The Educated HomeBuyer | First Time Home Buyer Tips, Mortgage Rates & Housing Market Updates

Should you use your 401(k) to buy a house? For first-time homebuyers struggling to save enough for a down payment and closing costs, your retirement account may be an option, but how you access that money can make a massive difference. In this episode, we break down how first-time homebuyers can use a 401(k), 403(b), TSP, traditional IRA, or Roth IRA when buying a home. We explain the difference between taking a 401(k) loan and making an early withdrawal, including the potential taxes, penalties, repayment requirements, and impact on your long-term retirement savings. We also walk through the math behind a potential $380,000 mistake and explain why borrowing from your 401(k) may be very different from simply cashing it out. If you're trying to buy your first home but don't have enough money saved for the down payment, the answer isn't automatically to raid your retirement account or give up on buying altogether. The key is understanding your options, knowing how much cash you actually need to close, and figuring out whether using retirement funds fits into your bigger financial picture. Start Here 👇🏻 ✅ Are you Ready To Become A Homeowner: https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: http://www.buyrightborrowsmart.com/start

Are Home Prices Falling? What First-Time Home Buyers Need to Know About the 2026 Housing Market The 2026 housing market is shifting , and home prices are now falling across a growing number of major U.S. cities. But does that mean we're finally headed toward the housing market crash buyers have been waiting for? Or is this simply a normal housing market correction after years of massive home price growth? In today's LIVE housing market update , we'll break down what's actually happening with home prices, housing inventory, mortgage rates, and buyer demand and, more importantly, what it means for first-time home buyers trying to decide whether they should buy a house now or wait . Buying a home based on headlines is a mistake. Your decision should come down to your finances, your monthly payment, your timeline, and whether buying makes sense for your life. We'll discuss what is driving the housing market right now, where home prices are falling, why some markets are behaving very differently than others, and what buyers can do today to put themselves in the best possible position to buy when the right opportunity comes along. 🏡 Thinking About Buying Your First Home? ✅ Not sure if you're ready to buy? Take the free 2-minute home buyer quiz and find out where you actually stand: https://buyrightborrowsmart.com/quiz ✅ Already know you're ready? Get 15 minutes of real clarity on what you can actually afford, how much cash you'll need to close, what your monthly payment could look like, and exactly what to do next: http://www.buyrightborrowsmart.com/start 📊 Housing Market Article Discussed In This Live Home Prices Are Falling in Major U.S. Cities, Realtor.com: https://www.realtor.com/news/trends/home-prices-falling-cities-august-2026/ ▶️ Watch This Next ➡️ The 2026 Housing Market Has PEAKED! Where Do We Go From Here? https://youtube.com/live/qvhQhKqvFHQ Connect With Jeb Smith Jeb Smith | DRE 01407449 Real Broker Buying in a housing market you don't fully understand is stressful. Jeb walks you through the home buying process in plain language so you understand home prices, mortgage rates, negotiations, and what you're getting into before you make an offer. Connect With Josh Lewis Josh Lewis Certified Mortgage Consultant | NMLS 234220 United American Mortgage Corp M: 714-916-5727 Nobody wants to be surprised at closing. Josh helps buyers understand what they actually qualify for, what their mortgage payment will look like, how much cash they'll need to close, and how to avoid common mortgage mistakes that can cost buyers thousands. Topics covered in today's live: 2026 housing market, home prices falling, housing market crash, housing market correction, first-time home buyer, buying a house in 2026, should I buy a house now or wait, mortgage rates, housing inventory, home affordability, home buyer tips, real estate market update. #HousingMarket #FirstTimeHomeBuyer #HomePrices #MortgageRates #RealEstate #HomeBuying #HousingMarket2026 #LIVE

