December is one of the best months of the year to negotiate seller credits, and that makes it the perfect time to explore payment-lowering tools like the 2/1 buydown  and the permanent buydown . Both reduce your monthly payment — but they work in very different ways. Here’s the simple breakdown buyers should know. 1. What a 2/1 Buydown Does (Short-Term Savings) A 2/1 buydown  lowers your rate by: 2% in Year 1 1% in Year 2 Back to normal in Year 3 This creates meaningful short

Many buyers spend months waiting for “the perfect rate,” but market timing rarely works out the way people hope. What makes a bigger difference — and leads to better outcomes — is having a rate-ready  strategy before the market moves. December is the perfect month to get ahead. 1. Rates Change Quickly — Opportunities Don’t Last Long Small dips can happen in a single day.Better pricing might last a few hours.Waiting to prepare often means missing the window entirely. Rate-prep

If you’ve got clients who don’t fit the traditional mold — self-employed, investors, foreign nationals, or homeowners trying to tap equity — I’ve got December-ready solutions designed to get them across the finish line without the holiday slowdown . Here’s what’s working right now: • Bank Statement / 1099 / Full-Doc Non-QM Perfect for self-employed buyers or anyone with non-traditional income. Loan amounts to $3M+, competitive LTVs, interest-only options, and FICO down to 620

With inventory tight and demand strong, home prices should continue to be well supported into the foreseeable future, and we can analyze Household Formations and Completions to illustrate this point. A Household Formation occurs when an individual moves out of a parent's home to occupy their own residence or when a couple living together separates and the individual moving away obtains their own residence. These formations create demand for housing. When a builder completes c

Mortgage rates remained stable this week, trading within a narrow band and giving buyers a level of predictability we haven’t seen much of this year. Even though stability doesn’t make big market headlines, it’s often the most important environment for decision-making. Why Calm Markets Matter When rates are stable, buyers can plan with accuracy.Payment estimates become reliable, pre-approvals hold longer, and buyers avoid the emotional volatility that comes with sharp rate sw

With so many homeowners holding 2–3% mortgage rates, one of the biggest questions this year has been: “How do I move without giving up my lower rate?” The answer is the HELOC + first mortgage combo strategy  — an approach that allows you to keep your existing low-rate loan while using a Home Equity Line of Credit (HELOC) to cover the difference needed for the new purchase or renovation. This strategy has become one of the most effective ways to upgrade without waiting for rat

In a higher-rate environment, many buyers ask, “Should I pay points to lower my rate?” Permanent buydowns can be a smart move — but they’re not always the right move. The key is understanding when the break-even makes financial sense and when you’re better off saving your cash or using credits elsewhere. What Is a Permanent Buydown? A permanent buydown is when a borrower pays “points” upfront to reduce the interest rate for the life of the loan. • 1 point = 1% of the loan amo

Most buyers assume the only way to lower their payment is by paying points or increasing their down payment. But there’s another option that’s often overlooked: the Lender-Paid Buydown (LPB). What Is a Lender-Paid Buydown? With LPB, the lender provides a credit at closing that permanently lowers your interest rate. It reduces your monthly payment without increasing your cash-to-close. The trade-off? You accept a slightly higher rate before  the credit — and the lender’s credi

Most buyers think their monthly payment is set in stone unless they refinance. But there’s another option: mortgage recasting  — and it’s one of the most practical tools in a market like this. What Is a Recast? A recast allows you to apply a lump-sum amount toward your principal balance and have the lender recalculate the payment  based on the new, lower balance. Your interest rate stays the same. Your loan term stays the same.Just the payment drops. Why It Matters Right Now

With the federal government officially reopening, markets are now turning their attention to the backlog of economic data that was delayed during the shutdown. Several major reports — including the monthly Jobs Report and the Consumer Price Index — were paused during the closure, leaving investors to navigate several weeks without the usual labor and inflation updates. As a result, mortgage markets have traded in a tight, stable range while waiting for clarity. Even without t

