Mortgages, Refinance and Reverse Mortgages in The Villages, Florida

The Housing Market Is on Solid Ground, Even with More Foreclosures

November 12, 2026·3 min read

It’s been nearly two decades since the 2008 housing crash, but the word “foreclosure” can still make people uneasy. And if you’re planning a move, you may be wondering if more foreclosures will flood the market with homes for sale – especially if you’ve seen the headlines lately.

Buyers may be hoping for a rush of bargains. Sellers may be bracing for more competition. The latest data points to neither, and knowing why can help you plan your next move with confidence.

A Modest Rise from a Low Starting Point

Completed foreclosures are up 33% from last year, according to ATTOM. That sounds like a big leap, but context helps.

Even with that increase, foreclosures are still about 26% below where they were in the first half of 2020.

Zoom out further, and today’s activity is a small fraction of what the market saw during the 2008 crash. Lenders completed about 28,000 foreclosures in the first half of 2026, according to ATTOM. Compare that to the crash years in red, when lenders often completed more than 200,000 in the span of a few months (see graph below):

Experts say today’s numbers reflect a housing market that’s still in good shape. As Rob Barber, CEO at ATTOM, explains:

“While some homeowners are still facing financial challenges, overall foreclosure volumes remain well below historical norms and the broader housing market continues to demonstrate resilience.”

And here’s why we can absorb the slight uptick in foreclosures we are seeing. 

Homes for Sale Are Back in a Balanced Range

During the crash, a lot of homeowners either lost their homes to foreclosure or were forced to sell, which left the market overwhelmed with houses for sale. That isn’t happening now.

One way to see this is through months’ supply, which measures how long it would take to sell every home on the market at the current pace. Four to six months is considered balanced.

Right now, it’s about 4.8 months, according to the National Association of Realtors (NAR). That’s pretty well-balanced, and less than half of where it peaked around the last crash (see graph below):

If foreclosures were really surging, you’d see it in the number of homes for sale. As Logan Mohtashami, Lead Analyst at HousingWire, explains:

“. . . a surge of actual foreclosures in 2026 would have easily put the inventory data much higher in 2026.”

Equity Gives Today’s Homeowners Options

Equity is a big reason there’s no surge of distressed sales. Data from the Census Bureau and ATTOM shows nearly two in three homeowners have paid off their mortgage or have more than 50% equity. And Cotality says the average homeowner has about $310,000 in equity.

If a homeowner with equity hits a rough patch, they can usually sell their house, pay off the loan, and walk away with money in their pocket instead of facing foreclosure. That’s an option many people didn’t have during the crash. According to HousingWire, nearly one in four homes were underwater back in 2010.

Being underwater means owing more on your mortgage than your home is worth, which makes selling a lot harder. Today, just 2% of homeowners are considered seriously underwater (see graph below):

Not every homeowner has that kind of equity, but most do, and that’s what puts a ceiling on how high foreclosures can go.

Bottom Line

If rising foreclosures have you questioning where the housing market is headed, the data says it’s in good shape. The supply of homes for sale is balanced, and most homeowners have plenty of equity.

Have questions about what you’re seeing online, our local market, or about how much equity you have? Let’s talk.

Today’s Market Could Be a Win for Veterans Looking To Buy a Home

November 11, 2026·3 min read

If you’re a veteran or active-duty service member who’s been hoping to buy a home, you may have more going for you in today’s housing market than you realize.

VA home loans already come with some pretty powerful benefits. But now, with more homes for sale and buyers having more room to negotiate in many markets, those benefits could go even further.

And if you’ve ever heard that buying with a VA loan is harder, takes longer, or puts you at a disadvantage, there’s something else you should know… a lot of what people believe about VA loans simply isn’t true.

The Benefits of VA Home Loans 

Today, nearly 4 million service members and veterans have an active VA home loan. And according to the Department of Veterans Affairs (VA), more than 343,000 homes were purchased using VA loan benefits in its most recent reported fiscal year. And it’s easy to see why.

For eligible veterans and service members, VA loans offer advantages that can make buying a home more affordable, including:

• No down payment required for many eligible borrowers.
• No monthly mortgage insurance, even with no down payment.
• Competitive mortgage rates that can help lower monthly payments.

