August 18, 2025 • 15 mins
Mortgage rates have stabilized around 6.5-6.625% as markets await the September Fed meeting where rate cuts are highly anticipated. Financial experts believe the Federal Reserve has waited too long to implement rate cuts and will need to be aggressive with multiple cuts through year-end to catch up.
• Friendly Reminder - Fed rate cuts don't directly dictate mortgage rates but heavily influence the bond market which affects mortgage pricing
Did You Know...
• Late mortgage payments don't automatically disqualify you from future home purchases
• With 12 months of on-time payments after delinquency, many borrowers regain qualification options
• Even one 30-day or 60-day late payment in the last 12 months doesn't prevent mortgage approval
• "Extenuating circumstances" like job loss can justify past late payments when applying for new mortgages
• Manual underwriting can help borrowers who don't receive automated approval
• Resources exist for homeowners experiencing financial hardship whether they want to move or stay put
If you're experiencing financial hardship or have questions about qualifying for a mortgage despite past payment issues, reach out to us. We can help develop a roadmap to homeownership regardless of your current situation.
Now's The Time - no matter where you are, where you have been, or your current results - By becoming more aware and following a process, you can have whatever it is you truly desire!
Schedule a free discovery call with me.
I would love to learn more about your goals, dreams, and desires!!
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Mark as Played
Transcript
Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
Speaker 1 (00:02):
welcome to the monday market update.
It is august 18th and nikki,welcome back yes, thank you.
Speaker 2 (00:10):
Thank you.
It's been quite the road trip.
So we took a two and a halfweek long road trip up and down
the coast of california and intosome national parks and stuff.
So it was very adventurous, itwas awesome.
So, yeah, well, I wanted tojust say hello again to everyone
.
I'm back in the office andexcited to be live again on the
Monday update.
(00:31):
From an interest rate standpoint, we are seeing things kind of
hold steady right now into thatmid 6.5% to 6.625% range from a
30-year fixed conventionalmortgage, which has been really
nice because we haven'texperienced a ton of volatility
and the bond market seems to beholding and waiting for the
highly anticipated Fed meetingin September.
(00:53):
So right now, like I said lastweek, everyone is kind of just
waiting and seeing from a Fedmeeting standpoint to see when
and if the Fed is going to cutthat interest rate in September.
There's a high probability thatthey will.
Most of the people who arevoting members of the Fed have
basically said yeah, we're readyfor a cut and it's probably
been too long, and so thefeeling is is that Powell has
(01:15):
kind of waited too long foreconomic factors to play into
wanting to drop this interestrate.
And if you remember back, ifyou've been watching these
updates for a while, three, fourmonths ago I was talking about
the economic factors that Powellwanted to see happen before he
would be willing to drop theinterest rate.
And what has been happeningsince, you know, probably five
(01:37):
months ago up until now, is thatyou know the economy's met
these factors, They've met these, you know determinations from a
Powell standpoint and, forwhatever reason, he'll keep
adding on another factor notwanting to drop these interest
rates.
So the feeling out there is isthat they are way too late on
dropping these interest rates.
So now they're going to have tobe super aggressive, starting
in September through the end ofthe year with these rate drops,
(02:00):
the idea being that you know,when the Fed drops an interest
rate by a quarter percent, theyhave to drop it by minimally
that amount.
If they do drop it by a quarterpercent, usually it's for
certain reasons, but when theystart to have to see a half to
three quarters throughout theend of the year in order for
them to do the catch-up that theeconomists want to see and that
(02:33):
everybody is talking about,where they feel that rate needs
to be, there's no signs ofrecession from that standpoint,
which is a good thing, and so itshould work itself out.
I know we've been talking aboutthis for 24 months when are
these rate drops going to drop?
When are these interest ratesgoing to drop?
And, mind you, last year atthis time we were having this
(02:53):
discussion of when are we goingto get out of the sevens.
Well, now we're solidly out ofthe sevens and so we're hoping
that by the end of the yearwe'll be into the fives.
From an interest rate standpoint, on the mortgage side and I
know I say this every timereminder Fed interest rate does
not equal mortgage interest rate, but it does heavily influence
what the bond market does.
Therefore, generally speaking,when the Fed interest rate
(03:14):
lowers, mortgage interest rateslower as well.
