The VA Home Loan Advantage: What Every Veteran Should Know Right Now

If you’ve served in the military (or if your spouse has), you have access to one of the most powerful homebuying tools out there. The chance to buy a home without having a down payment.

Unfortunately, 70% of Veterans (that’s 7 out of every 10) don’t know about this benefit, according to Veterans United.

And that’s a big missed opportunity for those who’ve earned this benefit through service. So, let’s break down what you really need to know about Veterans Affairs (VA) home loans right now.

Why VA Home Loans Can Be a Great Option

For nearly 80 years, VA loans have made homeownership possible for millions of Veterans and active-duty service members. Here are just a few of the top perks according to the Department of Veteran Affairs:

Options for $0 Down Payment: Many Veterans can buy a home without spending years saving up.

Fewer Upfront Costs: The VA limits which types of closing costs Veterans have to pay, helping you keep more cash on hand when you’re finalizing your purchase.

No Private Mortgage Insurance (PMI): Unlike many other loan types, VA loans don’t require PMI, lowering your monthly costs.

These features make VA loans a great way for service members (or their family) to build stability, save money, and start creating long-term wealth through homeownership.

Can You Still Get a VA Loan with the Government Shutdown?

But lately, there’s been some confusion about whether VA loans are still available due to the government shutdown. And that uncertainty has kept some Veterans from taking the next step.

While there may be processing delays, Veterans United explains you can still get a loan:

“There’s been a lot of confusion and uncertainty about how a government shutdown will affect VA home loans . . . The good news is that the shutdown has minimal impacts on VA lending. Lenders are still able to order appraisals, obtain a borrower’s Certificate of Eligibility, submit the VA Funding Fee and more. In short, Veterans are still able to use their home loan benefit to buy a home or refinance an existing mortgage.”

So, despite the headlines, you can still use your VA home loan benefits today. The process is ready when you are. It just may take more time to go through.

Why the Right Agent and Lender Matter

Just remember, using your VA home loan is easier (and smoother) when you have the right team behind you. As VA News puts it:

“Choosing a military-friendly broker or agent who understands the VA home loan application process can make all the difference in the homebuying experience. Finding the right agency or brokerage is just as important as locking in a good VA mortgage lender. Communication is key to getting to the loan closing table.”

A knowledgeable agent and an experienced lender can help you navigate every step, all the way from qualifying to closing. With their help, you can make sure you’re getting the most out of your benefits.

Bottom Line

If you’re a Veteran, a VA home loan is one of the most valuable benefits you’ve earned through your service. It offers options for no down payment, limited closing costs, and more.

Read more at Keeping Current Matters

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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How much would a 50-year mortgage cost homebuyers?

In a social post on Saturday, President Trump floated the idea of a 50-year mortgage to boost housing affordability, but the idea got a frosty reception online.

One reason is that stretching the loan term out that long ends up costing much more in interest over the life of the loan while only shaving a few hundred dollars off the monthly payment.

You also have to factor in a higher mortgage rate than what you get with a 30-year fixed loan.

On Sunday, FHFA Director Bill Pulte responded to the backlash with this post: “We hear you. We are laser focused on ensuring the American Dream for YOUNG PEOPLE and that can only happen on the economic level of homebuying. A 50 Year Mortgage is simply a potential weapon in a WIDE arsenal of solutions that we are developing right now. STAY TUNED!”

What’s the interest rate on a 50-year loan?

So how much would a 50-year mortgage end up costing homebuyers? To answer that, we have to consider the mortgage rate and the interest paid over the life of the loan, and compare that to the benefit of a lower monthly payment.

HousingWire Lead Analyst Logan Mohtashami outlined what the rate on a 50-year loan could look like.

“Traditionally, the longer the amortization, the higher the mortgage rate,” said Mohtashami. “Looking at the difference between a 20-year mortgage and a 30-year mortgage, the best-case scenario for a government-backed 50-year loan product would put rates most likely between 0.42% to 0.57% higher than a 30-year fixed mortgage.

