Buying a home can sometimes feel like a gamble: Should you buy now while plenty of homes are available, or try to wait for prices (or interest rates) to drop?
We’ve pulled together up-to-date information to help you make an informed decision, from current housing market trends in Delaware County to resources that can help you finance your new purchase.
2026 Spring Housing Marketing Trends for Delaware County
Overall, Delaware County’s housing market is starting 2026 with more breathing room for buyers. In January, inventory rose year over year and homes took longer to sell, while the median sales price held relatively steady around the low-$490Ks. Additionally, nearly two-thirds of homes sold below their list price.
“These numbers can mean more options, a little less urgency, and stronger negotiating opportunities for buyers than we’ve seen in recent years,” said Shelly Newsome, Mortgage Loan Officer at Fidelity Federal.
Meanwhile, mortgage rates for a 30-year fixed mortgage are hovering around 6%. That’s lower than this time last year and down from the 2023 highs, but still roughly double what buyers saw in 2021.
Tips for New Buyers: What to Do Next
Should I try to wait on the market?
If you’re not ready yet (for example, if you’re still saving, your job situation is changing, or your budget feels tight), waiting can make sense. If you are ready, the better move is usually to get pre-approved and start watching what homes are actually selling for. You don’t have to rush into anything, but being prepared lets you act fast when the right place pops up.
How can I improve my chances of getting the home I put an offer on?
The biggest advantage is being “ready to go” on the money side. Get a pre-approval, not just an online estimate; have your down payment and closing funds organized; and respond quickly when you find a home you like. Sellers prefer offers that feel confident and simple.
Do I need to overbid in this market?
Sometimes, but not as often as people assume. Some homes will still get multiple offers, especially if they’re updated and priced well. Others may sit longer, which can open the door to negotiating. The smartest move is to look at comparable recent sales in that neighborhood before deciding how aggressive to be.
What are smart ways to strengthen my offer without taking on too much risk?
You can make an offer more appealing without doing anything drastic. A few common examples: being flexible on the closing date, keeping your requests reasonable, or shortening the inspection timeline.
Do I need to waive the inspection?
“We don’t recommend waiving your home inspection, as it helps you understand what you’re getting into and if the house has any serious problems,” said Newsome.
If you’re competing with other buyers, a safer compromise is to either shorten the inspection window or focus on major issues (roof, foundation, HVAC) instead of nitpicking every little thing.
Should I use a real estate agent?
For most first-time buyers, yes. A good agent helps you understand pricing, write a solid offer, and avoid costly mistakes in the contract. They also handle a lot of the back-and-forth, so you’re not trying to figure it out all alone.
What should I do before I start touring homes?
Get clear on your monthly comfort zone (not just the max you can afford), then talk with a lender about what that payment could look like with today’s rates, taxes, and insurance. From there, make a simple list of must-haves vs. nice-to-haves so it’s easier to decide quickly when you find the one.
Related: More house-hunting tips from Fidelity Federal >>
Financial Resources for New Home Buyers
First-time homebuyers can access a special mortgage available through Fidelity Federal, which offers a low down payment and no private mortgage insurance (PMI) required.
The Welcome Home Program also reopens each spring and remains open until funds are depleted. This annual program offers grants for low- and moderate-income homebuyers, whether they’ve owned a home before or not. The funds can be used to help pay for down payments or closing costs.
