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April 28, 2026
Today: 30-year mortgage rates held at 6.23% as peace talks stalled, flipper confidence is climbing for the first time in months, and insurance non-renewals are hitting landlords harder than owner-occupants.
Mortgage rates remained unchanged this morning at approximately 6.23% for top-tier 30-year fixed loans, holding steady despite geopolitical uncertainty. Bond markets have stopped reacting to war-related headlines unless they represent major breakthroughs, meaning rates are locked in a sideways range for now. For Richland County buyers still shopping, this stability is an opportunity to lock without chasing a moving target. Mortgage News Daily
The week of April 20 saw rates tick down from 6.30% to 6.23%, bringing a measurable increase in purchase activity according to MBA data. In Columbia's price range, that 7-basis-point drop translates to roughly $15-20 per month on a $300K loan, but it's moving the needle on buyer consultations. If you've had fence-sitters in your pipeline, this is the week to circle back. RISMedia
Population growth slowed sharply nationwide in 2025, with net international migration cut in half and natural population change stalling. Counties under one million residents gained domestic migration at the expense of major metros, and this pattern aligns with continued single-family construction strength in smaller markets like Columbia's outlying areas, Lexington County, Blythewood, and Chapin. NAHB data shows construction in lower-density counties holding up better than metro cores. Watch for permit activity in these submarkets to stay elevated even as larger metros cool. NAHB
The "silver tsunami" of older homeowners selling is coming, but it won't land evenly. Retirement-heavy Sun Belt markets will see continued demand from new retirees even as supply increases, blunting the price impact. Rust Belt metros face oversupply risk. Columbia sits in the middle: strong enough headship rates and population growth to absorb turnover, but not so constrained that a wave of 65+ sellers would solve affordability. The bigger issue is that many of these homes are decades old and need significant updates to compete for younger buyers seeking modern layouts and energy efficiency. For agents working with estate clients or downsizing sellers, budget for staging or pre-listing improvements if you want to move the property in 30-45 days. NAHB
Fannie Mae and Freddie Mac will now accept VantageScore 4.0 and FICO 10T credit scores in underwriting. Unlike older FICO scores, these models include rental and utility payment history. This expands the qualified buyer pool for borderline credit applicants, particularly renters with solid payment histories but thin credit files. If you've got Columbia-area buyer clients who were just under the 620 threshold on traditional FICO, re-run them through a lender using the new scoring models. RISMedia
FHA loans remain accessible for first-time buyers with 3.5% down and credit scores as low as 580, but mortgage insurance (MIP) lasts for the life of the loan if you put down less than 10%. Average monthly mortgage payments fell 2.4% annually (from $1,990 in 2024 to $1,942 in 2025), but over 24% of homeowners still spend 30% or more of monthly income on housing. For Columbia buyers targeting the $250K-350K range, run the MIP calculation upfront so they understand the long-term cost versus refinancing into conventional once they hit 20% equity. Redfin, RISMedia
Columbia University (New York, not South Carolina) sold a 126-unit student housing property in the Bronx for $65 million to Fetner Properties and PGIM in a sale-leaseback deal. The building will convert from student housing to residential use when Columbia's short-term lease expires. While this transaction is 800 miles north, it signals continued institutional investor appetite for student housing assets, even in markets with enrollment uncertainty. For Columbia agents working the USC off-campus market near Five Points and the Vista, this institutional appetite means your buyer pool includes not just small landlords but also regional multifamily funds looking for stabilized assets near major universities. If you've got a 10+ unit building near campus hitting the market, price it for institutional buyers, not mom-and-pop landlords. Commercial Observer
Flipper confidence is climbing for the first time in months, according to BiggerPockets. Margins remain compressed, but investors are betting that rate stability and moderating home price growth will create opportunities to source distressed inventory and execute quick turns. For Columbia agents, this means increased competition for foreclosures, tax sales, expired listings, and estate sales. If you're listing a property that needs work, expect multiple cash offers from flippers targeting the $150K-250K range in Richland County. Price it at 70-75% of ARV (After Repair Value) to move it in the first week. BiggerPockets
CMBS debt yields have firmed to a weighted average of 10.3% across property types, but negative leverage persists for multifamily, industrial, retail, and self-storage. Negative leverage means the loan coupon exceeds the cap rate, so new acquisitions cannot be financed accretively without underwriting NOI growth or near-term refinancing relief. For Columbia investors evaluating multifamily or self-storage deals, the math only works if you're projecting rent growth or a rate environment shift within 18-24 months. Office and hotel are the only sectors offering positive leverage right now. If you've got clients looking at commercial acquisitions, steer them toward seller financing or creative structures until the rate-cap rate spread narrows. Commercial Observer
A driving range and golf center near Lake Murray is reopening with new owners, according to MSN. No financial details disclosed, but recreational commercial properties in the Lake Murray corridor (Chapin, Irmo, Lexington) continue to attract buyer interest as the area grows. If you've got commercial listings in that submarket, this is a comp-worthy transaction for pricing recreational or hospitality-adjacent properties. MSN
Insurance non-renewals are accelerating in 2026, hitting landlords and rental property owners harder than owner-occupants. Carriers are dropping properties in high-risk zip codes or after claims, forcing owners into surplus lines markets at 50-100% premium increases. For Columbia property managers, this is a client retention and revenue risk. If your managed properties are coming up for renewal and the owner gets dropped, you need a backup carrier relationship lined up immediately. Budget an extra $1,000-2,500 annually per property for insurance cost increases, and factor that into rent pricing discussions. Self-storage and multifamily are particularly exposed. BiggerPockets
Late April is the statistically best time to sell a house nationwide, with homes 18% more likely to sell above list price and closing faster. For Columbia sellers, this is the window. Warmer weather, families planning for the school year, and blooming curb appeal all converge. Inventory is rising but hasn't peaked yet, creating optimal conditions. Thursday is the best day to list, selling for ~$3,000 more and five days faster than the slowest day. If you've got a listing appointment this week, schedule the MLS launch for Thursday morning so it's fresh in buyers' minds when they plan weekend tours. Redfin
Minnesota's Starter Homes Act, which would have loosened local mandates on lot sizes, parking, and design requirements, failed in committee for the third consecutive year. Similar bills have stalled in Utah, Colorado, and Arizona. The takeaway for Columbia: state-level zoning reform is politically toxic even in housing-constrained markets. Local land use decisions still control supply, meaning the path to more starter-home inventory in Richland and Lexington Counties runs through city councils and county planning boards, not the statehouse. If you've got developer clients looking to build starter homes in the $200K-280K range, they'll need to negotiate directly with local jurisdictions rather than wait for state preemption. HousingWire
Century Communities' Q1 earnings show a strategic shift: the builder reduced deliveries by 33% compared to Q4 2025 (from 3,000+ to just over 2,000) while increasing gross margins by 240 basis points. Specs still account for 98% of deliveries, but the pace-versus-price balance tilted back toward margin protection. Incentive use fell 50 basis points to 12.5% of sales price. For Columbia agents competing with new construction in Lexington County and Blythewood, this means builders are less likely to chase volume with deep incentives. Resale inventory should get more showing activity as builder concessions moderate. HousingWire
Bottom Line: Rates are stable, buyer activity is ticking up, and late April is the best selling window of the year. Flipper demand for distressed inventory is climbing, insurance non-renewals are forcing rental property owners into expensive backup markets, and new construction builders are protecting margins instead of chasing pace. Columbia's market fundamentals remain solid, but the next 30 days are the time to move inventory and lock buyer commitments before summer inventory peaks.