Florida's Amendment 3 Passed. Here's What It Means for Your Mortgage Payment
Amendment 3 passed. The homestead exemption on non-school taxes jumps to $150K in 2027 and $250K in 2028, but the fine print decides who benefits and when.
Key Biscayne, FL Market Pulse: Island Prices Hold While Inventory Grows.
Key Biscayne's median sale price is up about 9% over the past year, but with roughly nine months of supply, buyers have more room to negotiate than the headline suggests.
A New Executive Order Targets Mortgage Insurance. Here's What It Does and Doesn't Change.
An executive order signed October 22 asks FHFA to pilot automatic mortgage insurance cancellation. The catch: it only covers loans made after the pilot starts.
Inflation Ticked Up to 3.7%. Gas Did Most of the Work.
September's CPI came in at 3.7% year over year, and gasoline drove more than half of the monthly jump. Here's what was in the report and what it means for mortgage rates right now.
Rates Just Had Their Biggest Weekly Jump Since 2022. Here's How the Market Is Responding.
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.
Inflation Didn't Drop. The Ruler Changed.
They didn't lower inflation. They lowered the reading. What changed, who a lower number helps, and what it kicks down the road.
Fannie and Freddie Now Price VantageScore the Same as FICO. Here's Who That Could Help.
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.
PCE on Wednesday, Jobs on Friday: What This Week Could Mean for Mortgage Rates
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.
Why Mortgage Rates Rose Last Week (It Wasn’t Just the Inflation Report)
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.
The Fed's Favorite Inflation Number Just Landed. Here's What It Means for Your Rate.
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.
The Quick History of the Dollar (And What Gold Has to Do With It)
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 Just Bought Yen for the First Time Since 1998. Here's Why That Touches Your Mortgage.
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.
New Condo Lending Rules Just Kicked In. Here's What It Means for FL and SC Buyers
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.
Foundations
Foundations
Evergreen guides for buying, borrowing, and building.
How Much Can a Seller Pay Toward Your Closing Costs?
The seller can help with your closing costs, but every loan type puts a ceiling on it. Here are the limits for conventional, FHA, USDA and VA.
Before You Offer on a Beach Condo, Check the Building
When you buy a condo, you're buying into the whole building. Here's what to check about it before you make an offer.
New Construction Incentives Are Real. So Is the Tax Bill Waiting Behind Them.
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.
Your VA Loan Entitlement Isn't a One-Time Coupon
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.
The Credit Score Walkthrough: What Actually Moves Your Number Before You Buy
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.
The 620 You Keep Hearing About VA Loans Isn't a VA Rule
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.
How Pre-Approval Actually Works
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.
How Mortgage Rates Actually Work (and Why They Move)
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.
Buying a Home on the Coast: The Step-by-Step Guide
From first thought to front door keys, here's exactly how home buying works in Florida and South Carolina, no jargon required.
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