“Using the 30-year fixed mortgage rate at the close on Friday of 6.32%, you could be looking at mortgage rates of 6.74%-6.89% for a 50-year loan. It could be higher than that, but that’s the best-case scenario I see,” Mohtashami said.

Taking that 6.32% for the 30-year and using 6.80% for the 50-year, here are the payments according to the Fannie Mae mortgage loan calculator, at different price points. This is only calculating the principal and interest payment, as the rest of the monthly payment — taxes and insurance — vary too much by location to provide a valuable average.

Regulatory challenges could mean higher rates

The interest difference could be much starker depending on how a 50-year mortgage is structured for the market. After the great financial crisis, Congress passed the Dodd-Frank Wall Street Consumer Protection Act which stipulated the kinds of mortgages that Fannie Mae and Freddie Mac would buy on the secondary market.

“A 50-year mortgage would not violate the Dodd-Frank Act outright, but it would not qualify as a Qualified Mortgage (QM) under the Act’s Ability-to-Repay (ATR) rules,” said James Brody, managing partner at Brody Gapp LLP. “Current regulations cap QM loans at a 30-year term, so any loan exceeding that duration falls outside the standard.”

“In practice, this means a 50-year loan could only be originated as a non-QM mortgage, which lacks the legal safe harbor protections of a QM and typically carries higher interest rates. Unless the ATR rules are amended to include 50-year terms, lenders would be unable to sell these loans to the GSEs (Fannie Mae and Freddie Mac), severely limiting the product’s liquidity.

“In short, while not illegal, a 50-year mortgage has very limited salability in the secondary market under the current Dodd-Frank framework,” Brody said.

Read more at Housingwire

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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6 Ways to Make Your Bedroom Instantly Cozier for Cold Weather, According to Designers

Fall is here, which means pumpkin spice season, crisp walks, and perhaps a visit to the pumpkin patch. But, it’s also the perfect time to stay home, get cozy, and unwind with a good book or your favorite binge-watch. If your bedroom still feels like summer, though, the vibe can be, well…a little cold.

That’s why it’s the perfect time to give your home a seasonal refresh, according to designer Joshua Praught of Studio Joshua. “For me, design is about creating a sensory refuge—spaces that restore you and honor the rhythm of the seasons,” he says. “A well-designed home isn’t just about how it looks, but how it feels to live in it.”

The good news? Updating your bedroom for fall and winter is easier than you think. Here’s how to create a warm, inviting space that feels just right for the colder months ahead.

Swap Out Your Bedding

While some linens are great for the summer, they might not be ideal for the fall and winter. So, changing out your bedding seasonally is a great way to give your bedroom a little refresh. “Think about swapping out your white and cool-toned textiles for warm rust tones, plums, and camels,” suggests Lauren Grant of Lauren Grant Design. “Swap out linen and cotton fibers for soft textures like velvet, chenille, and wool.”

Bring in Some Fresh Layers

New sheets, comforters, and duvets can be expensive, so a whole set of new bedding might not be in your budget. But don’t fret—you just need to think creatively and add a layer or two onto what you already have. Even a fresh throw can make your bed look and feel brand new.

Praught likes adding a mohair throw for the colder seasons, but there are many options depending on how you want to feel. “Begin with how you want to feel in this season,” he says. “Maybe it’s grounded, inspired, romantic, or restful. Every change should support that emotion. I always start by editing—put away what feels too light or busy from summer—and then add a few meaningful layers back in.”

Another great way to add layers? A new throw pillow (or two). Keep in mind, you don’t even need to replace your pillows. It’s usually less expensive to get new covers. If you prefer a fall color scheme, go with chocolate browns and rust hues. If you’re ready to dive into winter, consider navy and hunter green.

Consider New Curtains

Do you use blackout curtains to block the summer light? With less light in the winter, you may want to mix things up. Sheer white curtains can be fairly inexpensive and complement most design styles. They’ll give you privacy while still letting light in.

