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⚡ Snapshot: The 30 Yr. Fixed led today’s uptick (+0.04%) as most fixed-rate loans edged higher, while adjustable and government-backed programs dipped slightly, showing a mild mixed trend.

US homebuyer age jumps to 59, the oldest on record link

• Median buyer age rose from 39 in 2010 to 59 in 2024. This is the steepest aging shift since 1980.

• Younger buyers are getting priced out as mortgage rates stayed high and down payment needs grew. This is delaying ownership by years in most metros.

• Older, equity rich buyers now dominate demand. This is pushing competition toward cash heavy segments and reducing turnover in starter homes.

My take: Investors should expect tighter supply in entry level homes as older buyers hold longer. For brokers, this signals that demand will stay strongest in markets that attract downsizers and repeat buyers.

CoStar flags deeper multifamily slump, rent growth turns negative in Q4 link

• CoStar now expects average multifamily rent growth to fall from 0.6% in Q3 2025 to -0.1% in Q4. Negative rent growth means the average asking rent will decline slightly instead of increasing.

• National vacancy is expected to hold at 8.2% through 2025 and only edge down to 7.9% by late 2026. Vacancy will keep rising until mid 2026 because excess new supply takes longer to absorb.

• New apartment deliveries are projected to drop 28% in 2025 and another 55% in 2026. This allows demand to finally exceed supply, but CoStar still sees only modest improvement because weak jobs and lower immigration are reducing long term rental demand.

My take: Investors should prepare for slower income growth and longer lease up timelines. For brokers, this signals more pressure on mid tier assets while only top tier projects keep their footing.

Refis surge 143 percent as mortgage rates fall to 6.16 percent link

• Total lock volume fell 4.2% from September but stayed 18% higher than last year. Refi share hit 37% of all production, up 11 points year over year. Rate and term refis dropped 14% month over month yet jumped 143% year over year, while cash out refis rose 6% month over month and 29% year over year.

• The 30 year conforming rate fell 16 basis points to 6.16%, its lowest since late 2023. Mortgage rate spreads tightened by 11 basis points to about 200 basis points, the tightest since early 2022.

• Lenders shifted more production to agency MBS, with sales up to 46% from 42%. Loans sold at the top pricing tier reached 81%, showing better execution and stronger investor appetite.

My take: Refis appear to be the main source of momentum now. Investors should expect stronger earnings from lenders with good pricing and hedging setup.

High-income job losses threaten homebuyer demand in major metros link

• High-income sectors like tech, professional services, and finance are flat year over year, well below their long-term 1.6% growth rate. These sectors historically drive homebuying, so their slowdown directly reduces qualified buyers.

• Charlotte is the outlier, with jobs up 2.6% and professional services jobs up 4.5%. Austin, Denver, and the Bay Area are weakening, with the Bay Area posting a 0.4% job loss despite the AI boom.

• Education and healthcare jobs are growing 3.3% year over year, above their long-term average of 2.1%. These sectors support rental demand more than home purchases because of lower wages.

My take: Markets losing high-income jobs will feel the most pressure on home sales. Brokers can likely expect stronger renter demand in metros where education and healthcare are now driving growth.

Bezos and Benioff backed Arrived launches trading platform for rental home shares link

• Arrived has raised $27M to launch a secondary market where investors can buy and sell shares of individual rental homes in minutes. In the first three weeks, investors submitted 57,000 buy and sell orders.

• The platform now offers roughly 500 properties across 65 cities and lets users invest with as little as $100. Each home is SEC registered as its own REIT, allowing both accredited and non-accredited investors to participate.

• Over 850,000 investors have put more than $330M into Arrived homes. The company has stopped using long term leverage and says most homes on the platform are owned with 100% equity, shielding the portfolio from high interest rates.

My take: Liquidity is the big shift here. If trading rental homes becomes as easy as trading stocks, expect a lot more retail capital flowing into SFR, especially while traditional homebuying stays slow.

Hotel occupancy drops 1.5 percent as RevPAR slips, demand shifts to STRs link

• Q3 hotel occupancy fell 1.5% year over year as supply grew 0.9% and demand fell 0.6%. With ADR up only 0.1%, RevPAR declined 1.4%.

• Alternative lodging outperformed. Short term rentals saw demand up 30% from 2019 levels, and cruise lines were up 14%.

• Markets diverged sharply. St. Louis posted 13% RevPAR growth on strong convention business, while Houston and New Orleans lagged due to tough comps from hurricane relief demand in 2024.

My take: Investors should watch how demand keeps shifting toward STRs and cruises, not hotels. For brokers, convention heavy markets look more resilient while resort markets stay soft.

Denver price cuts hit 54 percent as homes take 70 days to sell link

• As of Nov 7, 53.7% of active Denver listings had a price reduction. Homes now take a median of 70 days to sell, up from 56 days last year, even with inventory rising 17.5% to 8,222 single family listings.

• Absorption fell to 838 homes a week, below last year’s 878, while 558 new listings were added. This pushed months of supply to 2.5, still seller friendly but clearly cooling.

• The median list price slipped to $680,000, down $19,900 from last year. Only 2.2% of listings raised prices and 7.9% were relisted after failing to sell, showing sellers are adjusting to softer demand.

Tool of the day: Proda AI

AI-powered engine that automates rent roll and financial statement processing into accurate, comparable CRE datasets.

Anzen Raises $16M to Expand AI Insurance Platform link

PR Newswire reports that Anzen raised $16 million to scale its AI platform for commercial insurance distribution. The system converts PDFs into structured data, routes risks, and compares quotes quickly. More than 5,000 agents use Anzen, which claims 30 percent lower overhead and faster access to Specialty and P&C markets for real-estate operators.

MoxiWorks Launches RISE, an AI-First Platform for Agents link

PR Newswire reports that MoxiWorks has launched RISE, a new AI-native marketing and CRM platform that guides agents through their day with proactive prompts. The system predicts client intent, surfaces high-value contacts, and automates follow-up, helping agents reduce missed opportunities.

AI Location Intelligence Is Heating Up as CHAOS Raises €2M link

ArcticStartup reports that CHAOS raised €2 million to expand its AI platform that analyzes neighborhood growth, demographics, and business performance. The trend reflects a broader global shift toward AI-driven location intelligence, a category also reshaping U.S. site selection and planning workflows.

AI Layoffs Spike, Raising New Housing Market Questions link

Realtor.com’s Allaire Conte reports that tech firms have cut over 141,000 jobs this year, with 31,000 tied to AI restructuring. Economists say the impact on national housing will be limited, yet note risks for tech-heavy metros like San Jose, San Francisco, and Seattle. The key unknown is whether these losses are temporary reshuffles or permanent AI-driven cuts, which could slow price growth if they persist.

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