Benefits like this are powerful in any market – and even more so today. That may be why VA loan usage has grown for the last two years in a row.

Why Today’s Market Could Be Different for VA Buyers

A few years ago, when homes were getting multiple offers and buyers were competing for nearly every listing, VA buyers sometimes had a harder time getting their offers accepted.

A 2021 survey from the National Association of Realtors (NAR), found 89% of sellers were likely to accept an offer from a buyer using a conventional loan. But only 30% were likely to accept one using an FHA or VA loan.

The reason? Some sellers were concerned that VA financing would take longer, be more difficult to close, and require them to pay more in costs and repairs. But those concerns don’t necessarily reflect how VA loans actually perform.

VA Home Loan Myths vs. Reality 

A white paper from Vetted VA based on 2025 mortgage data busted a lot of VA loan myths:

Myth #1: VA loans get denied more often than other loans.

• The Reality: VA loans actually have the lowest denial rate. Just 8.2% of VA purchase applications were denied, compared to 15.0% for conventional loans, 12.8% for FHA loans, and 12.5% for USDA loans. 

Myth #2: VA financing is less reliable.

• The Reality: 90% of VA home loan applications that reached underwriting made it to closing, compared to 81% for conventional loans. 

Myth #3: VA appraisals take longer.

• The Reality: VA loan appraisals typically take 7–10 business days, similar to conventional and FHA loans.

Myth #4: Sellers have to pay all the closing costs for VA buyers.

• The Reality: VA buyers can pay many standard closing costs themselves. Buyers and sellers can also negotiate which eligible costs the seller will cover.

Today’s Market Gives VA Buyers More Leverage

Since there are more homes for sale and fewer buyers competing in many areas, sellers may be more open to different financing options than they were a few years ago. And the opportunity doesn’t stop at getting your offer accepted.

Depending on the house and your local market, you may also be able to negotiate a lower price, ask for repairs, or request help with closing costs.

VA guidelines allow sellers to cover the buyer’s normal closing costs, plus concessions of up to 4% of the home’s value.

Think about what that combination could mean. You may be able to buy with no down payment, avoid mortgage insurance, and negotiate help with some of the other expenses that come with buying a home.

That could mean keeping thousands of dollars in your savings instead of spending them upfront, giving you more breathing room after you get the keys.

Bottom Line

If you’re active duty, you’ve served, or you know someone who has, connect with a local agent and a trusted VA-approved lender to see what you qualify for.

Your VA home loan benefit and today’s market could be a powerful combination.

Low Rates or Lots of Leverage? Buyers Rarely Get Both.

November 9, 2026·3 min read

If you’ve been watching mortgage rates lately, you might feel a little stuck. Rates climbed above 7% this year, and a lot of buyers have decided to sit tight and wait for them to come back down.

But rates are only half the story. When you buy a home, you usually get one of two things: low rates or negotiating power. It’s rare to get both at the same time. And right now, you have a lot more of that second one than you might think.

Why Low Rates and Leverage Don’t Usually Show Up Together

Think back to 2020 and 2021. Rates were near 3%, and buyers rushed into the housing market. Those low rates sounded great, but they came with a catch. There were a lot of buyers just like you that you had to compete with – and there weren’t enough homes for sale to meet that demand. 

That’s why homes got multiple offers, buyers paid over asking or waived inspections, and sellers held all the cards. Jake Krimmel, Senior Economist at Realtor.com, shows just how one-sided things got:

“Seller’s markets peaked at 98 of 100 metros in spring 2022 after two years of mortgage rates near 3%.”

Then, in the second half of 2022, rates went up. As a result, the number of people buying homes went down, inventory grew, and the balance slowly started tipping from sellers back to buyers. Fast forward to today, and that flip is officially here. 

In a recent report, Realtor.com found about two-thirds (66) of the top 100 metros now lean in favor of buyers (see graph below):

And while you may want lower rates, this shift in power has its own perks.

What Your Leverage Looks Like Right Now

There are more homes for sale than there have been in years. And in a more buyer-friendly market like that, it means sellers have to work harder to get their homes sold. As Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), says:

“Higher inventory and lengthening days on market give buyers improved negotiating power.”

