August has brought new dynamics to the U.S. housing market, with signs of cooling after years of runaway price growth. On a national level, home price appreciation is slowing: the median existing home price in June 2025 was up just 2% year-over-year, a stark contrast to double-digit increases during 2021-22. In fact, experts are forecasting more modest gains moving forward, and several major forecasters expect some markets to experience outright price declines. Notably, nearly half of the country’s largest metro areas—including Austin, Los Angeles, and Miami—are seeing year-over-year price drops, with the sharpest declines concentrated in the South and West

Rising inventory is reshaping buyer and seller behavior across the country. There are now over 1.1 million active listings nationwide, the highest level since before the pandemic. This uptick is giving buyers more options, increasing average days on market, and prompting many sellers to offer concessions and price cuts to remain competitive. New construction is playing a pivotal role as well, with builders cutting prices and buying down rates to move inventory, especially in regions where building has ramped up over the past few years.

On the financing front, mortgage rates remain elevated but stable: 30-year fixed rates are hovering around 6.7%, with little relief expected in the near term. While this continues to strain affordability for many first-time homebuyers, modest rate declines could still arrive later in the year if inflation cools further. For now, most markets remain balanced rather than swinging decidedly in favor of buyers or sellers. However, those looking to purchase may find slightly better negotiation leverage than last summer, particularly in markets with rising inventory.

If you’re a first-time homebuyer looking to break into the market, house hacking could be your secret weapon. This clever strategy involves living in one part of your property while renting out another—helping you cover your monthly mortgage payments and reduce your living expenses. Whether it’s a duplex, a basement unit, or even just a spare bedroom, house hacking can turn your home into a financial asset from day one.

Many buyers use FHA loans, which allow low down payments, to purchase multi-unit properties (up to four units) as long as they live in one of them. That means you could buy a duplex, live in one unit, and have your tenant’s rent contribute to—or even fully cover—your mortgage. It’s an especially attractive option in today’s high-cost housing markets where affordability is a major concern.

Even single-family homes can offer house hacking potential. Renting out a furnished room, a garage apartment, or a finished basement on platforms like Airbnb or to long-term tenants can generate income without dramatically altering your lifestyle. And because you’re still living on the property, it often qualifies for better mortgage terms than a pure investment property.

House hacking isn’t just a trend—it’s a smart, sustainable way to build equity while minimizing out-of-pocket costs. If you’re thinking creatively about homeownership, this could be the opportunity you’ve been waiting for. For more information or to schedule a consultation, please visit our website. We’re happy to help you explore all your options!

Let’s be honest—mortgage jargon can be intimidating. But what if we broke it down into something more familiar? Imagine your mortgage terms were explained like a gym membership. Suddenly, the concepts make a lot more sense (and maybe even a little fun).

Interest Rate = Monthly Fee:
This is what you pay for access. Just like a gym membership, a lower monthly fee sounds great—but watch out for hidden costs or contracts that don’t fit your goals.

Loan Term = Contract Length:
15-year vs. 30-year mortgage? That’s like choosing between a 1-year intense bootcamp or a slower-paced multi-year program. One gets you results faster (and saves interest), but the other gives you flexibility.

Points = Signing Bonus:
Some gyms give you perks if you pay upfront. With mortgages, “buying points” means paying more now to get a lower rate later. It’s a trade-off, and it’s not for everyone.

Pre-Approval = Fitness Assessment:
Before you dive into workouts (or house hunting), get assessed. A pre-approval gives you clarity, a budget, and shows sellers you’re ready to play.

See? Mortgages don’t have to be boring. And if you ever feel like the “membership terms” don’t make sense, that’s what we are here for—your personal mortgage trainer 🙂 If you’re ready to get started or just have some questions schedule a consultation on our website.

With interest rates higher than they’ve been in recent years, many buyers are looking for creative ways to lower their monthly mortgage payments. One option growing in popularity is the mortgage rate buydown—a strategy where you pay upfront to temporarily (or permanently) lower your interest rate. While this may sound complicated, it can actually be a smart tool when used correctly.

There are two main types of buydowns: temporary buydowns, like a 2-1 buydown, and permanent buydowns. With a 2-1 buydown, for example, your rate is reduced by 2% in year one and 1% in year two before returning to the full rate. This can ease the transition into homeownership and give you breathing room if you expect your income to grow—or if you’re waiting for rates to drop and plan to refinance.

