Field Notes Studio

Miami Beach condos and single-family homes are playing by different rules right now. Here is what the latest public data shows and what it could mean for buyers and sellers.

Reports say FHFA Director Bill Pulte may announce a move from three-bureau to two-bureau credit pulls for Fannie Mae and Freddie Mac loans. Here is what has been reported, what has not been confirmed, and what it could mean for you.

The Fed moved a quarter point in September. Mortgage rates moved more than half a point. That gap says a lot about who really sets your rate.

Jupiter houses are selling in about a month at around $1 million, while condos sit longer at roughly half that. Here's what the numbers say and what it means depending on which side of town you're shopping.

FHFA moved Fannie Mae and Freddie Mac to one pricing grid for Classic FICO and VantageScore 4.0, dropping a 20-point penalty on VantageScore. For some borrowers, that could mean a smaller fee on the same loan.

The 30-year rate hit 7.28% this week, its highest since late 2023. Applications fell, cancellations rose, and more sellers are cutting prices. Here's what changed and what it means if you're shopping right now.

They didn't lower inflation. They lowered the reading. What changed, who a lower number helps, and what it kicks down the road.

Rates just crossed 7% on Freddie Mac's weekly survey, and this week brings two reports that tend to move them: PCE inflation on Wednesday and the September jobs report on Friday.

When you buy a condo, you're buying into the whole building. Here's what to check about it before you make an offer.

Non-warrantable doesn't always mean no. Here's what a real lender program for those buildings looks like, and the questions the pitch leaves out.

Delray Beach's median sale price is up 5% and houses are still tight, while condos have settled into a balanced market. Here's what that split means if you're buying, selling, or investing.

Bloomberg reports Mutual of Omaha has hired an investment bank to explore selling its mortgage division, one of the country's largest reverse mortgage lenders. Here's what's confirmed, what isn't, and why a corporate ownership story like this rarely touches the loan actually sitting on your desk.

FHA-approved lenders will be able to use FICO Score 10T and VantageScore 4.0 starting January 1, 2027, alongside Classic FICO. Here's what's confirmed, what's still unclear, and why it's not something FHA borrowers need to act on yet.

FHFA Director Bill Pulte just ordered Fannie Mae and Freddie Mac to open VantageScore up to every lender, and says the agency is 'seriously considering' cutting mortgage credit checks from three bureaus down to two, or even one. Here's what actually changed and what it could mean for your closing costs.

Rates started last week on a positive note, then moved higher after the PCE report and Fed Chair Kevin Warsh's Jackson Hole speech. Read my thoughts on the situation as a whole and what we can likely expect.

Rates started last week on a positive note, then moved higher after the PCE report and Fed Chair Kevin Warsh's Jackson Hole speech. Here's what actually moved the market, and what it means for you.

Core PCE, the Fed's favorite inflation gauge, held at 3.3% annually in July while consumer spending stalled. Here's the plain-language read on what it means for mortgage rates right now.

Pre-approval isn't a formality, it's the number that tells you what you can actually do. Here's the honest version of what happens and why it matters more than people think.

Boca Raton's median sale price is up 4.6% year-over-year, but homes are taking longer to sell and a third of listings have cut price. Here's what the data actually means for buyers and sellers right now.

Nobody thinks about resale value while they're buying. But if there's an active builder still selling nearby, your future asking price is already being shaped by their incentive playbook, whether you know it or not.

A lot of veterans think using a VA loan once means the benefit is gone. It's not. You can often hold two VA loans at the same time after a PCS, and even full entitlement can be restored without losing the benefit for good.

Builder incentives on new construction are funded by the price staying firm, not handed to you for free. The bigger risk is the property tax reassessment that follows closing, a mechanism that's now the subject of active federal litigation.

Fannie Mae and Freddie Mac just retired the streamlined condo review process, effective for loan applications dated August 3, 2026 and later. Here's what changed, why trade groups are pushing back, and what it means if you're buying a condo on the FL or SC coast.

A new Bankrate watchdog report finds homeowners 55 and older are steered into pricier refinances than their financial profile warrants, averaging roughly $52,000 in lifetime overpayment. Here's what the data shows and how to avoid becoming a statistic.

The VA doesn't set a minimum credit score. The 580 or 620 you keep hearing quoted is a rule your lender added, not a VA requirement, and a different lender can see the same file differently.

A walkthrough of how credit utilization actually gets measured, why disputes are risky right before a mortgage, and how it all shows up in your rate. Not a checklist, just the mechanics.

Gold's near $4,300 an ounce right now, up from $35 in 1971. Here's the quick, no-drama history of how the dollar got here, and why it still matters today.

The US and Japan just jointly defended the yen for the first time since 1998. Here's the actual mechanism connecting that to the rate you'd get on a mortgage in Florida or South Carolina.

Rates aren't set by a coin flip at your bank. Here's the plain-language version of what actually moves them, and why chasing the 'perfect' week is a losing game.

From first thought to front door keys, here's exactly how home buying works in Florida and South Carolina, no jargon required.

Your credit score is not your personality, and qualifying for a loan isn't the same as being comfortable with the payment. Here's what actually matters.

Vacation rentals up and down the FL and SC coast can help pay for themselves. Here's how DSCR loans qualify the property instead of your personal income.

The US and Japan just pulled off their first joint yen-buying intervention since 1998. Here's the plain-language version of what happened, and how it connects to your mortgage rate.

UMortgage is rolling out a low down payment option for first-time buyers, as little as 1% down with a matching grant on top. Here's what it means for buyers in Tampa and Fort Myers, plus this week's actual rate news.

Palm Beach's ultra-luxury market is sending mixed signals: median sale prices down year-over-year, homes sitting longer, but transaction volume climbing. Here's what the data actually shows.

Before you start scrolling listings, know these five numbers cold. They'll shape every decision you make — from what you offer to how comfortable you feel at night.

You know the VA loan exists. But in this market, the details matter more than ever. Here's what veterans should understand before they use their hard-earned benefit.

Affordability isn't just about what you qualify for — it's about what you can actually carry month to month without sacrificing the life you want. Here's how to think about it clearly.

A pre-approval letter is powerful, but it's not a guarantee. Here's what it actually tells you, what it doesn't, and how to use it strategically in a competitive market.