What happens when you buy a home, make roughly $120,000 in payments, and three years later feel like you’re barely any further ahead? That’s exactly what happened to one homebuyer who purchased in 2023 and is now wondering whether buying was a mistake. In this episode of The Educated HomeBuyer , we break down her real numbers and discuss five important homebuying lessons that every buyer should understand before purchasing a house. We cover the risks of assuming mortgage rates will fall, why “marry the house, date the rate” can backfire, temporary versus permanent mortgage rate buydowns, choosing the right loan strategy, and why your expected timeline in a home matters more than most buyers realize. We also discuss what happens when your life changes after buying a home, whether selling at or near your original purchase price is really a loss, the dangers of holding onto a property simply to “break even,” and why keeping your future down payment invested in the stock market could create unnecessary risk if you're planning to buy within the next couple of years. If you're a first-time homebuyer , thinking about buying a home, comparing mortgage options, or trying to decide whether now is the right time to buy, this episode will help you avoid some of the most common homebuying mistakes and make a smarter long-term decision. ✅ Are you Ready To Become A Homeowner? https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: theeducatedhomebuyer.com/start Buy right. Borrow smart. Build wealth.

Mortgage rates are moving higher again, and first-time home buyers need to understand what’s driving the change. Rising oil prices, renewed concerns about inflation, and fears that interest rates could stay higher for longer are pushing bond yields up, with mortgage rates following close behind. So how high could mortgage rates go? When could home buyers finally see lower interest rates? And what does all of this mean for home prices, housing affordability, and your ability to buy a home? In today’s LIVE episode of The Educated HomeBuyer , we break down what’s happening with mortgage rates, why oil prices and inflation matter to the housing market, and what first-time home buyers should be paying attention to before making an offer. If you’re thinking about buying your first home, this episode will help you better understand the current housing market, mortgage interest rates, affordability, and how to prepare before you start shopping. ✅ Are You Ready to Buy a Home? Take the “Am I Ready to Buy?” quiz: https://buyrightborrowsmart.com/quiz ✅ Start Your Stress-Free Home Buying Journey http://www.buyrightborrowsmart.com/start Watch This Next 👇🏻 ➡️ The Housing Market RESET Is Ahead https://youtube.com/live/uQ4Mqrj6YJo 📩 info@theeducatedhomebuyer.com 💻 http://www.buyrightborrowsmart.com Connect with Jeb Smith 👇 Jeb Smith | DRE 01407449 Real Broker Buying a home in a market you don’t fully understand is stressful. Jeb walks you through the home buying process in plain language so you understand mortgage rates, home prices, negotiations, and what you’re getting into before you make an offer. Connect with Josh Lewis 👇 Josh Lewis Certified Mortgage Consultant | NMLS 234220 United American Mortgage Corp Nobody wants to be surprised at closing. Josh gives home buyers real numbers up front, explains what they actually qualify for, and helps them avoid mortgage mistakes that can cost thousands of dollars. 📱 714-916-5727 Topics discussed: mortgage rates, mortgage interest rates, first-time home buyers, buying a home, housing market, home affordability, inflation, oil prices, bond yields, Federal Reserve interest rates, mortgage rate forecast, home prices, first-time home buyer tips, and how to buy a house.

Does buying a home still make sense in 2026? The housing market looks completely different than it did just four years ago. Mortgage rates are higher, home prices have increased, affordability is stretched, and in many markets renting is considerably cheaper than owning. In this episode of The Educated HomeBuyer , we take a step back from the monthly payment and look at the bigger picture. We break down how homeownership builds wealth over time through principal paydown, appreciation, leverage, and the ability to lock in a large portion of your housing costs with a fixed-rate mortgage. We also discuss the real renting vs. buying calculation in today's housing market, why time is such an important part of the equation, and why buying a home doesn't make sense for everyone. If you're a first-time home buyer trying to decide whether you should buy now, keep renting, or wait for mortgage rates and affordability to improve, this episode will help you think through that decision. Start Here 👇🏻 ✅ Are you Ready To Become A Homeowner: https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: theeducatedhomebuyer.com/start Whether you're preparing to buy your first home or simply trying to understand if homeownership still makes financial sense in today's market, the goal isn't to convince you to buy. It's to help you understand the numbers, know where you stand, and make the decision that's right for you. Buy Right. Borrow Smart. Build Wealth.