Seller credits are one of the most overlooked tools buyers have right now — yet they can make a major impact on affordability. Why Seller Credits Are Back As inventory sits longer and competition remains moderate, many sellers are open to contributing toward a buyer’s costs. These credits can be used for: Temporary buydowns Permanent rate buydowns Closing costs DPA program gaps Pre-paids Example: On a $750,000 home, a 3% seller credit = $22,500 That alone can cover: A full 2/

One of the biggest myths in real estate is that you need to save for years before buying a home. In reality, Down Payment Assistance (DPA)  programs can shorten that journey dramatically — often covering a large portion of your upfront costs. What DPA Programs Offer DPA options vary by state and county, but most include one or more of the following: Grants or forgivable loans  covering 3–5% of your purchase price Deferred-payment assistance  with no monthly payment until you

The start of the week sets the tone for everything that follows — in business, in markets, and in mortgage results. While most people see Monday as a reset, the best loan officers and buyers use it as a launch pad . Market Update Rates remain stable in the mid-6% range this week. Volatility has cooled as inflation data continues to show slow improvement. That stability has kept buyers cautiously active and given sellers more time to negotiate. The result: a balanced market —

Interest rates have remained unexpectedly stable this week, even as more data points to a softening labor market and an extended federal government shutdown. The Challenger Job Cuts Report showed 153,000 layoffs in October — up 183% from last month and nearly triple last year’s number. Private-sector data from Revelio Labs echoed the slowdown, showing roughly 9,000 fewer jobs in October, largely from government and tech sectors. Despite these weak readings, mortgage rates bar

Mortgage rates stayed steady through the first week of November, landing around the mid-6% range. With inflation reports trending in the right direction and bond yields softening, buyers have reason to feel encouraged again. Why It Matters Stability builds confidence. For months, volatility has kept many people on the sidelines. Now, calm conditions are giving prepared buyers the upper hand. Opportunity Ahead Lower rate locks this week for well-qualified borrowers Sellers sti

This afternoon, the Federal Reserve announced a quarter-point rate cut , bringing its benchmark rate down by 0.25%. Markets expected this move — but what caught everyone’s attention was what came next. During the press conference, Fed Chair Jerome Powell struck a cautious tone, saying that while the economy is cooling, the Fed will base future rate cuts on data rather than setting a preset path. In other words, no promises for additional cuts yet. At first, bonds improved sli

Mortgage rates have hovered in a tight range this month, with most 30-year fixed loans settling near the mid-6s. While many buyers are waiting for rates to fall further, those who stay engaged now are finding better opportunities — fewer bidding wars, more seller credits, and flexible negotiations. Why Consistency Still Wins The most successful buyers stay active during slower weeks. Checking updated pre-approvals, refreshing credit scores, and revisiting payment goals keeps

Prices across the economy rose a little slower than expected in September, which is a good sign for anyone hoping to see lower mortgage rates ahead. The latest government report showed that inflation increased 0.3% for the month and 3% over the past year , just slightly less than economists had predicted. “Core” inflation — which leaves out food and gas prices — also came in a little lower than expected. That means prices for most everyday items are no longer rising as fast a

Mondays are made for motion. The market doesn’t wait for anyone — not the perfect interest rate, not the perfect season, not even the perfect plan. But the people who move with clarity always  find opportunity, even when others are standing still. If you’re buying, this week is about positioning , not perfection.Start with your numbers — not the headlines. A full pre-approval gives you leverage, clarity, and the ability to act when the right home hits the market. If you’re an

The hardest part of this market isn’t the data — it’s the doubt. Buyers keep waiting for a green light from the Fed, the news, or their friends. But faith doesn’t wait for perfect conditions. It moves with conviction. If the payment works, if the home fits, and if the long-term plan makes sense, then today might already be “the right time.” Real estate rewards the prepared — not the perfect. And that’s why we keep showing up, making calls, writing offers, and trusting God wit