Some U.S. cities are so eager for new residents that they’re offering $10,000–$35,000 in cash, in some cases enough for a 20% down payment. Tim Lucas and Craig Berry break down the most generous programs, why they exist, and how they’re reshaping small-town America.

In this episode, you’ll learn:

• The biggest offer: Jackson, Michigan, will give up to $35,000—nearly a 20% down payment on a brand-new $178K home.
• Other standout cities:
  • West Memphis, AR: $10,000 for remote workers earning $75K+.
  • St. Joseph, MI: $10,000 plus perks like free coworking space and airport car service.
  • Morgantown, WV: $12,000 + $2,500 in outdoor gear rentals.
  • Mattoon, IL: $5,000 with a two-year residency requirement.
  • Tulsa, OK: $10,000 to remote workers—about 4.6% down on a typical home.
• Why they’re doing it: Remote work, housing shortages, and population decline are pushing rural cities to compete creatively for new residents.
• Safeguards: Many incentives pay out monthly or require multi-year commitments to prevent short-term relocations.
• The bigger impact: These programs help buyers avoid mortgage insurance, build long-term equity, and revitalize local housing markets—sometimes by encouraging new construction.

Read the full article:
https://www.mortgageresearch.com/articles/cities-offering-incentives-down-payment/

A tiny quarter-percent drop in mortgage rates could unlock 5.5 million homebuyers—more people than the entire population of Colorado. Tim Lucas and Craig Berry unpack how a small rate shift can trigger massive demand and reshape the housing market heading into 2026.

In this episode you’ll learn:

• Why it matters: NAR’s research shows a 0.25% drop could unleash 5.5M buyers, especially renters desperate for relief.
• We’re already close: Rates have fallen from 7% → ~6.25%, putting this scenario in motion right now.
• The move-up domino: Millions of owners locked into 3% mortgages may finally list their homes as rates ease.
• Affordability boost: Median-price payments dropped $268/month since early 2025 thanks to lower rates + lower prices.
• Wild-card risks: AI bubble concerns, global instability, or rapid economic growth could send rates in either direction.
• 2026 outlook: NAR projects 14% more home sales, with higher inventory and friendlier Fed policy supporting the shift.

Read the full article:
https://www.mortgageresearch.com/articles/quarter-percent-drop-mortgage-rates-5-million-homebuyers/

Spring 2026 is shaping up to be the busiest housing season in years. Tim Lucas and Craig Berry unpack why experts expect a 14% jump in home sales, how the market is shifting back toward sellers, and what buyers should be doing now to get ahead.

In this episode you’ll learn:

• Why sales may spike: NAR data, rising inventory, and pent-up seller activity point to a major spring rebound.
• Market shift ahead: Today’s neutral market is expected to swing back toward seller advantage by March 2026.
• Inventory bright spot: Analysts predict the best selection in two years, including long-delayed listings from older homeowners.
• Rate expectations: Forecasts range from high-5% averages (Fannie Mae) to ~6.4% (MBA), suggesting no big drops—just stability.
• Who’s best positioned to buy: Steady income, DTI under 50%, 3.5%+ down, and 700+ credit give buyers the strongest footing.
• Winning strategies:
  • The “two-step rate journey”—buy based on realistic rates, refinance only if it makes sense later.
  • Tap builder incentives—66% are offering rate buydowns and closing-cost help.
  • Target off-market sellers and distressed or long-vacant inventory.
  • Explore portfolio loans for more flexible underwriting.

Rural America was losing population for years—then the pandemic hit, remote work exploded, and over 500,000 people moved into small towns within two years. Tim Lucas and Craig Berry unpack how this sudden migration sent rural home prices soaring and reshaped entire communities.

In this episode you’ll learn:

• The migration surge: Rural areas flipped from –78,000 residents/year to +500,000 as lockdowns, remote work, and 2.77% mortgage rates pushed people outward.
• The price shock: Rural home values jumped 36%, and vacation counties spiked 47–50%, especially in the West and Northeast.
• Local fallout: Service workers in tourist towns were priced out as remote tech workers paid well over asking—seeing “bargains” compared to California.
• Attempts at solutions: Ideas include property tax relief, housing vouchers, and USDA zero-down loans, but rural areas face steep infrastructure and construction hurdles.
• The new American lifestyle: Hybrid work is here to stay, redefining what “home” means and forcing small communities to evolve fast.

