You may not see it, but you definitely feel it. Companies are quietly letting go of dozens or hundreds of workers at a time, interviews are getting harder to land, and those around you who made the most money are suddenly just trying to get by.

This is the “white collar recession”—and a new report could prove that it’s about to get much more severe. And what happens when the highest earners, those who buy homes and can get approved for mortgages, suddenly vanish from the housing market? The impacts could be widespread, and a permanent shift in real estate could be on the horizon.

Today, we’re unpacking it all—which jobs are most (and least) at risk, what will happen to the housing market as high-income earners lose their salaries (and ability to buy homes), and the markets most reliant on these types of white-collar jobs.

But it’s not all bad news. New opportunities could be emerging in select markets as a few major industries see stability, and one type of investment property becomes the most sought-after of all.

In This Episode We Cover

The “white collar recession” and the jobs most at risk due to AI

Why this time it’s different, and a recession may be inevitable 

How the housing market will permanently shift as homebuyers lose their income

The most stable housing markets with the best employment potential

One type of investment property every investor needs to keep an eye on (demand could rise)

And So Much More!

Links from the Show

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On The Market 401 - Off by Nearly 1 MILLION Jobs? Why New Jobs Report Will Impact Real Estate 

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Anthropic Report

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Could the war in Iran reverse all the interest rate relief we’ve received throughout the past year? With oil shooting up in price, unintended consequences could trickle down to your mortgage rate—and Americans are already feeling the shock.

The housing market is re-freezing as buyers (and sellers!) stay on the sidelines as the world feels more and more unstable. What does this mean for your mortgage rate? Some people say this could cause a housing crash; others argue the opposite. What’s really going to happen next?

We’re back with a new headline episode, going through the top stories affecting the housing market. First, we’re talking about the Iran war and its effects on mortgage rates and the housing market. Then, the states leading the 'two-speed housing market': some are seeing significant price gains, while much of America's home prices are declining.

Do you use an AI calling agent in your real estate business? You need to hear this first. A new lawsuit shows you could land in hot water unless you follow the rules. 

In This Episode We Cover

Back to rising mortgage rates? Side effects of the Iran war on the U.S. housing market

The hottest markets still seeing 4%+ price growth even in 2026

AI agents lead to lawsuit: What you should not do if you’re using AI callers for real estate

Why so many Americans are moving from the coast inland to these cities

Is the housing market freezing again? Why buyers and sellers are backing off

And So Much More!

Links from the Show

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Top 10 Markets Where Prices Will Rise and Fall in 2026

Headlines from Today’s Show:

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The housing market is split. Some real estate markets are seeing low inventory, rising prices, and fierce buyer competition. Others are seeing steep price cuts, desperate sellers, underwater owners, and delinquency rates creeping up. 

So, which housing markets are the riskiest in the country? Which market has the highest chance of seeing home price growth while the rest of America struggles for air?

We’re doing a nationwide deep dive today, looking at the metrics that matter most—home price appreciation, affordability, delinquency rates and owner distress, and underwater mortgage share. Each of these data points will allow you to predict which markets will grow, slow, and struggle over the next year.

Plus, Dave is sharing what each region of the country should be paying attention to as an investor, the riskiest markets of 2026, and the number one comeback city no one is expecting.

In This Episode We Cover

The riskiest housing markets in the U.S. that could see continued price declines

Cities seeing a return to “affordability” as buyers get a big break

Delinquency rates rising? Areas with these mortgage types see more owners fail to make payments

The “comeback” cities that have the greatest home price growth potential 

Why “underwater mortgages” aren’t as scary as you think they are (but investors should still be careful)

And So Much More!

Links from the Show

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On The Market 369 - Zillow Forecast: Best and Worst Housing Markets of 2026

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