{"id":11028,"date":"2026-10-15T18:25:26","date_gmt":"2026-10-15T18:25:26","guid":{"rendered":"https:\/\/schellbrothers.com\/blog\/?p=11028"},"modified":"2026-10-15T18:25:26","modified_gmt":"2026-10-15T18:25:26","slug":"a-conversation-with-a-savvy-homeowner-interest-rates-property-taxes-and-the-true-cost-of-waiting-to-buy-a-home","status":"publish","type":"post","link":"https:\/\/schellbrothers.com\/blog\/2026\/10\/15\/a-conversation-with-a-savvy-homeowner-interest-rates-property-taxes-and-the-true-cost-of-waiting-to-buy-a-home\/","title":{"rendered":"A Conversation with a Savvy Homeowner &#8211; Interest Rates, Property Taxes, and the True Cost of Waiting to Buy a Home"},"content":{"rendered":"\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"2560\" height=\"1280\" src=\"https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/frank_blog.jpg\" alt=\"\" class=\"wp-image-11029\" srcset=\"https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/frank_blog.jpg 2560w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/frank_blog-300x150.jpg 300w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/frank_blog-768x384.jpg 768w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/frank_blog-1024x512.jpg 1024w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/frank_blog-1536x768.jpg 1536w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/frank_blog-2048x1024.jpg 2048w\" sizes=\"auto, (max-width: 2560px) 100vw, 2560px\" \/><\/figure>\n\n\n\n<h2 class=\"wp-block-heading has-medium-font-size\"><strong>Recently, I had a conversation with a homeowner about why they chose to move forward now. With all the noise around interest rates, rising costs, and \u201cwaiting to see what happens,\u201d their perspective was so good I had to share it.<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">I won\u2019t bore you with the entire conversation, like what I made for dinner that night. (Chicken parm. It was delicious.) First, we talked Interest Rates. When rates came up, they took a much more zoomed-out view. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Average per every 10 years<\/strong>:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>1980s \u2014 12.7%<\/li>\n\n\n\n<li>1990s \u2014 8.1%<\/li>\n\n\n\n<li>2000s \u2014 6.3%<\/li>\n\n\n\n<li>2010s \u2014 4.1%<\/li>\n\n\n\n<li>2020s \u2014 5.2% so far, heavily influenced by the pandemic years.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Their point wasn\u2019t that today\u2019s rate is ideal. It was that waiting for the perfect rate has a cost, too. Buying sooner means potentially securing your homesite, locking in today\u2019s home price and construction costs, taking advantage of current incentives, and getting closer to locking your mortgage rate. And if rates eventually improve? Refinancing may become an option.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But there\u2019s another side to that. If rates come down and all those buyers who have been sitting on the sidelines decide it\u2019s finally \u201ctime,\u201d demand increases. More homes need to be built (shocker, I know), which puts pressure on homesites, labor, materials, incentives, and ultimately home prices. So, the question isn\u2019t only, \u201cWhat will rates do?\u201d It\u2019s also, \u201cWhat could waiting cost me?\u201d<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Then we talked Taxes&#8230; This part of the conversation blew my mind\u2014and why I hadn\u2019t looked at it this way before is killing me (I\u2019ll only admit that once).<\/p>\n\n\n\n<div style=\"height:15px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p class=\"wp-block-paragraph\">Using a hypothetical $750,000 home value for comparison:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Location<\/th><th>Approx. Annual Tax<\/th><th>Approx. Monthly<\/th><\/tr><\/thead><tbody><tr><td>Delaware<\/td><td>$3,375<\/td><td>$281\/mo<\/td><\/tr><tr><td>Maryland \u2014 higher-tax area<\/td><td>$10,275&nbsp;<\/td><td>$856\/mo<\/td><\/tr><tr><td>Pennsylvania \u2014 higher-tax area<\/td><td>$15,000+&nbsp;<\/td><td>$1,250+\/mo<\/td><\/tr><tr><td>Connecticut \u2014 higher-tax area<\/td><td>$16,500+&nbsp;<\/td><td>$1,375+\/mo<\/td><\/tr><tr><td>New York \u2014 higher-tax area<\/td><td>$18,075<\/td><td>$1,506\/mo<\/td><\/tr><tr><td>New Jersey \u2014 higher-tax area<\/td><td>$18,750+&nbsp;<\/td><td>$1,563+\/mo<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">That led to my favorite part of the conversation. He said, \u201cI look at property taxes almost like paying rent to the state. My mortgage, on the other hand, is at least helping me build ownership in something I actually want.