A housing market can feel frozen without actually falling apart and that is the puzzle we unpack with Dr. Lawrence Young, Chief Economist and SVP of Research at the National Association of Realtors. We talk through what the last three years really did to buyers and sellers: the mortgage rate lock-in created by 3 to 4 percent loans, the sudden jump toward 7 to 8 percent rates, and why inventory and foot traffic only start to thaw when the market flirts with the low 6s.

We follow the chain reaction that most headlines skip. Oil prices and geopolitics can reignite inflation fears and push mortgage rates higher even when the Federal Reserve wants to support growth. We also dig into how the stock market’s AI-driven winners prop up luxury real estate, while many households feel squeezed by rising delinquencies in credit cards and student debt. That split shows up in spending, in politics, and in the way confidence can look recessionary even when mortgages are still being paid.

On the ground, Arizona becomes a practical case study. Strong job growth since pre-COVID hints at serious pent-up housing demand, but transactions lag because affordability and supply are still misaligned. We close with real estate policy that could change the math fast: protecting 1031 exchange rules, raising the primary-residence capital gains tax exemption to unlock downsizing and listings, and why builders bounce back sooner thanks to inventory and mortgage rate buydowns. If you care about the 30-year fixed mortgage, the future of Fannie Mae and Freddie Mac, and what it takes to restart home sales without triggering chaos, this one is for you.

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This episode of Beyond the Sale, the official podcast of the Northern Arizona Association of Realtors (NAAR), features Ventrice as the host for 2026. He is joined by Kristina Henson, a full-time realtor with Russ Lyon Sotheby’s International Realty and the 2026 NAAR President.

Henson shares her background as a former hair stylist who transitioned to real estate eight years ago. She discusses her journey into leadership, noting that she is the association's first Asian American President.

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Join ADRE Commissioner Susan Nicolson and Deputy Commissioner Mandy Neat for an in‑depth walkthrough of the new real estate rules and legislative changes impacting Arizona licensees, including the major rule package that took effect December 13 and 2024 statutory updates.

This session is especially relevant for brokers, managing brokers, salespersons, property managers, and educators across Arizona.

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