By Jonathan Plummer · Updated November 2026
Election Day was November 3, and a few races may still be getting called. Every election season I get some version of the same question: should I wait until this is over to buy or sell? Fair question. Here's what the data actually says, plus the good and the bad of what an election can do to the housing market.
What History Actually Says
Short version: elections make a lot of noise and move the housing market a lot less than people expect.
John Burns Research and Consulting looked at 35 years of data and found the usual fall slowdown in home sales was actually smaller in election years. Existing home sales dropped an average of 19% in the five months leading up to November in election years, compared with 22% in years without one.
The back end looks steady too. Per NAR data, existing home sales rose the year after 9 of the last 11 presidential elections, and home prices rose the year after 7 of the last 8.
One honest caveat: most of this research looks at presidential years, since that's when nerves run highest. Midterms haven't been studied as closely, so treat the pattern as a guide, not a guarantee.
The Good
The uncertainty ends. Some buyers and sellers sit on their hands until results are in. Once things settle, part of that activity comes back. If you stayed active while others paused, you likely saw less competition.
Policy can open doors. Elections decide who writes housing policy: down payment programs, tax treatment for homeowners, incentives that get builders adding supply. When those move in a buyer friendly direction, it shows up in real numbers for real families.
Local wins can add value. Road projects, new schools, parks, and transit get funded or approved by the people on your ballot. Over time, that's what makes a neighborhood more desirable.
The Bad
Hesitation is real, even if it's short. Some sellers hold their listing until after the election, and some buyers pause their search. That can mean thinner choices for a few weeks around Election Day.
Policy can cut the other way too. Tax changes, regulations that raise builder costs, or a jump in property tax rates can all hit affordability. Gridlock does the same thing quietly, because the housing fixes everybody talks about never actually pass.
Rates can get jumpy. Mortgage rates track the 10 year Treasury yield more than the Fed, and bond investors react to what an election could mean for spending, deficits, and inflation. Per the Federal Reserve, the 10 year yield was 4.95% on Election Day, down from 5.05% a week earlier. Watch that number, because mortgage rates usually follow it.
What's Actually Moving Charlotte Right Now
Here's what matters more than any headline out of Washington this week.
Rates. Freddie Mac's 30 year fixed averaged 7.18% for the week of November 5, the third straight weekly drop since the 7.40% peak in mid October, but still up from 6.22% a year ago. That gap from last year moves your monthly payment more than any single race will.
Inventory. Canopy Realtor Association reported 3.9 months of supply across the Charlotte region in September, up 11.4% from a year earlier. Active inventory hit 14,284 homes for the week ending October 24, up 9.3%.
Prices. The regional median sales price was $390,000 in September, down 1.3% from last year. That's not a crash. It's a market leveling out.
Put together, buyers have more options and more room to negotiate than they've had in years. Sellers can still win, but pricing has to be right from day one. Price it right and it moves. Price it hopeful and it sits.
The Races That Hit Closer to Home
Everyone watches Congress. The races that touch your home value most directly are usually further down the ballot. County commissioners and town councils make the calls on rezonings, new subdivisions, school capacity, road funding, and property tax rates. In fast growing places like Concord and Cabarrus County, those decisions shape what your street looks like five years from now.
If you own a home or you're about to, it's worth knowing who won your local seats and what they ran on.
The Bottom Line
Elections matter. Who wins shapes policy for years. But timing your move around Election Day usually costs more than it saves. Your timeline, your payment, and your plan matter more than who controls Congress. Trust the process, not the news cycle.
If you've been waiting for the election to pass before making a move, it passed. Let's look at your real numbers. That's a five minute conversation. Book time here
Jonathan Plummer
jonathan@jonathanplummer.com
980.890.4155
502.556.1296
FAQs
Does the election affect home prices?
Historically, not much. NAR data shows home prices rose the year after 7 of the last 8 presidential elections. Prices tend to follow mortgage rates, inventory, and local demand more than election results.
Should I wait until after an election to buy or sell?
The data doesn't support waiting. John Burns Research and Consulting reviewed 35 years of sales and found the fall slowdown was no worse in election years than in other years. Base the decision on your timeline and your finances.
How do elections affect mortgage rates?
Indirectly. Mortgage rates track the 10 year Treasury yield, which reacts to what an election could mean for spending, deficits, and inflation. Freddie Mac's 30 year fixed averaged 7.18% for the week of November 5, 2026. Rates change weekly, so check current numbers before deciding.
Which elections matter most for my home's value?
Often the local ones. County commissioners and town councils decide rezonings, school capacity, road funding, and property tax rates, which affect both neighborhood demand and your carrying costs.