As a blanket rule, the claim is a myth. Higher rates increase borrowing costs, but the purchase price and household budget also shape affordability. Buyers should evaluate the full housing payment, including property taxes, homeowners insurance, and any mortgage insurance or association dues. Maintenance and cash reserves belong in that calculation, too. If buying would leave little room for emergencies or other priorities, waiting may be the right decision regardless of the rate environment.
Elevated rates can discourage competing buyers, which may create negotiating room on certain homes. That does not mean every seller will reduce the price or offer concessions. Local inventory, property condition, and the seller's timeline matter more than broad assumptions about the market. Where conditions allow, buyers might negotiate a lower price or a credit toward eligible closing costs. Any concession should be reviewed with the lender because loan program limits apply.
Waiting for lower rates also carries uncertainty: borrowing costs may not decline on a buyer's preferred schedule, and home prices may change while the buyer waits. Refinancing should be treated as a possible future option, never as the reason an otherwise unaffordable purchase becomes acceptable. A refinance requires qualification under the applicable guidelines and usually involves costs. Buyers considering a temporary buydown should understand when the payment increases and whether the full payment fits their budget. Those expecting to move soon should also weigh buying and selling expenses, since a short ownership period can make those costs harder to recover.
High mortgage rates are a reason to examine a purchase carefully, not an automatic reason to rule it out. Buying can make sense when the current payment is sustainable, adequate savings remain, and the home fits the buyer's expected needs. Waiting is equally reasonable when those conditions are missing.