\u201d Think about that for a second.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If you\u2019re already paying $900 \u2013 $1,500+ a month in property taxes to stay in a home or location that no longer fits your life, how much does that change the way you look at paying a little more because of today\u2019s interest rate, especially when you factor in Delaware\u2019s modest property taxes?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So, jokingly, I asked him: \u201cWhat\u2019s the magic rate? What number would make you feel good about buying?\u201d He said that anything in the 5s. Naturally, I obnoxiously chose 5.9%.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">On the example we discussed, the difference between purchasing at 7.25% versus 5.9% was approximately $534\/month, or $6,408\/year.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Now look back at that tax chart. That was the <em>aha!<\/em> moment for me. The higher rate wasn\u2019t something he liked. It was reluctant acceptance because the rate was only one piece of the equation. Then he said something I wish I had a camera and microphone for:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u201cWhy would I choose to pay the same or more for something I no longer want? Sure, I\u2019d love to pay less and eventually I hope I will, but it was our time to move. I\u2019m so glad we did, and overall living in Delaware is better and less expensive for us.\u201d There\u2019s a lot packed into that statement.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Maybe the kids have moved out and you\u2019re paying for rooms you don\u2019t use. Maybe you\u2019re retired and still paying enormous property taxes. Maybe it\u2019s the maintenance. Maybe friends have already moved away. Or maybe your current home simply doesn\u2019t fit the life you want anymore. Whatever the reason, you\u2019re already paying for your current situation.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">And here\u2019s the other part that really stuck with me\u2026 You may get an opportunity to refinance your mortgage when rates improve. The state probably isn\u2019t going to offer you the same opportunity with your property taxes. So, should everyone buy right now? Of course not. If you don\u2019t have a need or desire to move, waiting may make sense.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But if you already want or need to move and believe you\u2019re within a 6 &#8211; 18-month window, I think it\u2019s worth having the conversation now rather than waiting for the headlines to tell you when the time is right. Because moving forward sooner could mean:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Locking in your home price:<\/strong> Establishing your contracted purchase price rather than waiting to see how future construction costs may change.<\/li>\n\n\n\n<li><strong>Schell Brothers&#8217; no-escalation clause:<\/strong> Taking advantage of applicable contractual protections against increases in construction costs, materials, fuel, and tariffs.<\/li>\n\n\n\n<li><strong>Securing your preferred homesite: <\/strong>Choosing the location that best fits your lifestyle while it&#8217;s still available.<\/li>\n\n\n\n<li><strong>Taking advantage of current incentives:<\/strong> Exploring available opportunities that could change or expire.<\/li>\n\n\n\n<li><strong>Getting ahead of potential demand:<\/strong> Having more choices now rather than assuming the same opportunities will exist if interest rates decline.<\/li>\n\n\n\n<li><strong>Evaluating your overall cost of living:<\/strong> Understanding how property taxes, maintenance, utilities, and other expenses could change with a move.<\/li>\n\n\n\n<li><strong>Planning your financing:<\/strong> Understanding current mortgage options, future rate-lock opportunities, and the possibility of refinancing if conditions become favorable.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">We see the same headlines you do. We feel the same cost increases you do. And nobody knows exactly where rates, prices, fuel costs, tariffs, or the housing market goes next. However, you don\u2019t have to predict the market to make a good decision about your life. You just need to understand what staying costs you, what moving costs you, and what waiting could potentially change.