So that's kind of the idea isto kind of just to do a wait and
see approach to it.
But from a purely mortgagestandpoint, I want to talk a
little bit about people whocurrently own homes and have
late mortgage payments and howthat affects their ability, or
(03:36):
doesn't affect their ability, topurchase a home, their next
move up home or their next home.
So I had a client recently whoyou know I've been talking to
for quite some time.
She had some late mortgagepayments in 2024, but she has,
you know, since we've beentalking, she has made on-time
mortgage payments for the last12 months.
(03:57):
So one of the requirements whenwe talk about having late
mortgage payments is how manytimes were you 30 days late, how
many times were you 60 dayslate and how many times were you
beyond 60 days late?
If you go, you know, 90 to 120days late on your mortgage, the
mortgage companies most likelyis going to start foreclosure
proceedings.
In other words, they're goingto contact you.
They're going to say, hey, weeither need to modify your
(04:19):
mortgage or we need to, you know, start foreclosure proceedings.
So if you do get behind thatfar so when we think about, on
the other side, you qualifyingfor a mortgage loan at any
moment to move from one house toanother, if you have 90 or 120
day lates on your mortgage, thatpart is going to be about how
much time has passed since thathappened.
(04:39):
If you have 30 or 60 day lates,there are certain rules and
regulations of how many you canhave in order to qualify for the
next home.
So I'll give you an example Ifin the last 12 months, you've
had zero mortgage late payments.
That's a really good thingbecause what usually happens is
your credit score is able tostart recovering from having
(05:00):
those prior late mortgagepayments and so we're going to
start to see credit scores andusually like the low 600s to 640
range and then that gives youoptions.
If you have one 30-day late inthe last 12 months, you still
have options to purchase a home.
You still have options to get amortgage.
If you have one 60-day late inthe last 12 months, you again
(05:20):
have opportunity to still get amortgage.
It's when you have more thanthat or your credit score is not
sufficient enough to get anautomated approval through the
automated underwriting systems.
That's when we start to have tolook at a longer time frame.
So, for example, let's say youhave been making on-time
mortgage payments and yourcredit score is a 640 and we run
(05:42):
it through automatedunderwriting and everything is.
You know it's approved.
We don't have to look deeperinto that mortgage or into that
loan scenario or into yourcredit report to qualify you for
another mortgage.
If you've been going on andmaybe you have one late payment
in the last 12 months or one60-day late payment in the last
(06:02):
12 months and we can't get anunderwriter approval
automatically because of yourcredit score and because of
those mortgage leads, then wehave to do what's called a
manual downgrade to your file,In other words, we have to send
it and the underwriterphysically has to look at it to
make a decision on a loan.
So when that happens, thattimeline of what we look at from
(06:22):
a late mortgage payment extendsfrom 12 months to 24 months.
Does that make sense?
So we have to look at theentire 24 months of your payment
history, not just 12.
And so it really becomesopportunity for you to look with
a lender to see if you can getthat automated approval, if you
can, and then just keep doingwhat you're doing until you find
(06:42):
the house.
So, needless to say, my wholepoint is is just because you've
had late mortgage payments inthe past, and just because you
might've had one or two latemortgage payments even in the
past 12 months, that doesn'tautomatically disqualify you
from getting a mortgage.
There's just some things thatwe need to look at and some
circumstances that could besurrounding why you had late
mortgage payments in order to beable to approve the loan.
(07:04):
So there is opportunity likeeven, let's just say, you had a
job loss and therefore you went90 days late on your mortgage.
That doesn't necessarily meanyou can't qualify for another
mortgage.
That is what's called anextenuating circumstance.
That something happened in yourlife that was not of your own
doing In other words, you didn'tget fired from your job but you
(07:25):
got laid off is an example.
That is a financial burden thatis beyond your control.
That prevented you from beingable to make those on-time
payments.
So there are certain instances,you know, where we can I don't
want to say ignore the latepayments, but justify the late
payments in order to be able tomake that loan approvable.
So just FYI for you, if you dohave some financial hardship or
(07:48):
you know, it doesn't mean youcan't ever move.
It doesn't mean you have to.
You know, never get a mortgageagain.
It literally just means that wehave to run with different
options and work out a plan toget you approved and do an
approved state again.
