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Higher mortgage rates, more homes for sale, and fewer buyers competing for properties are creating opportunities in the housing market that we haven't seen in years. While many first-time homebuyers are waiting for interest rates to come down, those who are prepared to buy may have more negotiating power than they realize. In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down what's happening in the 2026 housing market, why home builders are offering major incentives, and how buyers can take advantage of price reductions, seller concessions, and mortgage rate buydowns. We discuss rising housing inventory, homes sitting on the market longer, and why real estate conditions vary dramatically from one city to another. We also take a closer look at mortgage interest rates, inflation, the Federal Reserve, and what these trends could mean for anyone planning to buy a house in 2026 or 2027. In This Episode: Why the current housing market is creating opportunities for homebuyersHow rising housing inventory and price reductions are changing negotiationsWhy home builders are cutting prices and offering closing cost credits and mortgage rate buydownsWhat today's mortgage rates mean for first-time homebuyersTemporary vs. permanent mortgage rate buydowns and how to compare themWhy local housing market conditions matter more than national headlinesHow to compare mortgage lenders, including VA loan optionsHow to prepare financially if you're planning to buy your first home in 2027Are You Ready to Buy a Home? Take our FREE Homebuyer Readiness Quiz to find out where you stand and what you should be working on before buying your first home. It takes less than two minutes and gives you personalized next steps. Take the FREE Homebuyer Readiness Quiz Need Help Buying a Home or Getting a Mortgage? Whether you're ready to buy now or planning for 2027, Jeb and Josh can help you understand your options, prepare financially, and connect with experienced real estate and mortgage professionals. Get Started With Jeb and Josh Get Your Homebuying Roadmap Have a Question for the Podcast? Visit BuyRightBorrowSmart.com to submit your question or email us at [email protected]. The Educated HomeBuyer is hosted by real estate professional Jeb Smith and mortgage expert Josh Lewis. Our goal is to help you buy right, borrow smart, and build wealth through real estate.

Buying a home at 7.5% can be a smart move, even while other buyers wait for mortgage rates to drop. Less competition and motivated sellers can give prepared buyers more room to negotiate a lower purchase price, closing cost credits, and mortgage rate buydowns. For first-time home buyers, those opportunities can make a real difference in the upfront cost of buying a house. In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis explain how to approach buying a home with higher mortgage interest rates, use seller concessions strategically, and decide whether buying now fits your finances and long-term goals. We also walk through what happens if mortgage rates rise, stay the same, or fall, including why a future refinance should be an opportunity rather than something you need to afford your home. Jeb shares his own experience buying at a higher rate and the factors that allowed him to refinance later. In this episode, we cover: How higher mortgage rates can create negotiating opportunities for home buyers. Negotiating price reductions, seller credits, and closing costs. The trade-offs between temporary rate buydowns, permanent buydowns, and a lower purchase price. Planning for mortgage rates to rise, stay flat, or fall. How equity, income, and qualification requirements affect your ability to refinance. Why your monthly payment, savings, job stability, and ownership timeline matter. When waiting to buy a home makes more sense.Whether you're a first-time home buyer or planning your next move, understanding your options starts with a realistic budget and a plan that works at today's payment. Opportunities vary by local housing market, and the right time to buy depends on your readiness. ✅ Are you Ready To Become A Homeowner:Take the free homebuyer readiness quiz ✅ Start your stress-free journey today:Create your homebuying plan Buy right, borrow smart, and build wealth.

Mortgage rates have surged to nearly 7.5%, and the housing market could be headed for even more trouble as the bond market teeters on the edge of another major move. With inflation concerns, global conflicts, and economic uncertainty pushing rates higher, the possibility of 8% mortgage rates is becoming a real concern. Meanwhile, homebuyer demand is weakening, housing inventory is building, price reductions are increasing, and existing home sales continue to struggle. What does all of this mean for home prices, housing affordability, and first-time homebuyers trying to navigate today's real estate market? In this live episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down what's happening with the economy, mortgage interest rates, the bond market, and the housing market. We'll discuss what could happen next with mortgage rates, how higher rates are affecting buyers and sellers, and what you should consider before buying a home in today's market. We'll also be answering your questions live. Come join us! 🏡 Ready to Buy a Home?Know exactly what you can afford, how much cash you'll need, and which mortgage strategy fits you best before you fall in love with the wrong house. Start your Roadmap with Josh's team: ✅ Start Your Homebuying Roadmap ✅ Not sure if you're ready yet? Take the free 2-minute Am I Ready Quiz to see where you stand, what may be holding you back, and the best next step from here: Take the Free Homebuyer Readiness Quiz Work With JebJeb Smith | Real Estate Broker | DRE 01407449Real 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. Work With JoshJosh LewisMortgage Advisor | Certified Mortgage Consultant | NMLS #234220United American Mortgage Corporation | NMLS #1942714-916-5727 Nobody wants to be surprised at closing. Josh gets you real numbers up front, tells you what you actually qualify for, and helps you structure your financing correctly from the start. Josh and his team serve borrowers in 32 states through United American Mortgage Corporation. Start your Roadmap:https://buyrightborrowsmart.com/roadmap/An4bKMNmC4Q Licensing:Licensing Information |NMLS Consumer Access Not a commitment to lend. Equal Housing Opportunity.