Read the full article:
https://www.mortgageresearch.com/articles/pandemic-migration-how-rural-home-prices-climbed-50-percent

Investors are grabbing a growing share of America’s starter homes—but first-time buyers still win 69% of the time nationally. Tim Lucas and Craig Berry break down new research from Neighbors Bank showing where first-time buyers thrive, where investors dominate, and why the picture varies so dramatically city by city.

In this episode you’ll learn:

• National breakdown: First-time buyers claim 69% of starter homes; investors take 31%.
• Hotspots for investors: Cities like Miami (57%) see investors buying more than half of all entry-level homes.
• Who owns our neighborhoods: About 1 in 11 U.S. homes is investor-owned, but in places like St. Louis and Harrisonburg, that jumps past 20%.
• Why local laws matter: Cities with tighter rules on short-term rentals or investor limits see more successful first-time buyers.
• The core tension: Large investors provide needed rentals—but also squeeze out aspiring homeowners.
• The path forward: More affordable housing, smart ownership policies, and balancing investor participation without letting them dominate.

Read the full article:
https://www.mortgageresearch.com/articles/first-time-home-buyers-vs-investors-david-still-beating-goliath-in-some-markets-says-report/

Homebuyers in 2026 aren’t just shopping for bedrooms and bathrooms—they’re looking for flexibility, efficiency, and built-in technology. Tim Lucas and Craig Berry break down the emerging features that experts say will define the homes of the future.

In this episode you’ll learn:

• ADUs go mainstream: Backyard apartments are becoming essential as multigenerational buying hits 17% of purchases.
• EV readiness matters: With EVs surpassing 10% of U.S. car sales, a pre-installed charger can be a deciding factor for buyers.
• Smarter smart homes: Buyers now expect whole-home automation, not just a thermostat and doorbell—and they want flexibility across platforms.
• The office is back: With 78% of workers hybrid or remote, demand is rising for soundproofing, lighting, and strong home internet infrastructure.
• Energy efficiency = value: 72% of agents say buyers prioritize utility savings, and Energy Star homes sell for 2–8% more.
• Outdoor living evolves: Even small patios can cut days-on-market by ~10 as outdoor kitchens and flex spaces remain in high demand.

Read the full article:
https://www.mortgageresearch.com/articles/home-features-buyers-will-demand-in-2026-adus-to-ev-chargers/

The Fed delivered a 0.25% rate cut at its December meeting—but deep division among policymakers and missing economic data made this one of the most unusual decisions in years. Tim Lucas and Craig Berry unpack what the Fed’s split vote means, why housing won’t feel much relief, and what buyers should watch heading into 2026.

In this episode you’ll learn:

• A divided Fed: Three members dissented—the most disagreement since 2019. One wanted a bigger cut; two wanted none.
• Data blind spots: The Fed acted without full employment data due to the government shutdown, making the decision unusually risky.
• Labor market weakness: The U.S. added only 58,500 jobs per month recently—far below the 153,000 needed to keep pace with population growth.
• Powell’s housing message: A quarter-point cut won’t fix the market—inventory, not rates, is the real problem.
• Rate outlook: Mortgage rates remain in the low-to-mid 6% range, with major agencies expecting around 6.2% in 2026.
• The inflation/employment puzzle: Lower rates may boost jobs—but could reignite inflation, especially with tariff-driven price spikes expected into early 2026.

Read the full article:
https://www.mortgageresearch.com/current-rates/mortgage-rates-today-dec-10-2025/

Soaring home prices aren’t just an American problem—they’re happening everywhere. Tim Lucas and Craig Berry explore how housing affordability has collapsed across developed nations, why Japan is the strange exception, and what global patterns reveal about our future.