Speaker 1 (08:03):
Yeah, no, and I think that's timely because I don't
know if you have the stats, butit's a real thing and a lot of
people are struggling.
So I love that you bring thatup today, because there might be
people feeling you know thatthey're stuck or that they can't
do anything.
So I love that you brought thatup.
Speaker 2 (08:23):
Yeah, absolutely.
You're not stuck.
You can do it.
And you are correct, there's alot more people having financial
hardship right now than we'veever seen, and so it's just good
to know that if there issomething that you need to do,
you need to relocate, you needto move, you need to.
You know your family's growing.
Whatever those circumstancesare that you feel like you need
to, you know get into adifferent house, mortgage is
still an option for you.
Speaker 1 (08:43):
Yeah, absolutely, and I was just thinking something
as you were talking, but I thinkthat it goes along the lines of
you know when I would meet alot of first-time homebuyers and
this was back when I first gotinto real estate and we met with
our buyers face-to-face beforewe ever worked with them and did
an actual buyer consultationand they just didn't know what
(09:05):
they didn't know.
You know, I had more, I wouldsay probably at least 60% of the
first-time homebuyers that cameand met with me.
I get them over to lender andthere'd be in their house within
two to three months and theirwhole perspective or the
perception of the process waslike oh, I just probably am like
(09:26):
a year out or at least ninemonths, I just have so much I
have to do, and they just didn'tunderstand the process or how
this works or what options youhave as an amazing mortgage
officer and lender that you are.
I mean, there's just so manydifferent tools, resources,
programs, and that's why I stayin my lane and I give them to
(09:46):
you.
I know enough to be dangerous,but I don't stay up.
You know my CE's in real estate.
Yours is in all these programsand tools and resources and it
feels like and you can speak tothis or correct me if I'm wrong
but it feels like, within yourindustry specifically, programs
are coming out and we'rewatching what's happening and
(10:07):
then they're responding notnecessarily kind of reacting,
but responding to what'shappening so that it can be more
fluid and we can get morepeople the help and the
resources and the programs theyneed to make this happen.
Speaker 2 (10:20):
Exactly, and that's exactly what happens a lot of
times is that we'll have, like,for example, we'll have an
economic event, like you knowlack of inventory, for example.
How can we get more peoplequalified to purchase homes in
(10:59):
the idea that, you know, ifthere's a bigger pool of buyers,
then there's going to be abigger pool of sellers?
Or if there's sellers thatchanged the rules that Fannie
and Freddie you know allowed inorder to make it more available
for homeowners to be able to,you know, move around and to try
to stimulate that housingmarket.
Because, if you really remember, I've said it before the
housing and shelter is the maincomponent of the CPI and the
(11:22):
Consumer Price Index.
So when there isn't a lot movingaround, from a housing
standpoint, that CPI numberlooks really bad.
And so what can we do to getmore people in homes?
Well, right now, again, thepush is what can we do to get
more people in homes?
And it's lower that interestrate, Because making it easier
to qualify is all great, butthat didn't work.
So how do we get people intohomes?
(11:44):
We have to lower interest ratesto stimulate people to want to
move and to get that CPI numberlooking healthy again.
Speaker 1 (11:51):
Yes, perfect, all good.
I love it.
So glad to have you back live.
I appreciate the videos, butnothing's quite like the
discussion, right?
No, it's great.
No, this is really really good,really timely.
I think that, as agents goingoff of the call today, I think
(12:13):
it's just being human andchecking back in with your.
But you could I mean, dependingon your relationship but just
coming, just checking in andsaying how are things going, how
are the home, you know, and ifyou have that strong enough
(12:34):
relationship and you built therapport, you might find people
that need to talk to Nikki rightnow, just to understand the
full picture, because so manytimes, especially when people
are in crisis or have somethinghappen that they feel negative,
affecting them negatively, likeall of a sudden the blinders go
on.
You feel like you have nochoice, no resources, you stick
(12:58):
yourself almost in the mud andit doesn't have to be that way.
So, yeah, that would be mything today for the agents
listening, or even if you are ahomeowner and experiencing any
type of hardship, reach out,reach out to Nikki, for sure, or
me, and we'll get you tosomeone that can at least give
you you know, peel the blindersback, give you a holistic 360
(13:20):
view and start putting a roadmaptogether, if that's what it is.