Mortgage rates are staying higher than many buyers expected, and the Fed may not be the only reason why. With U.S. national debt now topping $40 trillion, rising Treasury yields could be putting additional pressure on mortgage rates and housing affordability. In this episode, we break down what’s really driving rates, what it means for the housing market, and whether buyers should expect meaningful relief anytime soon. Start Here 👇🏻 ✅ Not sure if you're ready to buy? Take the free 2-minute quiz and find out where you actually stand: https://buyrightborrowsmart.com/quiz ✅ Already know you're ready? Get 15 minutes of real clarity: what you can actually afford, what it costs to close, and exactly what to do next: http://www.buyrightborrowsmart.com/start ✅ Article discussed at the top of the show: Uncle Sam’s $40 Trillion Tab Is Living Rent-Free in Your Mortgage Payment Watch This Next 👇🏻 ➡️ The 2026 Housing Market Has PEAKED! Where Do We Go From Here? 📩 info@theeducatedhomebuyer.com 💻 www.buyrightborrowsmart.com Connect with me 👇 Jeb Smith DRE 01407449 Real Broker Buying in a market you don't fully understand is stressful. Jeb walks you through it in plain language, so you know exactly what you're getting into before you make an offer. Josh Lewis Certified Mortgage Consultant | NMLS 234220 United American Mortgage Corp Nobody wants to be surprised at closing. Josh gets you real numbers up front, tells you what you actually qualify for, and helps you avoid the mistakes that cost buyers thousands. M: 714-916-5727 #HousingMarket #InterestRates #LIVE

Buying your first home can feel overwhelming, especially when you're trying to understand mortgage rates, loan options, down payment requirements, closing costs, and how much home you can actually afford . The goal of The Educated HomeBuyer is to help first-time home buyers cut through the noise, understand the mortgage and real estate process, and make smarter decisions before buying a house. Whether you're just starting to save, getting ready for a mortgage pre-approval, comparing lenders, or actively shopping for a home, understanding the process can help you avoid expensive mistakes. We break down first-time home buyer programs, FHA loans, conventional loans, mortgage rates, home affordability, credit requirements, and the home buying process so you can buy with confidence. ✅ Are you Ready To Become A Homeowner? Take the Homebuyer Readiness Quiz ✅ Start your stress-free journey today: Connect with The Educated HomeBuyer Team Our mission is simple: help you Buy Right. Borrow Smart. Build Wealth. If you're a first-time home buyer looking for straightforward advice on mortgages, real estate, and buying a home, you're in the right place.

Thinking about buying a condo? New lending rules from Fannie Mae and Freddie Mac could make getting a mortgage on certain condos more difficult, and first-time home buyers need to understand the risks before making an offer. In this episode of The Educated HomeBuyer , Jeb Smith and Josh Lewis break down the major changes affecting condo financing, including stricter HOA financial reviews, reserve requirements, deferred maintenance, structural inspections, insurance requirements, and the elimination of the limited review for most condo projects. These changes are designed to uncover problems before you buy, but they could also cause more condo communities to become non-warrantable, potentially requiring a larger down payment, higher mortgage rate, or alternative financing. We also explain what first-time home buyers should look for when reviewing HOA documents, including reserve studies, financial statements, meeting minutes, special assessments, litigation, and upcoming repairs. A condo may look great on the surface, but problems with the HOA or building can affect your ability to finance the property today and potentially make it harder to sell later. Before buying a condo, you need to understand more than the monthly HOA payment. Knowing the financial and structural health of the community can help you avoid unexpected special assessments, financing problems, and expensive surprises after closing. Whether you're buying your first condo, comparing a condo vs. single-family home, or trying to better understand the home buying process, this episode will help you know what questions to ask before writing an offer. ✅ Are you Ready To Become A Homeowner: https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: theeducatedhomebuyer.com/start Topics Covered: Condo financing requirements, buying a condo, first-time home buyer tips, Fannie Mae condo guidelines, Freddie Mac condo guidelines, HOA reserves, HOA financials, condo special assessments, non-warrantable condos, condo inspections, condo insurance, mortgage requirements, HOA documents, and the home buying process.