The wrong house can drain your savings long after you get the keys. As a first-time homebuyer, it’s easy to fall in love with a remodeled kitchen or stretch your budget for a home that looks like a great deal. But qualifying for the mortgage doesn’t mean you can afford everything that comes with owning it. In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down five types of houses first-time homebuyers should look at carefully before buying. From poorly renovated flips to homes with expensive repairs, we explain the warning signs that can turn your first home into a costly mistake. You’ll learn what to look for when buying a house, including: Flipped homes: How cosmetic upgrades can hide problems with plumbing, electrical systems, and the roof. Money pits: Why an affordable purchase price can come with repairs your budget can’t handle. Unpermitted additions: Potential issues with construction quality, financing, and future resale. Condos and HOA communities: What reserves, financial statements, and meeting minutes can reveal about special assessments and rising dues. Homes that are harder to sell: How busy streets, location drawbacks, and solar leases can limit your future buyer pool.These aren’t automatic deal breakers for every buyer, but they deserve more attention before you make an offer. Learn how to look beyond the finishes, understand the true cost of homeownership, and buy a home that fits your budget and your life. Start Here 👇🏻 ✅ Are you Ready To Become A Homeowner ✅ Start your stress-free journey today Buy right, borrow smart, build wealth.

Higher mortgage rates are putting pressure on the housing market, and first-time homebuyers could gain more negotiating power heading into 2027. With buyer demand subdued and inventory building, sellers are facing more competition, creating opportunities for lower home prices, seller credits, and better terms. In this live episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down the economy, mortgage interest rates, and the housing market outlook for 2027 while answering your questions live. We’ll discuss what these changes mean for buying your first home, how higher rates affect affordability, and why a lower home price doesn’t automatically mean a lower monthly payment. If you’re preparing to become a homeowner, join us to learn how to evaluate your options, understand your buying power, and make a confident decision. Start Here 👇🏻 ✅ Ready to buy? Know exactly what you can afford, how much cash you’ll need, and which mortgage strategy fits you best before you fall in love with the wrong house.Start your homebuying journey ✅ Not sure if you’re ready yet? Take the free 2-minute quiz to see where you stand, what may be holding you back, and your best next step.Take the homebuyer readiness quiz Work With Jeb Jeb Smith | Real Estate Broker | DRE #01407449Real 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. Work With Josh Josh LewisMortgage Advisor | Certified Mortgage Consultant | NMLS #234220United American Mortgage Corporation714-916-5727

The home you want to buy may never hit the market because its owner doesn’t want the tax bill that comes with selling. Could a proposed tax change give those homeowners a reason to move and give you a better shot at buying your first home? In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis explain how increasing the capital gains tax exclusion for home sellers could unlock housing inventory and create opportunities for first-time home buyers. We discuss what more homes for sale could mean for housing affordability, why this proposal wouldn’t automatically bring home prices down, and why waiting for a tax change could leave your homebuying plans on hold. If you’re wondering whether to buy a house now or wait, learn how this proposal could affect your options and what matters most when preparing to become a homeowner. Start Here 👇🏻 ✅ Are you ready to become a homeowner? Take our free homebuyer readiness quiz to find out where you stand: https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: Get clarity on your homebuying budget, financing options, and next steps: https://www.buyrightborrowsmart.com/start