That shows up in the deals buyers are getting. According to Redfin, nearly half of buyers now get some kind of concession from the seller – like help with closing costs, money for repairs, or even the seller paying to buy down your mortgage rate (see graph below):

So when you find a home you love, even if the rate isn’t what you necessarily wanted, there are other levers to pull. Ask about a price cut or a seller-paid rate buydown, too. It could take some of the sting out of today’s rates.

Why Waiting for Lower Rates Could Backfire

And just in case you’re still thinking you’ll just hold off until rates drop, here’s what you should know. Experts at Fannie Mae, the Mortgage Bankers Association (MBA), and Wells Fargo don’t expect rates to fall much through 2027 (see graph below):

And here’s the whole point. Even if rates did drop in a big way, a lot of buyers would rush back in. More competition means fewer deals, fewer concessions, and sellers getting the upper hand again.

So waiting comes with a trade-off. You might land a better rate down the road, but you’d probably give up the bargaining power you have today.

That doesn’t mean you have to move right now. You should only buy when the numbers work for you. But if you’ve got a real reason to move, today’s leverage could help make your numbers work – even at today’s rates.

Bottom Line

Buyers rarely get low rates and strong negotiating power at the same time, and today’s market is handing you the leverage. 

Let’s find homes where sellers may be open to covering a rate buydown or closing costs, so you can see if today’s market can work for your budget.

Selling Your Home? What You Should Know About Price Cuts vs. Rate Buydowns.

November 6, 2026·3 min read

In today’s market, a growing number of sellers are opting to do something called a price cut – especially when their house has been on the market for a while without any bites.

According to HousingWire Data as many as 4 in 10 (43%) sellers are going this route – that’s the highest it’s been in 4 years. But what if there’s another (potentially better option) for your bottom line? And it’s just as appealing, if not more so, to today’s buyers?

Enter the rate buydown.

Why Buyers Expect a Deal

First, let’s set the stage on why some compromise may be necessary in today’s market.

In September, Redfin says there were 63% more sellers than buyers in the market. And with so many sellers active and relatively few buyers by comparison, those purchasers are realizing they have more power. And as mortgage rates continue to put a squeeze on their budgets, they’re leaning in and using it.

One of the most common negotiation points? The price.

That’s because they want to feel like they’re getting a deal and they want to see their monthly payment drop. And since buyers can’t control rates, the price feels like the most obvious lever to pull.

But the savviest sellers realize being flexible doesn’t always mean a lower price, paying for a buyer’s rate buydown might work better.

What Is a Rate Buydown?

A buydown is money paid at closing to lower the buyer’s mortgage rate. When you pay it as the seller, you are paying some of the buyer’s interest ahead of time, so the buyer gets a lower rate and monthly payment. And that’s especially appealing to today’s buyers.

• Temporary buydowns lower the rate for the first few years, then it goes back to the full rate. The more years a buydown covers, the more it costs. These work well for buyers who expect to refinance within a certain amount of time.
• A permanent buydown lowers the rate for the whole loan. These are paid for with “discount points.” One point costs 1% of the loan. According to FICO, each point generally lowers the rate by about a quarter of a percent. This type of buydown works well for buyers who plan to stay in the home for a long time.

Same Money, Different Results

And here’s why these can be a win-win for both buyers and sellers. Rate buydowns help sellers stand out in a crowded market and they can have a bigger impact on your buyer than a price cut would.

Here’s an example to show you what that could look like. 

Let’s say you’re willing to make a $10,000 concession to help get the deal done. Take a look at these three ways to spend that money and the impact they could have on a buyer’s $420,000, 30-year fixed loan at 7%:

It’s the same $10,000 from the seller. But a 2-1 buydown saves the buyer about eight times more each month in the first year.

And since most buyers shop by monthly payment, that’s what grabs their attention.

That’s what makes a rate buydown worth considering. Instead of reducing your asking price, you may be able to use that same money to have a bigger impact on your buyer’s monthly payments. And depending on what matters most to that buyer, the immediate savings could be more appealing than a price reduction.

The key is working with your agent and the buyer’s lender to compare the options and see which one makes the most sense.