Buying a house before you’re truly ready could set you back financially for years. And the scary part is, you can have good credit, qualify for a mortgage, have your down payment saved and STILL not be ready to buy. In this episode, we break down five questions every first-time home buyer should be able to answer before making an offer on a home. We discuss how to know whether you can actually afford to buy a house, why your maximum mortgage approval matters less than the payment you’re comfortable making, how much cash you should have left after closing, and why draining your savings just to become a homeowner can create unnecessary financial stress. We also explain why first-time buyers should think about staying in a home for at least five years instead of assuming they’ll build enough equity to move again in two or three years. You’ll also learn why falling home prices shouldn’t automatically scare you if you’re buying for the long term, how to think about your home as a place to live instead of an investment you check every day, and why buying because of FOMO, pressure from family, or fear of being priced out can lead to the wrong decision. The goal isn’t simply to help you qualify for a mortgage. It’s to help you become a homeowner without putting yourself in a position where the payment, unexpected expenses, or changes in the housing market keep you up at night. If you’re a first-time home buyer wondering whether now is a good time to buy a house, how much house you can afford, how much money you need to buy a home, or whether you should keep renting and save more money, this episode will help you figure out where you actually stand. Start Here 👇🏻 ✅ Take the "Am I Ready to Buy?" quiz: https://buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: http://www.buyrightborrowsmart.com/start In this episode, we cover: • How to know if you’re financially ready to buy a house • The three mortgage numbers every first-time buyer should know • Why qualifying for a mortgage doesn’t mean you can comfortably afford it • How much money you should have left after buying a home • Why using every dollar you have for your down payment and closing costs can be risky • Why a five-year time horizon matters when buying real estate • What happens if home values decline after you buy • Why you shouldn’t depend on short-term appreciation to move into your next home • How FOMO and outside pressure can lead to bad home-buying decisions • How to determine whether buying a home makes sense for you right now Buying your first home is about more than getting pre-approved, finding a house and making an offer. The right home-buying strategy starts with understanding your mortgage payment, closing costs, cash reserves, timeline and financial goals so you can buy right, borrow smart and build wealth. #FirstTimeHomeBuyer #BuyingAHouse #HomeBuying #Mortgage #RealEstate #HomeBuyer #FirstTimeBuyer #HousingMarket #MortgageTips #HomeBuyingTips

Home affordability isn't going back to what it was, and waiting for the "perfect" time to buy could leave you even further behind. Morgan Stanley's latest housing report says the housing market has reset into a new normal, and it closely mirrors what we've been telling buyers for years. In this episode, we break down why buying a home has become more challenging, what this housing market reset means for first-time home buyers, and how to determine whether now is the right time to buy based on your financial situation, not the headlines. If you're wondering whether you should buy a house now or wait, this video walks through the latest housing market trends, mortgage rates, inventory, affordability, and the long-term financial impact of homeownership. We explain why experts believe affordability is unlikely to return to pre-2020 levels, how higher mortgage rates have changed the market, and why waiting for a major correction may not deliver the opportunity many buyers are hoping for. Whether you're a first-time home buyer, planning to purchase your first house, or simply trying to understand today's real estate market, you'll learn the strategies that can help you make a smarter decision with confidence. Our goal isn't to convince you to buy a home. It's to give you the information you need to decide if homeownership makes sense for your life and your finances. Start Here 👇🏻 ✅ Ready to Become a Homeowner? Start your stress-free journey today: https://www.theeducatedhomebuyer.com/start In This Video: Why Morgan Stanley says the housing market has entered a "new normal" Why home affordability may never return to previous levels Should you buy a house now or wait? The long-term benefits of homeownership Why mortgage rates alone shouldn't determine your decision The "flywheel" effect of building wealth through real estate How to know when you're financially ready to buy If you found this video helpful, be sure to subscribe for weekly housing market updates, first-time home buyer tips, mortgage education, and practical real estate advice designed to help you Buy Right, Borrow Smart, and Build Wealth.

