30 Jul, 2025

Is it just a matter of time until insurance companies tell us where to live, what to make out houses out of, and what, exactly, we’re allowed to plant in our yards? We may be entering that world. Lenders and vendors live via rules and regulations. I mention this because attorney Brian Levy really doesn’t like the LO Compensation Rule. In fact, in his latest Mortgage Musing take down of the rule, he says it is “brutal.” Levy offers his thoughts about the CFPB proposal to rescind the LO Comp Rule as well as the recently filed LO Comp class action case against loanDepot (reported in Chrisman Commentary last Thursday). (You can sign up to receive Brian’s Mortgage Musing directly here.) While we’re talking regulations, Weiner Brodsky Kider PC did a write up on how the CFPB terminated a consent order that it had entered into with a Florida-based mortgage servicer concerning allegations that the company had failed to inform borrowers of foreclosure protections while actively proceeding with foreclosures against them and that the company had violated a previous consent order. (Today’s podcast can be found here and this week’s are sponsored by nCino. nCino Mortgage unites the people, systems and stages of the mortgage process into a seamless end-to-end solution embedded with data-driven insights and intelligent automation. Hear an interview with Verisk’s Kingsley Greenland on recent flooding events impact on housing and how insurance company modeling has quickly surpassed government modeling on disasters.)

29 Jul, 2025

Florida Dreamin’ on a Budget: Affording a Sunshine Home

* **Median Florida home price:** Fluctuates, but consistently higher than the national median. Consider tracking trends on Florida Realtors and Zillow.
* **Property taxes:** Average effective rate is ~0.84%, but varies significantly by county. Lower than some states, but consider homestead exemption.
* **Insurance costs:** High due to hurricane risk. Expect significantly higher premiums for homeowners insurance and flood insurance. Shop around aggressively.
* **Down payment assistance programs:** Available through Florida Housing Finance Corporation (Florida Housing) and local governments. Can significantly reduce upfront costs.
* **Popular affordable areas:** Central Florida cities like Orlando and Lakeland, Gulf Coast cities like Tampa Bay, and some areas in North Florida may offer more budget-friendly options.
* **Cost of living:** While there’s no state income tax, factor in transportation, entertainment, and utilities which can be higher in some areas.
* **Mortgage pre-approval is crucial:** Strengthens bargaining power and provides a clear budget.
* **Consider smaller homes or condos:** Significantly lower purchase price and maintenance.
* **Research neighborhood safety and amenities:** Balancing affordability with quality of life is essential.
* **Expert Advice:** Consult with a local real estate agent, mortgage broker, and financial advisor for personalized guidance.

29 Jul, 2025

Yesterday, Tampa set a record for its all-time high temperature (at least since man began keeping track, for you sticklers) while rain caused flooding in Reno, NV. It’s good to own an HVAC company. The people there and throughout much of the nation can use some… ice. For ice news of a different type, LOs took note when ICE Mortgage Technology estimated that, heading into the second quarter of 2025, U.S. mortgage borrowers held $11.5 trillion in “tappable” home equity, or equity available for borrowing while maintaining at least a 20 percent cushion. Forty percent of applications are for refis, per the MBA, so owners are certainly tapping into it. And the inventory of homes available for sale has increased. Of course, people don’t want more neighbors, more traffic, more congestion, more kids in the schools, more strain on the water system. The construction industry never fully recovered from the 2008 recession: fewer homes were built in the U.S. in the following ten years than in any decade since the 1960s, even as the population continued to grow. (Today’s podcast can be found here and this week’s are sponsored by nCino, makers of the nCino Mortgage Suite for the modern mortgage lender. nCino Mortgage Suite’s three core products – nCino Mortgage, nCino Incentive Compensation, and nCino Mortgage Analytics – unite the people, systems, and stages of the mortgage process. Hear an interview with RatePlug’s Brad and Jeff Springer on how the home property search process is evolving to include accurate, real-time home affordability information.)

28 Jul, 2025

Florida’s real estate market shows signs of cooling. Median home prices in some metro areas experienced slight decreases year-over-year in recent months (cite specific examples if possible). Inventory levels are rising, giving buyers more options. Interest rates remain elevated, impacting affordability. Sales volume is down compared to the peak of the market in 2022. Experts suggest buyers have increased negotiation power, while sellers may need to adjust expectations. Demand remains relatively strong in specific areas due to continued population growth, but the overall market is transitioning towards a more balanced state.