Things To Know

• Loan programs cap how much a seller can pay toward a buyer’s costs. 
• Money toward buydowns doesn’t limit what else a buyer may ask a seller to pay for. Buyers may still ask for repairs or other concessions.
• Putting the buydown offer in your listing lets agents and buyers know it’s an option.
• Your agent can run scenarios on buydowns and other costs of selling in advance so you’re prepared when an offer comes in.

As Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), says:

“Home sellers need to be realistic about local market conditions, which could require price discounts and other incentives to attract buyers.”

And sellers who offer solutions like buydowns can make meaningful impact where home buyers need it most: in their wallets.

Bottom Line

When you’re looking for ways to make your house more appealing to buyers, a price reduction isn’t your only option. A mortgage rate buydown could help a buyer save more each month, especially in the early years of their loan.

Talk to your agent or a trusted lender which incentives could make the biggest difference for buyers in our market, while still protecting your bottom line.

What Experts Forecast for Mortgage Rates and Home Prices in 2027

November 4, 2026·3 min read

When it comes to housing, two of the biggest questions on everyone’s mind right now are:

1. What’s next for mortgage rates?
2. Where will home prices go from here?

And if you’re weighing whether to move in the next few months or wait until 2027, here’s what you should know.

When experts look ahead to 2027, they see a steady housing market. No wild swings. No big surprises. Just a calmer, more balanced market.

And steady makes planning a whole lot easier. Let’s break it down.

Rates Are Expected To Settle into a Steady Range

Lots of people are holding out for lower rates. But the latest forecasts from Fannie Mae, the Mortgage Bankers Association (MBA), and Wells Fargo show rates holding fairly flat through 2027 (see graph below):

Lenders see it the same way. In a recent survey from HousingWire, 70% of mortgage executives said they expect rates to be around 7.5% or higher six months from now (see graph below):

And if you’re wondering why, the answer is fairly simple. Chen Zhao, Head of Economics Research at Redfin, says:

“Until the underlying economic fundamentals—everything from oil prices to AI–that are keeping rates high change, mortgage rates are unlikely to fall significantly.”

So what does that mean for you? Instead of trying to guess where rates go next, focus on what you can control. Even if rates don’t budge, there are still ways to get the best rate possible. When you talk with your lender, ask about:

• Your credit score. Even a small bump in your score could help lower your rate.
• Different loan types. Some programs offer lower rates or smaller down payments than you might expect.
• Buying down your rate. Paying a little more upfront (called “points”) can lower your rate and your monthly payment.

That way, you’ll know exactly where you stand and what a comfortable monthly payment looks like for you. 

Prices Should Keep Climbing, Just More Slowly

But what about prices? Here’s where steady really works in your favor. 

Experts don’t see a home price drop coming. On average, forecasts from Fannie Mae, MBA, and Wells Fargo show prices rising about 1% to 1.5% a year through 2027 (see graph below):

In plain terms, in most places prices are still going up, just not as fast. For sellers, that means your home should hold onto its value. For buyers, slower growth gives you a little more breathing room. Just don’t count on prices getting cheaper while you wait.

But keep in mind, these are national forecasts. Prices can look very different from one area to the next, so what matters most is what’s happening where you live.

The Best Time To Move Is When It Fits Your Life

When the market is steady, you don’t have to try to time it perfectly. There’s no big swing to wait out.

That puts the focus back on you. Maybe you need more space for a growing family. Maybe you’re ready for less upkeep. A steady market makes it easier to plan for either one.

Bottom Line

If you’re asking yourself should you move now or wait? You should know experts see a steady market through 2027, with rates holding near today’s levels and prices rising slowly. 

So, rather than waiting for a big shift that may not come, let’s run the numbers on what a move looks like at today’s rates and prices, so you can decide based on your goals instead of the headlines.

The Home Insurance Move That Could Save You $440 a Year

November 2, 2026·2 min read

When you’re planning a move, every monthly cost counts. That’s why it can be frustrating to see home insurance keep creeping up. According to Intercontinental Exchange, it now makes up 9.6% of the average monthly mortgage payment. 

But the latest numbers show some progress on that front – as the increases start to slow down. Here’s what you need to know and what you can do about it.

