How to Invest in Real Estate (In ANY MARKET) with Dave Meyer

March 25, 2026

AI Summary

5 min read

Dave Meyer, host of the BiggerPockets Real Estate Podcast and a data analyst, joins to analyze the current housing market and share strategies for investing effectively regardless of conditions. Drawing from his experience starting in 2010 post-Great Recession, he emphasizes data-driven decisions over headlines, adaptability to market shifts, and focusing on controllable factors like cash flow while building long-term equity.

Market Realities and No-Crash Outlook

Meyer describes the market as in a "great stall," distinct from the booming 2010s, COVID frenzy, and recent flat years. Affordability, strained by rising rates post-COVID, is now improving slowly through modest rate declines, wage growth, stagnant real (inflation-adjusted) home prices, and rising inventory. He predicts low to no nominal appreciation for 2-3 more years, with real prices likely declining, creating negotiation opportunities amid more deal flow.

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What you'll learn

1 (00:00) **Current Market Overview** - Dave describes the "Great Stall" era with improving affordability but low/no appreciation ahead
2 (07:18) **Market Prediction for Next 3 Years** - Expect flat real prices, declining rates, rising wages for gradual affordability gains
3 (10:13) **Historical Real Home Prices** - Prices rise in "stair steps" with flat periods; we're in a 6-year flat phase
4 (13:07) **Dave's First 2010 Deal Analysis** - Bought fourplex in Denver at $460k despite risks; sold for $1.1M in 2018
5 (16:12) **Top Market Selection Criteria** - Prioritize job/wage growth and balanced supply/demand
6 (19:19) **Adapting to Market Shifts** - Annual strategy reviews; learned value-add post-2013
7 (24:33) **Key Metrics: Signal vs Noise** - Focus on supply/demand, demographics, mortgage delinquencies

+ Full timestamped outline available in the app

Show Notes

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In this episode of The Personal Finance Podcast, Andrew sits down with Dave Meyer to break down exactly how to think about real estate investing in 2026, covering what the data actually says versus what headlines and social media are telling you, why most investors are choosing the wrong strategy for their life, the first three questions every investor should ask before buying anything, what a real deal looks like right now and which underwriting assumptions people keep getting wrong, why waiting on the sidelines for a crash is a strategy with its own serious risks, and when passive investing simply beats active investing for most people.

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Connect with Dave Meyer:

Dave Meyer’s Books:

Real Estate By The Numbers