Earn Your Leisure Podcast Summary
Episode: How to Buy a Home in 2026 w/ MG The Mortgage Guy
Date: January 21, 2026
Hosts: Rashad Bilal & Troy Millings
Guest: Matt Garland (MG The Mortgage Guy)
Main Theme / Purpose
This episode centers on the real estate market in 2026, unpacking whether it's a good time to buy a home, how to navigate affordability challenges, the impact of economic policy and interest rates, and practical strategies for buyers—including new updates in financing options and group purchasing. MG The Mortgage Guy brings over two decades of direct mortgage experience, aiming to demystify the market for both new and seasoned buyers.
Key Discussion Points & Insights
1. Will Home Prices Drop in 2026?
[06:31–08:56]
- Market Outlook: MG asserts that a housing market crash is "unlikely" in 2026 due to persistently low inventory and stable demand.
- “There’s not enough supply out there or inventory out there for home prices to really crash like the Internet is telling you.” —MG [06:49]
- Price Growth: National home price appreciation remains positive, albeit slow (~1.7% YoY for 2025, compared to the long-run US average of 3%).
- Compound Growth: Emphasizes the ongoing net worth benefits of owning real estate, due to compounding appreciation.
2. Interest Rates & Federal Policy
[08:56–11:39]
- Current Rates: Rates recently dropped to around 6%, with some buyers able to secure rates in the high-5% range.
- Federal Actions: MG notes that the Fed resumed buying Treasuries (resembling a “QE lite” policy), and potential government intervention (Trump’s proposed $200B Fannie Mae bond buy) may bring rates even lower.
- “I think 2026 is going to be a great year for interest rates.” —MG [09:21]
- Predicts rates could reach low-5% or even high-4% by 2027.
- Refinancing Surge: Application volume is up 120% as rates fall; more buyers expected as further drops occur.
3. Is Now a Good Time to Buy?
[11:39–14:23]
- Affordability Threshold: The best time to buy is “when you can afford to buy it”—putting personal finances above market timing.
- “There’s no better time to buy real estate than when you can afford to buy it, right?” —MG [12:17]
- Negotiation: 2026 (with rates not yet at lows) is a rare window for buyers to negotiate, which vanishes if rates drop and demand surges.
4. Overcoming Affordability & Creative Buying
[14:23–23:18]
- Affordability Crisis: First-time homebuyer age is rising; homes increasingly “feel” like luxury goods.
- Supplementing Income: For those who feel priced out, MG advocates developing new income streams (e.g., learning to invest in stocks).
- “If you can’t afford to buy a house right now, that’s okay. Learn how to trade and watch Market Mondays... Learn how to create another source of income.” —MG [15:07]
- House Hacking & ADUs: New Fannie Mae rules make it easier to add and finance accessory dwelling units (ADUs), using rental income to help qualify.
- Up to two ADUs now possible on single-family homes, and part of rental income can count towards qualifying.
5. Group Buying & Multigenerational Strategies
[23:25–31:26]
- Cultural Models: Many immigrant communities pool resources to buy, live together, and build collective wealth—MG encourages this approach.
- “It gives you the opportunity to have group economics… I am 100% with it as long as you got your paperwork together.” —MG [25:06]
- Ego & Pride: MG argues that pride prevents more Black families from leveraging collective buying, encouraging listeners to set ego aside for greater gains.
6. Policy & Institutional Buyers
[28:03–31:10]
- Ban on Institutional Homebuying: Recent political moves to curb large investors (e.g., companies with 1,000+ homes) may be more “good press” than substance.
- “If you look at institutional investor, it’s a small piece of the overall pie… I think these institutional investors are smart and they’re going to find a loophole.” —MG [28:22]
7. Owner-Occupant vs. Investment Property Debate
[33:25–40:27]
- Challenging the "Never Buy Where You Live" Mantra: MG counters Grant Cardone’s notion that only investment properties build wealth.
- “Stop letting these people like Grant Cardone trick us out of our generational wealth… We have people that died before us to give us the right to buy homes.” —MG [34:10, 39:53]
- Access & Equity: Historically, homeownership fueled generational wealth, especially for Black families.
- Asset Reality: Most first-time buyers can’t access 20–30% down payments for investment homes, nor qualify for commercial loans.
8. Programs, Resources & Tactical Tips
[40:40–43:08]
- Down Payment Assistance: Hundreds of programs available; use HUD.gov, local government portals, and AI tools for research.
- “You got chatGPT… it’ll give you all the information… 2026, this is the easiest in the world to become a millionaire.” —MG [41:04]
- Programs like NACA: Offers 100% financing, proven as a stepping-stone to more advanced real estate moves.
9. Mortgage Mistakes & Planning
[42:59–45:11]
- Self-Employed “High Income” Pitfall: Mistaking gross receipts for net income; banks lend based on taxable net, not revenue.
- “You make $2 million a year. We see your taxes, you make $25,000 according to what you told the IRS.” —MG [43:08]
- Specialty Loans: P&L and bank statement loans can help self-employed buyers.
- Strategic Planning: Urges listeners to treat buying like a business, with annual “mortgage planning” alongside CPA, realtor, and loan officer.
Notable Quotes & Memorable Moments
- “Seven straight summers. Critics might not admit it, but nobody in financial literacy did it quite like we did it.” —MG [05:39]
- “There’s not enough supply out there or inventory out there for home prices to really crash like the Internet is telling you.” —MG [06:49]
- “Appreciation... is compounded. That’s the beautiful thing about investing, right? Everything compounds.” —MG [07:38]
- “If you can’t afford to buy a house right now, that’s okay. Learn how to trade... create another source of income.” —MG [15:07]
- “Accessory Dwelling Units... are a game changer... you can get 100% of your rehab costs. This is a home run.” —MG [17:43, 23:18]
- “Ego and pride, we need to cut that. We need to leave that back in 2025 and be smart about buying real estate.” —MG [27:30]
- “Stop letting these people like Grant Cardone trick us out of our generational wealth.” —MG [34:10]
- “My overnight success took me 23 years. A lot of y’all trying to get it in 23 seconds.” —MG [42:12]
- “You have to do a mortgage plan every year... you are the CEO of this real estate business.” —MG [45:11]
Timestamps for Key Segments
- Intro/Chit-chat: [04:28–06:31]
- 2026 Market Outlook: [06:31–08:56]
- Interest Rates & Fed Policy: [08:56–11:39]
- Is Now the Right Time to Buy?: [11:39–14:23]
- Affordability Strategies/ADUs: [14:23–23:18]
- Group Buying & Multigenerational Living: [23:25–31:26]
- Ban on Institutional Investors: [28:03–31:10]
- Owner-Occupant vs. Investor Debate: [33:25–40:27]
- Down Payment & Program Resources: [40:40–43:08]
- High-Income Mortgage Mistakes & Planning: [42:59–45:11]
Takeaways
- The real estate market in 2026 remains under-supplied; expect steady or slowly rising prices, not a crash.
- Lower rates are reshaping buying opportunities; act before increased competition returns.
- Creative approaches—ADUs, group buying, and new guidelines—can unlock new paths to ownership.
- Wealth-building includes both real estate and stocks: “It’s not or, it’s both.”
- Use all available resources, plan with professionals, and reject “get rich quick” mentalities.
This episode is a must-listen for anyone anxious about entering the housing market or curious about what new options and policy shifts will mean for homebuyers in 2026.