Speaker 2 (13:25):
Absolutely, and I can definitely help.
You know, if you want to stayin your home and you're still
experiencing that financialhardship, there are resources
for you as well, so I can helpget you to those resources.
Speaker 1 (13:34):
Love it.
You're the best.
Awesome, Well, good, Well, lookup Nikki, look up myself.
I'll drop below any.
The way to get ahold of us inwhether you're watching on
YouTube or listening to thepodcast, subscribe like, leave a
comment.
We read them all and we wouldlove to help in any way we can.
So Absolutely.
(13:54):
All right, till next week, gosell something, and we'll see
you then.
All right, bye-bye guys, bye.
welcome to the monday market update.
It is august 18th and nikki,welcome back yes, thank you.
Speaker 2 (00:10):
Thank you.
It's been quite the road trip.
So we took a two and a halfweek long road trip up and down
the coast of california and intosome national parks and stuff.
So it was very adventurous, itwas awesome.
So, yeah, well, I wanted tojust say hello again to everyone
.
I'm back in the office andexcited to be live again on the
Monday update.
(00:31):
From an interest rate standpoint, we are seeing things kind of
hold steady right now into thatmid 6.5% to 6.625% range from a
30-year fixed conventionalmortgage, which has been really
nice because we haven'texperienced a ton of volatility
and the bond market seems to beholding and waiting for the
highly anticipated Fed meetingin September.
(00:53):
So right now, like I said lastweek, everyone is kind of just
waiting and seeing from a Fedmeeting standpoint to see when
and if the Fed is going to cutthat interest rate in September.
There's a high probability thatthey will.
Most of the people who arevoting members of the Fed have
basically said yeah, we're readyfor a cut and it's probably
been too long, and so thefeeling is is that Powell has
(01:15):
kind of waited too long foreconomic factors to play into
wanting to drop this interestrate.
And if you remember back, ifyou've been watching these
updates for a while, three, fourmonths ago I was talking about
the economic factors that Powellwanted to see happen before he
would be willing to drop theinterest rate.
And what has been happeningsince, you know, probably five
(01:37):
months ago up until now, is thatyou know the economy's met
these factors, They've met these, you know determinations from a
Powell standpoint and, forwhatever reason, he'll keep
adding on another factor notwanting to drop these interest
rates.
So the feeling out there is isthat they are way too late on
dropping these interest rates.
So now they're going to have tobe super aggressive, starting
in September through the end ofthe year with these rate drops,
(02:00):
the idea being that you know,when the Fed drops an interest
rate by a quarter percent, theyhave to drop it by minimally
that amount.
If they do drop it by a quarterpercent, usually it's for
certain reasons, but when theystart to have to see a half to
three quarters throughout theend of the year in order for
them to do the catch-up that theeconomists want to see and that
(02:33):
everybody is talking about,where they feel that rate needs
to be, there's no signs ofrecession from that standpoint,
which is a good thing, and so itshould work itself out.
I know we've been talking aboutthis for 24 months when are
these rate drops going to drop?
When are these interest ratesgoing to drop?
And, mind you, last year atthis time we were having this
(02:53):
discussion of when are we goingto get out of the sevens.
Well, now we're solidly out ofthe sevens and so we're hoping
that by the end of the yearwe'll be into the fives.
From an interest rate standpoint, on the mortgage side and I
know I say this every timereminder Fed interest rate does
not equal mortgage interest rate, but it does heavily influence
what the bond market does.
Therefore, generally speaking,when the Fed interest rate
(03:14):
lowers, mortgage interest rateslower as well.
So that's kind of the idea isto kind of just to do a wait and
see approach to it.
But from a purely mortgagestandpoint, I want to talk a
little bit about people whocurrently own homes and have
late mortgage payments and howthat affects their ability, or
(03:36):
doesn't affect their ability, topurchase a home, their next
move up home or their next home.
So I had a client recently whoyou know I've been talking to
for quite some time.
She had some late mortgagepayments in 2024, but she has,
you know, since we've beentalking, she has made on-time
mortgage payments for the last12 months.
(03:57):
So one of the requirements whenwe talk about having late
mortgage payments is how manytimes were you 30 days late, how
many times were you 60 dayslate and how many times were you
beyond 60 days late?