In this episode you’ll learn:

• The global scale: In the UK, if egg prices rose like housing, a dozen would cost $120—a symbol of widespread market dysfunction.
• Japan’s opposite crisis: A shrinking population has created over 9 million vacant homes, some selling for under $10,000.
• Falling fertility: With U.S. fertility at 1.6, and similar declines worldwide, demographics are reshaping housing demand.
• Policy experiments: The UK’s Right to Buy boosted ownership briefly but worsened social housing shortages, leaving 1.2M on waitlists.
• Common blockers: Across nations, researchers identify four recurring hurdles—anti-immigrant sentiment, means testing, high construction costs, and NIMBYism.
• The path forward: More density, diversified housing types, and a rethinking of urban development will be essential to stabilizing global housing markets.

Read the full article:
https://www.mortgageresearch.com/articles/not-just-the-us-most-economies-face-housing-crises/

A refinancing surge—the biggest in more than three years—is reshaping the mortgage market. Tim Lucas and Craig Berry break down why refis are spiking even as headlines paint a gloomy housing picture, and how this boom may ironically push mortgage rates up for everyone else.

In this episode you’ll learn:

• Why refis are exploding: Softer rates have opened the door for homeowners who bought at peak rates to finally trade down.
• Who’s refinancing: About half of all mortgages with rates roughly 0.75% above current levels could benefit from a refi.
• Market health: Delinquencies are improving across all stages, with only a slight foreclosure uptick tied to FHA and resumed VA foreclosures.
• Why refis can raise rates: Investors in mortgage-backed securities demand higher yields when prepayments rise—but this risk is already baked into how mortgage pricing works.
• Economic ripple: Lower monthly payments free up household cash, boosting spending in other sectors.

Read the full article:
https://www.mortgageresearch.com/articles/refinance-boom-could-cause-higher-rates/

The FHFA has officially released 2026 conventional loan limits, and buyers now have more borrowing power—before the new year even begins. Tim Lucas and Craig Berry break down what the new limits mean, who benefits most, and how buyers can use them strategically.

In this episode you’ll learn:

• The new standard limit: $832,750 for a single-unit home, a 3.26% increase from 2025.
• High-cost markets: Limits rise to $1,249,125, with Hawaii topping nearly $1.3M.
• Multi-unit options: Up to $1.6M in standard areas and ~$2.4M in high-cost zones for 4-unit properties.
• Use them now: Most lenders have already adopted the new limits—buyers can close above 2025 limits today.
• How limits are set: Based on FHFA’s House Price Index; importantly, limits never decrease, even if home prices dip.
• Smart financing strategies: Combine the new limit with a HELOC to avoid a jumbo loan—ideal for $1M+ purchases.
• Market context: After huge jumps in 2022 (18%) and 2023 (12.2%), recent increases signal a stabilizing market.

Read the full article:
https://www.mortgageresearch.com/articles/will-conventional-loan-limits-increase/

Mortgage satisfaction scores just hit a five-year high—and it’s not because rates are lower. Tim Lucas and Craig Berry break down how lenders boosted customer happiness by ditching the assembly-line approach and actually explaining the process.

In this episode you’ll learn:

• The big shift: Top lenders now act more like financial advisors, blending clear communication with smart tech.
• Who’s winning: Citi jumped from 4th place to #1 with a score of 802, ahead of Bank of America, Citizens, Huntington, and Movement Mortgage.
• Why it matters: Borrowers value guidance more than the absolute lowest rate—especially in a complex market.
• Servicer vs. originator: Originators build relationships; servicers inherit them—explaining the ongoing satisfaction gap.
• What buyers should do: Look at rates + service, not just the cheapest option. A lender who explains everything is often worth far more in the end.

Read the full article:
https://www.mortgageresearch.com/articles/mortgage-borrowers-showing-more-love-for-lenders-jd-power-survey/

After years of record prices, doubled mortgage rates, and the lowest sales in decades, the 2026 housing outlook points to something unusual: stability. Tim Lucas and Craig Berry break down why experts expect slow price growth—not a crash—and how regional differences will shape buyer and seller decisions next year.

