With mortgage rates holding above 7% and Treasury yields nudging borrowing costs even higher, it’s no wonder affordability is front of mind for so many buyers right now. Over my years working across Middlesex’s neighborhoods, I’ve seen how planning ahead can tip the odds in your favor—even in a market bracing for more Fed moves. A recent study points to the value of rate cushions: consider budgeting for a half-point increase within 3 months, three-quarters by 6 months, and a full point over a year. Patience can pay off. Buyers who waited until early Q4 last year typically found homes priced about 5% lower than in late Q2, along with less competition and more room to negotiate. With a five-month supply on hand recently, buyers have had more leverage—whether that’s on price, closing costs, discount points, or negotiating a temporary rate buydown. If you’re weighing when to make your move, remember: while the market is factoring in more Fed tightening for now, the long game is still about getting inflation under control, which could eventually ease mortgage costs. My approach is always data-driven—no guesswork, just the facts to help you steer through with confidence.