If you go, you know, 90 to 120days late on your mortgage, the
mortgage companies most likelyis going to start foreclosure
proceedings.
In other words, they're goingto contact you.
They're going to say, hey, weeither need to modify your
(04:19):
mortgage or we need to, you know, start foreclosure proceedings.
So if you do get behind thatfar so when we think about, on
the other side, you qualifyingfor a mortgage loan at any
moment to move from one house toanother, if you have 90 or 120
day lates on your mortgage, thatpart is going to be about how
much time has passed since thathappened.
(04:39):
If you have 30 or 60 day lates,there are certain rules and
regulations of how many you canhave in order to qualify for the
next home.
So I'll give you an example Ifin the last 12 months, you've
had zero mortgage late payments.
That's a really good thingbecause what usually happens is
your credit score is able tostart recovering from having
(05:00):
those prior late mortgagepayments and so we're going to
start to see credit scores andusually like the low 600s to 640
range and then that gives youoptions.
If you have one 30-day late inthe last 12 months, you still
have options to purchase a home.
You still have options to get amortgage.
If you have one 60-day late inthe last 12 months, you again
(05:20):
have opportunity to still get amortgage.
It's when you have more thanthat or your credit score is not
sufficient enough to get anautomated approval through the
automated underwriting systems.
That's when we start to have tolook at a longer time frame.
So, for example, let's say youhave been making on-time
mortgage payments and yourcredit score is a 640 and we run
(05:42):
it through automatedunderwriting and everything is.
You know it's approved.
We don't have to look deeperinto that mortgage or into that
loan scenario or into yourcredit report to qualify you for
another mortgage.
If you've been going on andmaybe you have one late payment
in the last 12 months or one60-day late payment in the last
(06:02):
12 months and we can't get anunderwriter approval
automatically because of yourcredit score and because of
those mortgage leads, then wehave to do what's called a
manual downgrade to your file,In other words, we have to send
it and the underwriterphysically has to look at it to
make a decision on a loan.
So when that happens, thattimeline of what we look at from
(06:22):
a late mortgage payment extendsfrom 12 months to 24 months.
Does that make sense?
So we have to look at theentire 24 months of your payment
history, not just 12.
And so it really becomesopportunity for you to look with
a lender to see if you can getthat automated approval, if you
can, and then just keep doingwhat you're doing until you find
(06:42):
the house.
So, needless to say, my wholepoint is is just because you've
had late mortgage payments inthe past, and just because you
might've had one or two latemortgage payments even in the
past 12 months, that doesn'tautomatically disqualify you
from getting a mortgage.
There's just some things thatwe need to look at and some
circumstances that could besurrounding why you had late
mortgage payments in order to beable to approve the loan.
(07:04):
So there is opportunity likeeven, let's just say, you had a
job loss and therefore you went90 days late on your mortgage.
That doesn't necessarily meanyou can't qualify for another
mortgage.
That is what's called anextenuating circumstance.
That something happened in yourlife that was not of your own
doing In other words, you didn'tget fired from your job but you
(07:25):
got laid off is an example.
That is a financial burden thatis beyond your control.
That prevented you from beingable to make those on-time
payments.
So there are certain instances,you know, where we can I don't
want to say ignore the latepayments, but justify the late
payments in order to be able tomake that loan approvable.
So just FYI for you, if you dohave some financial hardship or
(07:48):
you know, it doesn't mean youcan't ever move.
It doesn't mean you have to.
You know, never get a mortgageagain.
It literally just means that wehave to run with different
options and work out a plan toget you approved and do an
approved state again.
Speaker 1 (08:03):
Yeah, no, and I think that's timely because I don't
know if you have the stats, butit's a real thing and a lot of
people are struggling.
So I love that you bring thatup today, because there might be
people feeling you know thatthey're stuck or that they can't
do anything.
So I love that you brought thatup.
Speaker 2 (08:23):
Yeah, absolutely.
You're not stuck.
You can do it.
And you are correct, there's alot more people having financial
hardship right now than we'veever seen, and so it's just good
to know that if there issomething that you need to do,
you need to relocate, you needto move, you need to.
You know your family's growing.
Whatever those circumstancesare that you feel like you need
to, you know get into adifferent house, mortgage is
still an option for you.