In this episode you’ll learn:

• Price forecasts: Most experts predict 2–4% national appreciation; some see as low as 0.5%.
• Why no crash: Mortgage delinquencies at 3.42% and a massive $17.8 trillion in homeowner equity keep the market stable.
• The supply puzzle: A 4.7 million home shortage nationwide—yet oversupply in parts of Florida and Texas after aggressive pandemic-era building.
• Rates staying elevated: Expect 6%+ through 2026; anything below 6% is considered a “bonus,” not the baseline.
• Sales outlook: NAR projects 10–20% more home sales; Fannie Mae expects ~9.2% growth.
• The shift in power: Inventory up 22 straight months, reaching 4.6 months of supply, giving buyers more negotiating room—especially for homes that need work.

Read the full article:
https://www.mortgageresearch.com/articles/housing-market-forecast-2026/

After a roller-coaster 2025, experts say 2026 mortgage rates will hover near today’s levels—around 6.1% to 6.4% depending on the agency. Tim Lucas and Craig Berry break down why major rate swings aren’t expected and what buyers should focus on instead.

In this episode you’ll learn:

• The forecast: Fannie Mae expects just under 6%, NAR sees 6.1%, and MBA calls for 6.4%—averaging to about 6.2%.
• Why the Fed isn’t the driver: Mortgage rates follow the 10-year Treasury, not Fed rate cuts or hikes.
• Expert caution: With geopolitical shifts and economic uncertainty, analysts say there’s more risk of rates rising than falling.
• Buyer strategy: Focus on price, not the perfect rate—because you can refinance later. Don’t let small payment changes overshadow bigger financial priorities.
• Creative options: 2-1 buydowns, improving FHA approvals, and non-QM loans give buyers more flexibility than they realize.

Read the full article:
https://www.mortgageresearch.com/articles/2026-mortgage-rates-forecast-according-to-experts/

Co-signing is becoming a lifeline for many millennials and Gen Z buyers—but it’s also surrounded by myths and hesitation. Tim Lucas and Craig Berry break down how co-signing actually works, what it does (and doesn’t) do to credit, and how families can structure it safely.

In this episode you’ll learn:

• What co-signing really is: Only the mortgage account appears on the co-signer’s credit—everything else stays separate.
• DTI myth-busting: After 12 months of on-time payments from the buyer’s account, the mortgage may no longer count against the co-signer’s DTI.
• Ownership clarity: Title = ownership. A co-signer isn’t an owner unless added to the title—big difference from co-borrowing.
• Protecting relationships: Why successful arrangements use monthly check-ins, shared access to loan info, and a 3-month emergency fund.
• Exit strategies: Co-signers can be removed later through refinancing once the buyer’s finances improve.
• The upside: When structured well, co-signing can help young buyers build generational wealth instead of paying rent.

Read the full article:
https://www.mortgageresearch.com/articles/co-signer-to-buy-first-home/

A new University of Toronto study reveals a staggering statistic: 13 million fewer U.S. births over the last 30 years are tied directly to rising housing costs. Tim Lucas and Craig Berry break down how affordability challenges are reshaping family decisions—and America’s demographic future.

In this episode you’ll learn:

• The core finding: Housing costs explain over half of the decline in U.S. fertility from 1990–2020.
• The affordability squeeze: Rents rose 149%, far outpacing overall inflation at 103%.
• Family planning impact: High housing costs especially deter larger families, turning 3-child plans into 1 or 2.
• National consequences: With fertility at 1.6, below the 2.1 replacement rate, the U.S. faces long-term workforce and economic challenges.
• Why supply matters: America is short 4.7 million homes, pushing families toward delayed (or forgone) parenthood.

Read the full article:
https://www.mortgageresearch.com/articles/high-housing-costs-linked-to-13-million-fewer-babies-us/

More than half of U.S. homes saw a dip in value this year—but only 4% have actually fallen below their original purchase price. Tim Lucas and Craig Berry break down why scary headlines don’t reflect the real story and why the housing market remains far more stable than it sounds.

In this episode you’ll learn:

• The distinction: 53% of homes declined year-over-year, but just 4% lost value since purchase—mostly paper losses.
• Where it’s happening: Localized soft spots—Little Rock (20%), Austin (12%), parts of Florida (~11%), and a few others.
• Why it’s not 2008: No foreclosure wave, no underwater crisis—only 3.4% of new listings are priced below their last sale price.
• Equity remains strong: Americans hold $36 trillion in home equity, giving owners huge cushions against small market dips.
• What it means: Long-term owners are largely unaffected, recent buyers still hold equity, and small corrections may create buyer opportunities.

