Is the 2026 real estate market ready to break loose?

In this 100th episode of The Den, Ben, Paul, Shannon, and Aspen return to the mics to forecast what’s ahead for buyers, sellers, and agents. From dropping interest rates and shadow inventory to investor shakeups and foreclosure chatter, this conversation pulls no punches. The team reflects on last year’s predictions, throws down new bets for 2026, and breaks down the economic undercurrents shaping the Four Corners and beyond.

If you're a real estate professional, aspiring buyer, or market-watching seller, this episode delivers insights and laughter in equal measure.

KEY TAKEAWAYS
• 2026 kicks off with high hopes and big shifts in the real estate market
• Interest rates dropped three times, but will mortgage rates follow?
• Pent-up demand may finally explode as sellers and buyers re-enter
• Many Americans are refinancing to access equity, despite low locked rates
• Foreclosures remain under 3%, but shadow inventory could hit soon
• Investors are dumping portfolios and reshuffling at high prices
• The multifamily sector faces a looming debt wall and refi crunch
• San Juan County’s average home price predicted to stay stable or slightly rise
• Realtor ranks could thin, but top performers will remain
• Lawsuits against Zillow may reshape agent relationships and lead flow

BEST MOMENTS

00:02:31. “We just had three interest rate cuts from the feds, but Paul, does that necessarily equate to mortgage interest rates going down?”
00:04:03. “Eventually it just doesn't work as good as you thought it was going to… It's like, what's worth it?”
00:05:14. “It won't be as scary going from a, you know, a two to a six… It might be going from, you know, a two to a five or a four.”
00:08:03. “There’s a shadow inventory of foreclosures… the banks are getting their hands on and holding.”
00:10:06. “The foreclosure prices that I have seen have been pretty crazy. They're so high.”
00:13:17. “You're going to see a massive turnover with big commercial complexes like that.”
00:16:15. “This is our hundredth episode at The Den, and I'm super proud of us.”
00:21:04. “Paul, the grand prize winner. Winner. Winner. Chicken by dinner.”

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