Will housing become more affordable, or is the market resetting at a higher barrier to entry? According to Morgan Stanley, you shouldn’t wait for affordability to recover. Instead, you should consider buying when the right opportunity makes sense for your circumstances. In this live housing market update, we’ll discuss why Morgan Stanley doesn’t believe buyers should wait for affordability to improve and why this housing market reset may actually mean a higher barrier to entry. We’ll also break down the latest housing data and answer your real estate and mortgage questions live. Start Here 👇🏻 ✅ Are You Ready to Become a Homeowner? ✅ Start Your Stress-Free Journey Today ✅ Read the Morgan Stanley Article Discussed in This Video 📩 info@theeducatedhomebuyer.com 💻 www.buyrightborrowsmart.com Connect with Jeb 👇 Jeb Smith DRE 01407449 Real Broker Connect with Josh 👇 Josh Lewis, Certified Mortgage Consultant NMLS 234220 United American Mortgage Corp M: 714-916-5727

Mortgage rates just hit their highest level in over a year, and first-time home buyers everywhere are asking the same question: When will mortgage rates finally come down? In this video, I'll explain what's really driving today's mortgage rates, why they've stayed higher for longer than many expected, and what has to happen before interest rates move lower. If you're thinking about buying a house in 2026, understanding how mortgage rates, inflation, and the economy work together can help you make a smarter home buying decision. Whether you're a first-time home buyer , moving up to your next home, or wondering if you should buy now or wait, I'll break down what today's housing market means for you. I'll also show you why waiting for lower mortgage rates could end up costing you more than buying with today's interest rates. 👇 Ready to Take the Next Step Toward Homeownership? ✅ Are You Ready to Buy a Home? Take my FREE Home Buyer Readiness Quiz: http://www.buyrightborrowsmart.com/quiz ✅ Start Your Stress-Free Home Buying Journey Today Learn exactly what to do before buying a house and avoid costly mistakes. http://www.theeducatedhomebuyer.com/start On this channel, you'll learn everything you need to know about buying a home, qualifying for a mortgage, understanding FHA loans, conventional loans, mortgage rates, down payments, credit scores, refinancing, and navigating today's real estate market with confidence. If you found this video helpful, be sure to Like , Subscribe , and turn on notifications so you never miss future videos about mortgage rates, first-time home buyers, home loans, and the housing market. #FirstTimeHomeBuyer #MortgageRates #HomeBuying #HousingMarket #InterestRates #BuyAHouse #Mortgage #RealEstate #HomeLoans #HomeBuyerTips

The Iran ceasefire cracked this week, oil spiked back up, and that one shift rippled straight through to your rate quote. In this episode, Jeb and Josh break down what's really driving the move (hint: it's not just the Fed), walk through fresh inventory numbers nationally and here in Orange County, and answer live questions on ARMs, refinancing, non-citizen mortgages, and what it would actually take for rates to drop below 5%. 0:00 Mortgage rates hit an 11-month high 0:22 Why rates reversed: the Iran ceasefire cracks and oil spikes 4:38 Inventory update: national numbers, Orange County, and which markets are rising vs. falling 11:53 Oil shock and the Fed's growing balance sheet: what's really fueling inflation 16:24 This week's data: jobs, inflation nowcasts, and Fed rate cut odds 18:16 Today's actual rates: 6.77%, plus the new AI tool on our site 21:30 Q&A: mortgages for non-citizens and what a war's end could do to rates 27:44 ARM loans: when they make sense, and when they don't 34:36 Refinancing to fixed vs. ARM, and the case for renting while you save 42:23 Debunking the "housing crash" chatter, market by market 46:50 Bond market 101: why yields drive your mortgage rate 51:47 What Realtor commissions and closing costs actually look like 58:07 What it would take for rates to drop below 5% 1:00:37 Wrap up: get your questions answered and next steps ✅ Are you ready to become a homeowner? Take the quiz: https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: https://www.theeducatedhomebuyer.com/start

