USDA Home Loans

Are we finally in a buyer's market? The numbers say yes, but what is actually happening in the market tells a more complicated story.

Inventory is up massively compared to just a few years ago and there are far more sellers than buyers nationwide right now. You would expect prices to be falling fast, but instead of cutting prices, a lot of sellers are simply pulling their listings. They are not desperate. They just wanted to sell at their number, and when that number does not come, they wait. The result is a strange standoff where homes sit longer, buyers hesitate, and neither side blinks.

In terms of leverage, yes this is absolutely a buyer's market. In terms of headline prices, not fully, because sellers are protecting the equity they built during the pandemic. The real discounts are not showing up in the list price. They are hiding in seller credits, closing cost help, rate buydowns, and repair concessions on homes that have been sitting the longest.

The longer a listing has been on the market, the more negotiating power you have.

Comment "STALE" and I will tell you the exact signs a listing is quietly desperate even when the price has not moved.

You might have heard “the government is buying billions in mortgage bonds” and wondered what that means for your mortgage rate.

Simple version: when big players buy mortgage backed securities, demand goes up. When demand goes up, yields can fall. When yields fall, mortgage rates can ease.

But this can be temporary, and headlines change fast.

If you are buying right now, focus on your monthly payment target and have a clear refinance break even plan if rates improve later.

Comment “RATE” and I will send you my quick rate watch checklist.

Realtors, how often do you hear this from buyers?

“I want to buy a home, but I do not know my credit and I do not want a hard inquiry.”

Here is the truth most consumers do not realize. The credit score they see on Credit Karma, their bank, or their credit card is not the same score used for mortgages. Mortgage credit uses a different and tougher scoring model.

That is why we offer a soft credit pull option.

With a soft pull, buyers can see all three bureaus, understand where they stand, and get a real plan to improve their credit without hurting their score. No guessing. No unnecessary hard inquiry upfront.

This helps you move hesitant buyers forward, set realistic expectations, and avoid deals falling apart later.

If you want a lender who educates, not pressures, and helps your clients take the next step with confidence, let’s connect.

To all the men and women in law enforcement — thank you. 💙

You serve with courage, protect with integrity, and show up when your community needs you most.
Today, we celebrate you and everything you do to keep us safe.

If you’re in law enforcement and have been thinking about homeownership, there are exclusive programs that make it easier to buy or refinance a home.

Let’s connect and explore your options — it’s one small way to give back to those who give so much.