Speaker 1 (08:43):
Yeah, absolutely, and I was just thinking something
as you were talking, but I thinkthat it goes along the lines of
you know when I would meet alot of first-time homebuyers and
this was back when I first gotinto real estate and we met with
our buyers face-to-face beforewe ever worked with them and did
an actual buyer consultationand they just didn't know what
(09:05):
they didn't know.
You know, I had more, I wouldsay probably at least 60% of the
first-time homebuyers that cameand met with me.
I get them over to lender andthere'd be in their house within
two to three months and theirwhole perspective or the
perception of the process waslike oh, I just probably am like
(09:26):
a year out or at least ninemonths, I just have so much I
have to do, and they just didn'tunderstand the process or how
this works or what options youhave as an amazing mortgage
officer and lender that you are.
I mean, there's just so manydifferent tools, resources,
programs, and that's why I stayin my lane and I give them to
(09:46):
you.
I know enough to be dangerous,but I don't stay up.
You know my CE's in real estate.
Yours is in all these programsand tools and resources and it
feels like and you can speak tothis or correct me if I'm wrong
but it feels like, within yourindustry specifically, programs
are coming out and we'rewatching what's happening and
(10:07):
then they're responding notnecessarily kind of reacting,
but responding to what'shappening so that it can be more
fluid and we can get morepeople the help and the
resources and the programs theyneed to make this happen.
Speaker 2 (10:20):
Exactly, and that's exactly what happens a lot of
times is that we'll have, like,for example, we'll have an
economic event, like you knowlack of inventory, for example.
How can we get more peoplequalified to purchase homes in
(10:59):
the idea that, you know, ifthere's a bigger pool of buyers,
then there's going to be abigger pool of sellers?
Or if there's sellers thatchanged the rules that Fannie
and Freddie you know allowed inorder to make it more available
for homeowners to be able to,you know, move around and to try
to stimulate that housingmarket.
Because, if you really remember, I've said it before the
housing and shelter is the maincomponent of the CPI and the
(11:22):
Consumer Price Index.
So when there isn't a lot movingaround, from a housing
standpoint, that CPI numberlooks really bad.
And so what can we do to getmore people in homes?
Well, right now, again, thepush is what can we do to get
more people in homes?
And it's lower that interestrate, Because making it easier
to qualify is all great, butthat didn't work.
So how do we get people intohomes?
(11:44):
We have to lower interest ratesto stimulate people to want to
move and to get that CPI numberlooking healthy again.
Speaker 1 (11:51):
Yes, perfect, all good.
I love it.
So glad to have you back live.
I appreciate the videos, butnothing's quite like the
discussion, right?
No, it's great.
No, this is really really good,really timely.
I think that, as agents goingoff of the call today, I think
(12:13):
it's just being human andchecking back in with your.
But you could I mean, dependingon your relationship but just
coming, just checking in andsaying how are things going, how
are the home, you know, and ifyou have that strong enough
(12:34):
relationship and you built therapport, you might find people
that need to talk to Nikki rightnow, just to understand the
full picture, because so manytimes, especially when people
are in crisis or have somethinghappen that they feel negative,
affecting them negatively, likeall of a sudden the blinders go
on.
You feel like you have nochoice, no resources, you stick
(12:58):
yourself almost in the mud andit doesn't have to be that way.
So, yeah, that would be mything today for the agents
listening, or even if you are ahomeowner and experiencing any
type of hardship, reach out,reach out to Nikki, for sure, or
me, and we'll get you tosomeone that can at least give
you you know, peel the blindersback, give you a holistic 360
(13:20):
view and start putting a roadmaptogether, if that's what it is.
Speaker 2 (13:25):
Absolutely, and I can definitely help.
You know, if you want to stayin your home and you're still
experiencing that financialhardship, there are resources
for you as well, so I can helpget you to those resources.
Speaker 1 (13:34):
Love it.
You're the best.
Awesome, Well, good, Well, lookup Nikki, look up myself.
I'll drop below any.
The way to get ahold of us inwhether you're watching on
YouTube or listening to thepodcast, subscribe like, leave a
comment.
We read them all and we wouldlove to help in any way we can.
So Absolutely.
(13:54):
All right, till next week, gosell something, and we'll see
you then.
All right, bye-bye guys, bye.
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