Homeowners insurance is quietly becoming one of the biggest reasons buyers lose the home they thought they were getting. You can have great credit, stable income, and a full mortgage approval, only to have an insurance issue derail the purchase at the last minute. In this episode, Josh Lewis and I break down five ways homeowners insurance can blow up a home purchase, how higher premiums affect qualification, and what buyers should check before making an offer. If you're planning to buy a home, this episode could help you avoid an expensive last-minute surprise. Timestamps: 00:00 - How homeowners insurance kills home purchases 01:35 - Why insurance impacts your mortgage approval 04:42 - Homes that are difficult or expensive to insure 08:10 - Why insurance quotes vary so much 12:35 - Red flags buyers overlook before making an offer 16:48 - How to avoid insurance surprises during escrow 20:10 - Final tips to protect your home purchase ✅ Are You Ready To Buy A Home? http://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: http://www.theeducatedhomebuyer.com/start 📩 Email: info@theeducatedhomebuyer.com 💻 Website: http://www.theeducatedhomebuyer.com ================================================= Connect with us 👇 Jeb Smith Huntington Beach Realtor | Orange County Real Estate DRE #01407449 Real Broker Josh Lewis Huntington Beach Certified Mortgage Expert DRE #01209148 BuyWise Mortgage M: (714) 916-5727

New Fed Chair Kevin Warsh just admitted the Fed itself is the reason homebuyers keep getting whipsawed. Boom, then bust. One generation gets a once-in-a-lifetime shot at a first home; the next gets locked out. Tonight Jeb & Josh break down what he actually said and what it means for mortgage rates and the housing market.Start Here 👇🏻✅ Ready to become a homeowner? https://www.buyrightborrowsmart.com/quiz✅Start your stress-free journey today: https://www.jebsmith.net/start =========================================Connect with me 👇 Jeb SmithDRE 01407449 Real BrokerConnect with me 👇 Josh Lewis (Huntington Beach Certified Mortgage Expert) DRE 01209148 BuyWise Mortgage M:714-916-5727

Everyone is talking about Trump’s new housing law, but the biggest headlines may be the least important part of the bill. In this episode, Jeb Smith and Josh Lewis break down what the new housing legislation actually does, what was removed before it passed, and whether it will have any meaningful impact on first-time homebuyers. While much of the attention has focused on limiting large institutional investors from buying more starter homes, those investors own a much smaller percentage of the housing market than many headlines suggest. The bill also does not require them to sell the homes they already own, which means buyers should not expect a sudden flood of affordable inventory. The more important provisions may be the ones receiving far less attention. These include a new HUD pilot program designed to make mortgages under $100,000 more accessible, a permanent process allowing buyers to challenge low appraisals, potential savings on manufactured housing, higher financing limits, and expanded options for accessory dwelling units. Jeb and Josh explain who may benefit from these changes, why the effects will vary dramatically by market, and why buyers should not wait for Washington to solve affordability, inventory, or interest rates. ✅ Are you Ready To Become A Homeowner: https://www.buyrightborrowsmart.com/quiz . ✅ Start your stress-free journey today: https://www.theeducatedhomebuyer.com/start . . Topics Discussed What Trump’s new housing law actually changes Why institutional investors are not being forced to sell How many homes large corporate investors really own Why the investor restrictions may have little immediate impact The new small-mortgage pilot program Grants for down payments, closing costs, appraisals, and title insurance What buyers can do when an appraisal comes in low Changes affecting manufactured homes and ADU financing Why government policy will not fix housing affordability overnight How to determine whether you are actually ready to buy Timestamps 00:00 Trump’s new housing law and the misleading headlines 01:50 Why the bill received overwhelming bipartisan support 02:40 What happened to the proposed corporate investor selloff 04:45 Why corporations started buying single-family homes 06:35 Market-based solutions versus government restrictions 08:03 How much of the housing market institutional investors actually own 09:01 The two provisions that could help first-time buyers 09:43 The new mortgage program for loans under $100,000 12:28 What happens when an appraisal comes in low 13:03 Reconsideration of value and appraisal challenges 14:50 Manufactured housing changes and potential cost savings 15:23 Higher FHA limits, ADU financing, and chattel loans 16:20 Why the law will not transform housing overnight 17:10 The political reality behind major housing legislation 17:37 How buyers should decide whether now is the right time 18:25 The two-minute homebuyer readiness quiz 19:16 The financial and lifestyle factors that matter most The Educated HomeBuyer helps buyers understand the housing market, mortgage process, and financial decisions involved in purchasing a home. Subscribe for straightforward conversations designed to help you buy right, borrow smart, and build wealth.