Permanent buydowns, on the other hand, involve paying “points” (a percentage of the loan amount) at closing in exchange for a lower interest rate for the life of the loan. It’s an upfront investment, but over time, the savings can be significant—especially for borrowers planning to stay in the home long term.

Not sure if a buydown makes sense for you? We can help you crunch the numbers and understand your options. Reach out to us for a personalized loan scenario—you might be surprised at how much flexibility you really have.

If you’ve been thinking about buying a home but feel unsure whether now is the right time, you’re not alone. With mortgage rates fluctuating, headlines predicting everything from market crashes to bidding wars, and rising rent costs, it’s easy to feel overwhelmed. But here’s the truth: the “perfect time” is different for everyone—and it depends more on your personal readiness than market timing.

One major factor to weigh is the cost of waiting. While you may hope for lower rates in the future, home prices in many areas continue to rise. If rates drop, demand will likely spike—bringing more competition and potentially higher prices. On the flip side, buying now might give you more negotiating power, especially in markets where sellers are motivated.

Another key consideration is your financial foundation. Are you pre-approved? Do you have a stable income, manageable debt, and a down payment saved? These factors are far more within your control than the economy, and they’ll determine the types of mortgage products you qualify for. Programs like FHA, VA, and down payment assistance can also help you move forward even if you aren’t putting 20% down.

Ultimately, the best time to buy is when it makes sense for your goals and budget. If you’re ready to explore your options, we’re here to help you understand your numbers, compare loan programs, and make a confident decision. Schedule a quick consultation today—your future home might be closer than you think.

If you’re planning a home upgrade—whether it’s a kitchen remodel, basement conversion, or a complete overhaul—a renovation loan could help you get the job done without draining your savings. These loans come in many forms, including home equity loans, personal loans, cash-out refinancing, and government-backed renovation mortgages. The right choice depends on your current equity, credit score, and the scope of your project.

Home renovation loans work by providing funds specifically for improving or repairing your home. Some allow you to roll renovation costs into your mortgage when purchasing a fixer-upper, while others give you access to equity you’ve already built in your current home. Popular options include the FHA 203(k), Fannie Mae HomeStyle, and Freddie Mac CHOICERenovation loans. For smaller or unsecured projects, personal loans may be the fastest and easiest solution.

Not every loan fits every project, so it’s important to understand when borrowing makes the most sense. If your renovation is urgent—like fixing structural damage—or if it significantly boosts your home’s market value, taking out a loan could be a wise investment. However, always be realistic about your budget, timeline, and how much value the improvements will truly add to your home.

If you’re considering a renovation mortgage – schedule a consultation with us on our website and we can crunch the numbers with you to see whether it makes sense and what fits your needs

Before you can shop for a home with confidence, it’s smart to get preapproved for a mortgage. Preapproval gives you a clear idea of how much a lender is likely to offer based on your financial profile. To make that determination, lenders will need to verify several aspects of your financial situation—including your income, assets, debts, and credit history. Having all your documents ready can make the process faster and smoother.

One of the first things your lender will look at is your employment and income. Expect to provide pay stubs from the past 30 days, W-2s and tax returns from the last two years, and recent bank statements. If you’re self-employed, you’ll need to provide additional documentation, such as business tax returns or profit and loss statements. Other sources of income like child support, Social Security, or pension payments should also be documented.

Lenders will also evaluate your assets and debts to get a complete picture of your financial health. You’ll need to submit account statements for retirement savings, investments, and any additional real estate you own. At the same time, you’ll provide recent statements for your outstanding debts—auto loans, credit cards, student loans, and more. This information helps calculate your debt-to-income ratio, a key factor in determining how much house you can afford.

Don’t forget identification and any situation-specific paperwork. You’ll need to provide a government-issued ID and Social Security card, and if someone is gifting you part of your down payment, you’ll need a gift letter as well. Buyers using VA loan benefits will need to include a Certificate of Eligibility. With all your documents in hand, you’ll be better positioned to secure preapproval and confidently move forward in your homebuying journey. Of course if you are thinking about getting preapproved fill out our 90 second prequalifier on our website and we will get the ball rolling!

Closing on a home is an exciting milestone, but it’s also a process that involves a lot of moving parts. From the time your offer is accepted to the moment you get your keys, there are several steps that must be completed by both you and your lender. While the process can take several weeks, proper preparation can help things go more smoothly and reduce the chances of delays along the way.

