2025 Housing Market — 50-Year Mortgage, Assumable Loans & Affordability | Bryan Realty Group

The 2025 housing market has been one of the most unpredictable in years — rising and falling interest rates, affordability challenges across the country, shifting inventory, and buyers and sellers trying to navigate a completely new landscape. As we close out the year, major proposals like the 50-year mortgage, expanded assumable loans, and even portable mortgages are creating some of the biggest conversations in real estate. In this December 1st episode, Bryan Realty Group breaks down what these ideas could mean for the future of buying and selling.

Michael and April take a practical look at how these potential mortgage changes might affect affordability, equity, inventory, and long-term financial planning. Whether you're thinking about buying, selling, or simply trying to understand the 2025 housing market, this episode explains the trends shaping real estate going into 2026.

We begin with the 50-year mortgage, the most debated proposal of the year. While extending a loan term could reduce monthly payments and help buyers qualify, it also dramatically increases long-term interest costs and slows equity growth. We explain what buyers gain, what they lose, and why policymakers are even considering a 50-year option in the first place.

Next, we break down assumable loans, a topic many buyers hear about but don’t fully understand. VA and FHA loans already allow assumptions in many cases, but industry leaders are now discussing whether conventional loans could one day be assumable too. An assumable mortgage lets a qualified buyer take over the seller’s low interest rate from the COVID era — a huge advantage today. But assumptions also depend on equity, loan type, and whether the buyer can cover the difference. We cover what’s realistic and what’s not.

Then we explore a concept that could reshape future mobility: portable mortgages. This proposal would let homeowners take their current low-interest mortgage with them to a new property. While not available today, portability could unlock inventory by giving sellers confidence to move without sacrificing their existing interest rate. We discuss how this could work, what rules would have to change, and why the idea has gained so much momentum.

We also dive into the new data showing that the median age of first-time buyers is now 40 years old. This shift reflects the affordability challenges facing today’s buyers — higher prices, higher rates, and tighter financial requirements. Understanding this trend is key to understanding the future of the housing market.

A major theme throughout the episode is responsible homeownership. Michael shares insight from the early-2000s housing crash, when overly loose lending pushed people into homes they could not realistically maintain. We explain why qualifying for a payment doesn't always mean you can truly afford the home — and why budgeting for repairs, emergencies, and maintenance is essential for long-term stability.

We also answer a major question many people are asking:
Should you wait to buy until these new mortgage options exist?
Waiting on hypothetical policy changes can make it harder to buy later, especially since home prices historically rise over time. If a home fits your life and budget, there are ways to make today’s market work — and you can refinance or adjust later if new options become available.

Share your thoughts in the comments.

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