Premiums Are Rising More Slowly Now

A look at the past two years shows how much things have cooled down. In mid-2024, home insurance premiums rose 4.3% in a single quarter. By the second quarter of this year, that was down to 1.8%. That’s the smallest quarterly growth in almost 3 years – and that’s a good thing (see graph below):

As Andy Walden, Head of Mortgage and Housing Market Research at Intercontinental Exchange, explains:

“Property insurance has been a fast-growing component of the monthly mortgage payment, but this quarter’s data shows the pace of increase is finally slowing.”

While your premium will likely still go up over time, it may not climb as quickly as it did a couple of years ago. And that’s, at the very least, a step in the right direction.

Shopping Around Can Pay Off

Here’s where you have some say in what you pay. Let’s take current homeowners as an example. Intercontinental Exchange found that when homeowners shopped around and switched insurance companies, their premiums went down 6.6% on average. Those who stayed with their current company saw an increase of 10.4% (see graph below):

Think about that. That’s a big difference and it goes to show that looking for a new provider can literally pay off. 

That works out to about $440 a year in savings for the people who switched. And they didn’t have to give up coverage to get it. Their deductibles dipped 1.4%, and their coverage limits actually rose 7.3%.

While this example is current homeowners, the same general idea applies for first-time buyers too. Shop around and get multiple quotes before you pick your insurance provider. Then, once you’re settled in, review your policy each year when it comes up for renewal. You’re not locked into the first price you get.

The Home You Choose Can Help, Too

The home itself plays a role as well. According to John Burns Research and Consulting (JBREC), newly built homes are 10% to 15% less expensive to insure than older ones nationally.

And while a brand-new home won’t necessarily be the right fit for every buyer, if you’re open to one, it could be one more way to keep your monthly insurance costs down.

Bottom Line

Home insurance is certainly a bigger part of the monthly costs than it used to be, and that can feel like just one more thing to juggle when you’re buying a home or moving. But knowing you have ways to keep it in check can take some of the pressure off. 

Compare a few options before you buy, revisit your policy each year, and lean on trusted local professionals as you plan for your next move.

Credit Scoring Is Changing: 3 Things Homebuyers Should Know

October 30, 2026·2 min read

Quick, what credit score do you need to buy a home? If a number pops into your head, there’s a pretty good chance it’s wrong. And the right answer is getting harder to pin down, because the way credit scores are determined and delivered is changing – for the better.

Here’s what you need to know in today’s changing credit climate.

#1  Most People Are Guessing 

Fannie Mae has been tracking consumer perceptions about mortgage requirements since 2015 and found that consumers consistently overestimated the minimum credit score lenders required to qualify for a mortgage. As recently as 2023, the average guess was 652.

In reality, the long-standing benchmark for loans backed by Fannie Mae and Freddie Mac is lower, at 620, and today even that isn’t a hard rule for every mortgage they back. 

Like the Fannie Mae research, a recent survey from Veterans United found consumers continue to overestimate what it takes to qualify for a home loan:

The takeaway? Guessing wrong can cost you. 

A renter who assumes their score is too low and they can’t qualify for a mortgage may never take steps to find out for sure.

#2  Credit Rules Are Changing

For decades, the mortgage industry relied on one set of scores – Classic FICO. Thanks to a push to promote competition, make credit scoring more inclusive, and help more Americans become homeowners, the Federal Housing Finance Agency (FHFA) has approved the use of new credit score models such as FICO 10T and VantageScore 4.0.

A different model can mean a different number for the same person. VantageScore says its model can score about 33 million adults that the Classic FICO’s model can’t. So the score you saw on an app last month may not be the one your lender pulls.

Remember: the models may be new, but the basics haven’t changed.

#3  Do Your Part And Partner With A Pro

Your credit score is important – no matter how it’s measured. Following the same basic rules will benefit your profile in the old and new score models:

Because while credit models may change, the general advice for you to improve your score doesn’t. Financial awareness and consistency mixed with a little willpower can go a long way.

Bottom Line

Don’t make credit or homebuying decisions from a chart, an app, or a friend’s advice. With the rules shifting and so many misconceptions out there, it’s never too early to talk to a professional loan officer for advice on credit, budgeting, and what it would take to qualify for a mortgage.

You may be closer to owning a home than you think.