28 Jul, 2025

“Since it started raining, all my husband has done is look sadly through the window. If it gets any worse, I’ll have to let him in.” (My son Robbie finds himself today in Hudson, Wisconsin, where there is indeed a chance of rain in 90 degree heat.) At what point does “extreme” weather become “commonplace,” and the public immune? The roller coaster of weather within the nation continues, just ask the rain-drenched East Coast, now roasting, sunbaked West, and flood-impacted Texas, all impacting lenders and servicers. The same with real estate values. Places like Florida, Phoenix, and Las Vegas are subject to violent swings in supply and demand, and price roller coasters, impacting LTVs. Unfortunately for homeowners in Las Vegas, it appears that they’re in a downdraft. Meanwhile, investors are snapping up a growing share of U.S. homes, including in Las Vegas, as traditional buyers struggle to afford one. (Today’s podcast can be found here and this week’s are sponsored by nCino, makers of the nCino Mortgage Suite for the modern mortgage lender. nCino Mortgage Suite’s three core products – nCino Mortgage, nCino Incentive Compensation, and nCino Mortgage Analytics – unite the people, systems, and stages of the mortgage process. Hear an interview with American Bankers Association’s Rod Alba on disparate impact and how we can get to a place of better regulation from Washington D.C.) Products, Services, and Software for Lenders and Brokers Simplify your operations and grow your business effortlessly with Encompass® by ICE Mortgage Technology®. Designed to connect and accelerate every stage of the lending process, Encompass allows mortgage lenders to streamline workflows and save valuable time on every loan. Click here to learn how GMFS Mortgage leverages the platform to help her team boost productivity and scale with confidence.

27 Jul, 2025

Florida offers various programs to assist first-time homebuyers. Key resources include the Florida Housing Finance Corporation (Florida Housing), which offers several first-time buyer programs. These programs provide eligible buyers with down payment and closing cost assistance, often structured as second mortgages, grants, or deferred payment loans.

Florida Housing’s programs typically require borrowers to meet income and purchase price limits, which vary by county. For example, income limits can range from approximately $73,400 to $129,940 for 1-2 person households, depending on the county. Purchase price limits may range from $420,000 to $520,000. These programs often necessitate completion of a HUD-approved homebuyer education course.

Specific program examples include:
* **Florida Hometown Heroes Loan Program:** Offers lower first mortgage interest rates and reduced upfront fees to eligible frontline workers, such as law enforcement officers, firefighters, educators, healthcare professionals, and military personnel. Offers up to $35,000 in down payment and closing cost assistance.
* **Florida Assist (FL Assist):** Offers a deferred, non-interest-bearing second mortgage.
* **HFA Preferred and HFA Advantage Plus Programs:** Offer competitive interest rates and down payment assistance options.

Key eligibility factors often include:
* Being a first-time homebuyer (defined as not having owned a home in the past three years).
* Meeting income and purchase price limits.
* Having a credit score of at least 620-640 (depending on the program).
* Meeting debt-to-income ratio requirements.

Down payment assistance can range from a few thousand dollars to tens of thousands, depending on the specific program and the buyer’s circumstances.

26 Jul, 2025

Kitchen and bathroom renovations generally offer the highest ROI in Florida. Minor kitchen remodels can recoup 72% of the investment, while bathroom renovations average a 64% return. Energy-efficient upgrades, like new windows and HVAC systems, also contribute to increased property value and attract environmentally conscious buyers. Curb appeal enhancements, such as landscaping and exterior painting, provide a significant ROI, potentially increasing home value by 5-11%. Swimming pools, while popular, may not offer a substantial ROI in all Florida markets and can be a deterrent for some buyers, averaging a 50% ROI. Return on investment varies greatly depending on location, material choices, and overall market conditions within Florida. Over-improving beyond neighborhood standards can hinder ROI.

25 Jul, 2025

Homes staged before listing sell 73% faster than non-staged homes. Professionally photographed staged homes can sell up to 32% faster and for 1-5% more than comparable non-staged homes. Online listings with high-quality photos receive 118% more views. 95% of buyers search online for homes. Properties with only a few listing photos are often overlooked. Staged homes photographed well evoke positive emotional responses that influence buyer decisions, leading to quicker offers. Homes staged for under $1,000 average a return of $4,000 at closing. Real estate agents consider staging and professional photography essential marketing tools in competitive Florida markets.

25 Jul, 2025

Bonds were initially stronger, then weaker in the overnight session.  There was a bit of additional selling in the first hour, but none of it corresponded with the 8:30am Durable Goods data. Notably, the data was much weaker than expected.  This helps reinforce our lack of interest in this particular report as a potential market mover. Bigger volume followed a series of Trump comments just after 9am ET. Trump said he’s meeting with UK prime minister tonight, he doesn’t ever want a weaker dollar (incidentally, this is at odds with wanting rate cuts), he got the impression that Powell might be ready to lower rates, Powell is a very good man, most trade deals will be done by August 1, and that there’s a 50/50 chance of a trade deal with the EU.  Your guess is as good as ours as to which of those accounted for the volume spike and bond reversal, but the EU comment lined up the best.  Either way, movement has been too small to really care.

24 Jul, 2025

Florida’s real estate market is currently experiencing a slowdown after significant gains in recent years.

* **Price Appreciation:** Many metro areas are seeing moderating price growth, some even experiencing price declines year-over-year.
* **Inventory:** Inventory is increasing, providing buyers with more choices and negotiating power.
* **Interest Rates:** Higher mortgage rates are impacting affordability and dampening demand.
* **Migration:** In-migration to Florida is slowing from peak levels.
* **Luxury Market:** The luxury market is still relatively strong, but also facing headwinds.
* **Affordability Crisis:** Affordability remains a major concern for many residents.
* **Regional Differences:** Market dynamics vary significantly across different regions of Florida.
* **Insurance Costs:** Rising insurance premiums are a significant factor impacting housing costs and affordability.