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You don&#8217;t have to decide to buy today. But you should know what buying today versus waiting actually looks like for you.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Let&#8217;s explore your timing, preferred community, homesite opportunities, home pricing, incentives, and overall monthly costs to see what the numbers actually say. Conversations never hurt. They&#8217;re always free. Remember, it&#8217;s never too early for a conversation, because the best home purchases start with a plan, not a contract. <br><br>Ready to think like a savvy homeowner?<\/p>\n\n\n\n<hr class=\"wp-block-separator has-text-color has-cyan-bluish-gray-color has-alpha-channel-opacity has-cyan-bluish-gray-background-color has-background is-style-dots\"\/>\n\n\n\n<div class=\"wp-block-media-text is-stacked-on-mobile has-text-color has-background has-link-color has-small-font-size wp-elements-1\" style=\"color:#4e4e4e;background-color:#d4d1cd47;grid-template-columns:30% auto\"><figure class=\"wp-block-media-text__media\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"1024\" src=\"https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/Frank_blog11-1-1024x1024.jpg\" alt=\"\" class=\"wp-image-11053 size-full\" srcset=\"https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/Frank_blog11-1-1024x1024.jpg 1024w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/Frank_blog11-1-300x300.jpg 300w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/Frank_blog11-1-150x150.jpg 150w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/Frank_blog11-1-768x768.jpg 768w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/Frank_blog11-1-1536x1536.jpg 1536w, https:\/\/schellbrothers.com\/blog\/wp-content\/uploads\/2026\/10\/Frank_blog11-1-2048x2048.jpg 2048w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure><div class=\"wp-block-media-text__content\">\n<p class=\"wp-block-paragraph\" style=\"font-size:14px\"><br>Whether you&#8217;re actively searching for a new home or just exploring what&#8217;s possible, let&#8217;s have a conversation! Connect with me to learn more about <a href=\"https:\/\/schellbrothers.com\/delaware-beaches\/red-cedar-farms\/\">Red Cedar Farms<\/a>, explore your options, and discover how a little planning today could make a big difference tomorrow.<br><br><strong>FRANK RYAN<\/strong><br>(302) 569-9367<br><a href=\"mailto:frank@schellbrothers.com\" target=\"_blank\" rel=\"noopener\">Frank@schellbrothers.com<\/a><br><a href=\"https:\/\/schellbrothers.com\/delaware-beaches\/team\/frank-ryan\/\" data-type=\"link\" data-id=\"https:\/\/schellbrothers.com\/delaware-beaches\/team\/frank-ryan\/\" target=\"_blank\" rel=\"noopener\">Get to know Frank<\/a><\/p>\n<\/div><\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Recently, I had a conversation with a homeowner about why they chose to move forward now. With all the noise around interest rates, rising costs, and \u201cwaiting to see what happens,\u201d their perspective was so good I had to share it. I won\u2019t bore you with the entire conversation, like what I made for dinner [&hellip;]<\/p>\n","protected":false},"author":27,"featured_media":0,"comment_status":"closed","ping_status":"","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1339],"tags":[322,1501,1505,811,828,1503,1502,1038,1053],"class_list":["post-11028","post","type-post","status-publish","format-standard","hentry","category-the-scoop","tag-delaware","tag-milford","tag-new-construction-milford","tag-new-home","tag-new-homes-delaware","tag-new-homes-milford","tag-red-cedar-farms","tag-schell-brothers","tag-schellbrothers"],"_links":{"self":[{"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/posts\/11028","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/users\/27"}],"replies":[{"embeddable":true,"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/comments?post=11028"}],"version-history":[{"count":22,"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/posts\/11028\/revisions"}],"predecessor-version":[{"id":11056,"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/posts\/11028\/revisions\/11056"}],"wp:attachment":[{"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/media?parent=11028"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/categories?post=11028"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/schellbrothers.com\/blog\/wp-json\/wp\/v2\/tags?post=11028"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}