The war in Iran continues to create uncertainty across global markets, but what does that actually mean for the U.S. housing market?In this live housing market update, we’ll discuss how geopolitical tensions could impact oil prices, inflation, mortgage rates, and buyer confidence heading into the second half of the year. We’ll also break down the latest housing data and answer your real estate and mortgage questions live. Start Here 👇🏻✅ Ready to become a homeowner? Start your stress-free journey today: http://www.theeducatedhomebuyer.com/start New podcast episode every Monday. Next week: our mortgage rate forecast for the second half of the year. Search "The Educated HomeBuyer" on Spotify, Apple Podcasts, or YouTube.

Everyone thought mortgage rates would be lower by now... but they were wrong. Inflation surprised the market, the Fed changed its outlook, and new uncertainty has completely shifted the mortgage rate forecast. In this episode, we break down what happened with mortgage rates in the first half of the year, where rates could go in the second half, and what buyers should focus on instead of trying to perfectly time the market. We also discuss why predicting mortgage rates is so difficult, what could finally push rates lower, and how to make a smart home buying decision when nobody knows exactly what comes next. ✅ Ready to become a homeowner? Start your stress-free journey today: http://www.theeducatedhomebuyer.com/start Topics Covered: Why mortgage rates didn’t fall like many expected How inflation impacts mortgage rates What the Fed’s latest outlook means for buyers Why global events can create rate volatility Whether mortgage rates could still move lower Should you buy now or wait for lower rates? The biggest mistake buyers make when trying to time the market Timestamps: 00:00 - Mortgage Rate Forecast: What Changed? 00:35 - Why Experts Were Wrong About Lower Mortgage Rates 02:10 - How Inflation and Global Events Impact Interest Rates 04:25 - The Fed’s Next Move and What It Means For Mortgage Rates 07:15 - Will Mortgage Rates Finally Drop Below 6%? 10:40 - Why Predicting Mortgage Rates Is So Difficult 14:05 - What Lower Rates Could Mean For Home Prices 17:30 - Should You Buy A House Now Or Wait For Rates To Fall? 21:45 - The Biggest Mistake Home Buyers Make With Interest Rates 25:00 - How To Make A Smart Home Buying Decision In Today’s Market Trying to decide if you should buy a house now or wait for lower mortgage rates? This episode will help you understand the market, avoid emotional decisions, and create a plan based on your goals.