Read the full article:
https://www.mortgageresearch.com/articles/half-of-homes-lost-value-over-the-past-year/

Credit scores have long acted as gatekeepers to homeownership—but Fannie Mae is rethinking that approach. Tim Lucas and Craig Berry break down why the agency is scrapping its 620 minimum credit score, what it really means for borrowers, and how it could open the door to more responsible buyers.

In this episode you’ll learn:

• The change: As of November 16, 2025, Fannie Mae removes its hard 620 minimum, following Freddie Mac’s earlier move.
• The why: The old system excluded “thin file” borrowers—young adults, immigrants, and debt-free consumers with little credit history.
• The new approach: Fannie Mae’s Desktop Underwriter AI now evaluates a borrower’s entire financial picture, from rent and utility payments to savings and income consistency.
• The impact: This shift helps responsible borrowers who were unfairly penalized, while maintaining strong underwriting standards.
• The bigger picture: It’s not about lowering the bar—it’s about measuring the right things to make homeownership more inclusive and data-driven.

Read the full article:
https://www.mortgageresearch.com/articles/fannie-mae-joins-freddie-mac-in-scrapping-the-620-minimum-credit-score/

What if you could buy a home and keep the seller’s 2.65% mortgage rate? Tim Lucas and Craig Berry explore the government’s new proposals for assumable and portable mortgages—and why they might sound simpler than they are.

In this episode you’ll learn:

• The big idea: Buyers could assume or “port” a seller’s low-rate loan instead of starting a new one.
• The math: A 2.65% rate vs. today’s 6.3% could save $600+ per month on a $300K loan.
• The catch: Most sellers have already paid down their loans, leaving buyers to finance the rest at today’s higher rates.
• Why it’s rare: FHA, VA, and USDA loans are already assumable, but few buyers have the cash—or lender approval—to make it work.
• Portable mortgage concept: Borrowers could take their loan with them when they move, but U.S. lenders are likely to resist due to lost profits.
• The real fix: Experts argue the true solution isn’t new loan types—it’s building more affordable homes.

Read the full article:
https://www.mortgageresearch.com/articles/government-proposes-assumable-portable-mortgages/

A 50-year mortgage might sound extreme—but it’s being floated as the next big housing solution. Tim Lucas and Craig Berry unpack what this proposal could mean for affordability, interest costs, and the long-term future of American homeownership.

In this episode you’ll learn:

• The pitch: A 50-year mortgage could cut payments by about $240/month on a $350K loan, making housing more accessible to younger buyers.
• The trade-off: You’d pay roughly $833K in interest over 50 years—nearly double what a 30-year mortgage costs.
• Why now: With rates near 6–7%, buyers are desperate for relief—Google searches for “help with mortgage” just hit their highest point since 2009.
• Market ripple: Easier payments could increase demand and drive prices higher, especially with housing supply still constrained.
• The bigger issue: Experts argue affordability won’t be solved by loan terms—it’ll take more housing supply and regulatory reform.

Read the full article:
https://www.mortgageresearch.com/articles/50-year-mortgage-in-development/

Homes that once cost 3x household income now average 5x nationwide—and in places like San Jose, that ratio hits 12.5x. Tim Lucas and Craig Berry break down how we got here, what it means for buyers, and why the gap between homeowners and renters keeps widening.

In this episode you’ll learn:

• The affordability shift: A family earning $100K could once afford a $320K home—today, that same family needs $500K, pushing payments from $2,600 → $4,000.
• The wealth divide: U.S. homeowners now hold $36 trillion in equity, with 3 in 5 owners having $100K+ in tappable equity.
• Who’s left behind: Younger buyers face rising rates, high down payments, and delayed entry—average first-time buyer age now 40.
• Equity feedback loop: Wealthy owners tap home equity for investments, driving prices even higher.
• The broader impact: From shrinking affordability to delayed families and new migration patterns, housing costs are reshaping American life.

Read the full article:
https://www.mortgageresearch.com/articles/home-prices-five-times-average-household-income/