Once you reach closing day, you’ll finalize the purchase by signing a series of documents, paying any remaining closing costs, and receiving the keys to your new home. You may be joined by your real estate agent, the seller, a closing agent, and potentially an attorney. The documents you’ll review include your closing disclosure, loan agreement, mortgage note, and more. It’s important to review everything carefully, and don’t hesitate to ask for clarification if something doesn’t make sense.

Leading up to closing, you’ll need to complete several important tasks. These include getting a home inspection, securing homeowners insurance, submitting required paperwork to your lender, and confirming your closing date. You should also do a final walk-through of the property to ensure everything is in the agreed-upon condition. Additionally, you’ll need to prepare your funds—usually via wire transfer or cashier’s check—to cover your down payment and closing costs.

While the average time to close on a home is just over 40 days, things like title issues, low appraisals, or financing delays can push that timeline. The best way to avoid surprises is to stay organized and responsive throughout the process. With the right support and preparation, you’ll soon be celebrating in your new home, ready to start the next chapter.

When it comes to first-time homebuying, understanding what constitutes a “typical” down payment can make the process feel a lot more attainable. In 2024, the median down payment among first-time buyers was 9 percent of the purchase price—meaning on a $400,000 home, most newcomers put down about $36,000. However, loan programs tailored for first-timers often let you start with as little as 3 percent down, and government-backed options like VA or USDA loans may even require zero down.

Deciding on your down payment is all about weighing the trade-offs. A 20 percent down payment is considered ideal: it typically secures the lowest interest rates and lets you bypass private mortgage insurance (PMI) altogether. But given the median amortization patterns, very few first-timers reach that benchmark right out of the gate—only about one-third manage to save it, while the majority settle somewhere between 3 percent and 10 percent.

Putting down less than 20 percent has its own advantages. By starting with just 3 percent or 5 percent down, you’re able to enter the market sooner—locking in today’s prices before they climb further—while preserving cash for closing costs, moving expenses, and the small repairs that inevitably arise. Just keep in mind that any down payment under 20 percent brings PMI, which can add roughly $30–$70 per month for every $100,000 you borrow, and means higher monthly payments until you accrue enough equity.

The right “typical” down payment for you will hinge on your personal comfort level and long-term goals. If you can pull together 10 percent, you’ll strike a solid balance between a lower interest rate and retained reserves. If your priority is getting into a home quickly, a 3 percent or even zero-down option can make sense—knowing you can eliminate PMI once you hit 20 percent equity. Ready to crunch the numbers for your specific situation? Schedule a free consultation on our website, and we’ll help you determine the down payment strategy that fits your budget and goals.

A 3/1 adjustable-rate mortgage (ARM) offers homebuyers a fixed interest rate for the first three years of their loan, followed by annual rate adjustments for the remaining term. During the initial three-year period, your monthly payments remain consistent, giving you the predictability of a traditional fixed-rate mortgage. After those introductory years, however, the interest rate can adjust once per year based on market indexes—such as Treasury yields or the Secured Overnight Financing Rate—plus a set margin determined by the lender.

Once the three-year fixed period ends, the annual rate adjustments are governed by caps that limit how much your interest rate can increase at each adjustment and over the life of the loan. For example, an initial adjustment cap might restrict your rate from rising more than 2 percentage points at the first change, while a periodic cap might cap future annual adjustments at 1 percentage point. A lifetime cap establishes the maximum interest rate you could ever be charged under this ARM, ensuring that, even if market rates spike dramatically, you’ll never pay beyond a specified ceiling.

There are several scenarios in which a 3/1 ARM may make sense. If you plan to sell or refinance within three to five years, you can take advantage of the lower introductory rate without worrying about long-term volatility. Similarly, if you anticipate a career change or relocation in the near future, the short fixed period allows you to maximize savings in the early years. On the flip side, borrowers should be comfortable with the possibility of higher payments after year three—if market rates rise, so will your monthly mortgage payment. It’s crucial to have a financial cushion or a plan in place to absorb potential increases.

Compared to a 30-year fixed-rate mortgage, a 3/1 ARM typically starts with a lower rate, which can translate to significant upfront savings. However, it carries more uncertainty than a fixed-rate loan, especially if you keep the mortgage beyond the fixed period. If you value long-term stability and predictability, a fixed-rate option might be preferable. But for many buyers who intend to move or refinance before the rate adjusts, a 3/1 ARM can offer an attractive balance of lower initial costs and manageable risk. If you’d like to know more, schedule a consultation with us on our website.