Housing market update for this week: inventory finally topped last year, with 841,000 homes versus 831,000. Sellers are getting more realistic on price, and mortgage rates sit at 6.65%. Josh Lewis and Jeb Smith break down what it means for buyers, then answer your questions live. In this episode: national and Orange County inventory, new listings and pending sales, price reductions at 39%, mortgage spreads at 2.02, jobs week data, Cleveland Fed inflation nowcast, real home prices by state from Visual Capitalist, and California's proposed AB 736 transfer tax. We answer YOUR mortgage and real estate questions live every Wednesday. Drop a question in the comments or join us live next show. Get connected with Josh's mortgage team or a realtor anywhere in the country: https://jebsmith.net/start https://theeducatedhomebuyer.com/start New podcast episode every Monday. Next week: our mortgage rate forecast for the second half of the year. Search The Educated HomeBuyer on Spotify, Apple Podcasts, or YouTube. Chapters 0:00 Housing Market Update: Inventory Finally Tops Last Year 9:45 Jobs Week: JOLTS, ADP + Payrolls Preview 12:38 Real Home Prices, New Inflation Data + Fed Hike Odds 17:50 Mortgage Rates Today: 6.65% 18:55 LIVE Q&A: Ask Us Anything Mortgage or Real Estate 19:25 Max Seller Concessions on a Second Home? 20:35 Who Builds the Cheapest New Construction Homes? 22:20 Roof Replacement Cost 23:55 New Construction Tips 27:50 Realtor Commission 31:20 FHA vs VA vs Conventional 36:25 Is a $1,000 HOA Document Fee Normal? 37:50 California's Proposed Transfer Tax: AB 736 39:42 Can I Beat a 6.2% Rate? 43:00 Pay Down PMI or Wait It Out? 45:40 Offering Below the Competition 50:20 Is It a Good Time to Refinance? 51:00 75 Days on Market, Is That Normal? Josh Lewis , BuyWise Mortgage, NMLS #1942 Jeb Smith , Realtor #housingmarket #mortgagerates #realestate

If you're a first-time home buyer, you've probably spent months saving for your down payment... only to find out there's a whole second pile of money you didn't plan for. They're called closing costs, and most buyers have no idea what they're actually paying for, who's responsible for them, or that some of them can be negotiated. In this episode, Jeb Smith and mortgage expert Josh Lewis break down everything first-time buyers need to know about closing costs and, more importantly, how to keep your cash to close to an absolute minimum. We start by clearing up one of the most confusing parts of the home buying process: the difference between your down payment, your closing costs, and your prepaids, and how all three combine into your total cash to close. You'll learn what actually shows up on your closing disclosure, why closing costs vary so much from state to state, and a realistic rule of thumb for how much money you'll need beyond your down payment. Then we get into the good stuff: the five levers you can pull to get someone else to help pay your closing costs. We cover how seller concessions (also called interested party concessions) work, the concession caps by loan type for conventional, FHA, VA, and USDA loans, how lender credits let you trade a slightly higher rate for cash at closing, the difference between a permanent buy down and a temporary 2-1 buy down, and how gift funds can cover your down payment, closing costs, and prepaids. Throughout the episode we hammer one key point that too many loan officers ignore: seller-paid money is NOT free money. Every dollar in concessions is a dollar you could have used to lower your purchase price, so understanding the trade-offs is everything. Whether you're buying in a hot seller's market or a slower buyer's market, you'll walk away knowing how to structure an offer that gets you into the home with a payment you're comfortable with and the least cash out of pocket possible. What you'll learn in this episode: What closing costs actually are and how they differ from prepaids and your down payment How much cash you really need to buy a home as a first-time buyer How seller concessions work and the caps for each loan program How lender credits, points, and buy downs affect your cash to close and monthly payment How gift funds can cover your down payment AND closing costs Why seller-paid credits are not "monopoly money" and how to weigh the trade-offs ✅ Ready to become a homeowner? Start your stress-free journey today: http://www.theeducatedhomebuyer.com/start Buy right, borrow smart, and build wealth. Keywords: closing costs explained, first time home buyer, seller concessions, cash to close, how much money to buy a house, FHA loan, conventional loan, VA loan, USDA loan, down payment assistance, gift funds, mortgage buy down, 2-1 buy down, lender credits, home buying tips, first time home buyer guide