Waiting for a better deal on your first home? October could give you more room to negotiate. A Redfin analysis identifies 16 major U.S. housing markets where October has historically offered buyers some of the best opportunities to negotiate a home purchase. In this live episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down what that means for first-time homebuyers, why some sellers become more willing to negotiate, and how price reductions and seller concessions could help make buying a home more affordable. We discuss how to approach an offer, what to consider before asking a seller to cover closing costs, and how mortgage rates affect your monthly payment and purchasing power. If you’re wondering whether now is a good time to buy a house, this conversation will help you understand what to look for in your local housing market and how to make a decision that fits your budget and goals. ✅ Already know you’re ready? Get 15 minutes of real clarity on what you can actually afford, what it costs to close, and exactly what to do next:Start your homebuying journey here ✅ Not sure if you’re ready to buy? Take the free 2-minute quiz and find out where you actually stand:Take the first-time homebuyer readiness quiz Connect with Jeb Smith 👇Jeb Smith | DRE 01407449Real Broker Buying in a market you don’t fully understand is stressful. Jeb walks you through the homebuying process in plain language so you know exactly what you’re getting into before you make an offer. Connect with Josh Lewis 👇Josh Lewis | Certified Mortgage ConsultantNMLS 234220United American Mortgage CorpPhone: 714-916-5727 Nobody wants to be surprised at closing. Josh gets you real numbers up front, explains what you actually qualify for, and helps you avoid mortgage mistakes that can cost buyers thousands. #FirstTimeHomeBuyer #HousingMarket #HomeBuying #MortgageRates #TheEducatedHomeBuyer

Getting preapproved is only the beginning of the mortgage process. For many first-time homebuyers, everything that happens between the initial lender conversation and getting the keys can feel confusing, stressful, and full of surprises. In this episode, we walk through the home loan process from start to finish, including the discovery call, mortgage preapproval, comparing loan options, interest-rate locks, underwriting, the home appraisal, conditional loan approval, closing disclosures, and the final closing. We also explain what buyers should expect at each stage and where mortgage problems commonly arise. Whether you are preparing to buy your first home or already under contract, understanding the mortgage process can help you avoid delays, make better financing decisions, and reach closing with fewer surprises. Choosing an experienced lender with a clear process can make the difference between a smooth transaction and a last-minute scramble. ✅ Are you ready to become a homeowner?https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:http://www.buyrightborrowsmart.com/start

Mortgage rates are back above 7%, and the next move could change what buyers can afford. In this episode, Josh and I look at what’s driving mortgage rates higher, what would need to happen for them to come down, and how likely either scenario really is. We also talk through what changing rates mean for first-time homebuyers, sellers, and anyone waiting on the sidelines. If you’re trying to decide when to buy a home, this conversation will help you think through your buying power and monthly payment without relying on a rate prediction. ✅ Are You Ready To Become A Homeowner?https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:https://www.buyrightborrowsmart.com/start

The headlines are calling this the strongest buyer’s market on record, but the data tells a very different story. Today’s housing market is giving home buyers more negotiating power, but assuming every seller is desperate or automatically submitting a lowball offer could cost you the home you actually want. In this episode, we explain what the shift toward a buyer’s market really means, why conditions vary so much from one local housing market to another, and how first-time home buyers should approach negotiations. We discuss home prices, housing inventory, days on market, seller concessions, mortgage rate buydowns, closing costs, contingencies, and the different ways buyers can create a stronger offer without unnecessarily overpaying. You’ll also learn how to determine whether a home is overpriced, why some sellers are more motivated than others, and how to use comparable sales and local market data before deciding what to offer. If you’re planning to buy your first home, this episode will help you understand where you have leverage, how to use it intelligently, and how to avoid letting misleading housing market headlines influence one of the biggest financial decisions you’ll make. ✅ Are You Ready To Become A Homeowner?https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:http://www.buyrightborrowsmart.com/start

The housing market has officially become the strongest buyer’s market on record, with sellers now outnumbering buyers by nearly 58% nationwide. Inventory is climbing, demand remains weak, and in markets like Nashville, Miami, Houston, and Austin, there are now more than twice as many sellers as buyers. But does that mean buyers finally have the upper hand, or do high home prices and mortgage rates still make buying a home too difficult? In today’s LIVE, we’ll break down what’s really happening in the housing market, where buyers have the most negotiating power, and what it means if you’re thinking about buying or selling a home. ✅ Are You Ready To Become A Homeowner?https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:https://www.jebsmith.net/start

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 MarketThe 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 LiveHome 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 SmithJeb Smith | DRE 01407449Real 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 LewisJosh LewisCertified Mortgage Consultant | NMLS 234220United American Mortgage CorpM: 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 Journeyhttp://www.buyrightborrowsmart.com/start Watch This Next 👇🏻 ➡️ The Housing Market RESET Is Aheadhttps://youtube.com/live/uQ4Mqrj6YJo 📩 [email protected]💻 http://www.buyrightborrowsmart.com Connect with Jeb Smith 👇 Jeb Smith | DRE 01407449Real 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 LewisCertified Mortgage Consultant | NMLS 234220United 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.