If you prefer blackout curtains to help with sleep, or to block that bright streetlight shining through your window, try adding a second rod and layering sheer curtains underneath. Close the heavier ones before bed, then open them in the morning and leave the sheers drawn during the day to maintain the perfect balance of light and privacy. On the other hand, if you used lighter curtains during the summer, Praught advises installing something bold and textured, like velvet, for the chillier months instead.

Place a Storage Bench at the End of Your Bed

Buying new bedroom furniture can be pricey, but an accent like storage benches gives a designer’s touch while being relatively affordable, says Darrell Gardner, director of product development at CORT. “Consider an upholstered bench with hidden storage at the foot of the bed,” he suggests. “It’s functional, looks intentional, and saves you from the avalanche of sweaters in the closet.” Alternatively, a vintage trunk from a thrift store or estate sale can add a chic touch to your bedroom at a great price while offering a similar storage option for winter blankets.

Add a New Rug

There’s nothing that feels quite as nice underfoot as a new rug. Praught suggests a plush rug, but keep in mind that any style will do. Not sure where to start? Choose something that will complement your linens. (Don’t forget to add an extra-soft rug pad.)

Change Up Your Candles

A scent can instantly set the mood, especially in the fall and winter. While many people gravitate toward gourmand fragrances like pumpkin spice or ginger, bedroom candles don’t need to be quite so on the nose—literally. “Trade scents of floral and lavender with notes of earthy varieties of pine or notes of scents like cinnamon and vanilla,” Grant suggests.

Read more at Real Simple

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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Why Your Home Equity Still Puts You Way Ahead

If you’ve seen headlines about home prices dropping, it’s easy to wonder what that means for the value of your home too. Here’s what you really need to know.

Even with small price declines in some markets, data shows you’re likely still way ahead. And that’s thanks to your home equity.

The Relationship Between Home Prices and Equity

Home equity moves in sync with home prices. When prices rise, equity builds. When prices cool (even just slightly), equity growth does too. Here’s how that’s played out lately.

After the record-setting home price surge of 2020 and 2021, a little cooling was inevitable.

Back then, the number of homes for sale hit a record low. That caused home values (and your equity) to shoot up significantly as buyers fought over limited inventory.

But prices couldn’t continue to rise at that intense pace forever. The market had to moderate at some point, and that’s exactly what we’re seeing right now.

As more homes have come on the market this year, price growth slowed – so, equity gains did too. And that doesn’t mean you’ve lost ground.

Putting it into Perspective

You probably still have far more equity than you did just a few years ago. And that puts you in a strong position if you want to sell. Here’s the data to prove it.

According to research from Zillow, home prices have risen a staggering 45% nationwide since March of 2020. That’s a big jump.

And in the majority of markets, prices are still rising, just at a much slower pace. But even in the metros where prices are experiencing the biggest declines (the ones making the headlines), the average drop is only about -4%.

So, what’s that really mean? In most places, prices are on the rise, so this isn’t even a concern. But in the few metros where prices are cooling off a bit, the 5-year gains more than offset those small dips.

In other words, these modest declines can’t erase years of growth. Homeowners who’ve been in their houses for several years are still way ahead. Big time. And that’s true pretty much everywhere.

Data from the Federal Housing Finance Agency (FHFA) helps paint this picture. Let’s cast a slightly wider net and look at a state-by-state level this time. Every single state has seen prices go up over the last 5 years. And that means homeowners in each state have much more equity than they did just 5 years ago.

Odds are, in most places, if you’ve owned your home for more than a few years, you’ve already built the kind of equity many people could only dream about before the pandemic. And if you sell, you can use it to help you downsize, or move up.

And just in case you’re worried prices will crash and your equity will take a bigger hit in the near future, here’s what Jake Krimmel, Senior Economist at Realtor.com, has to say:

“The slight recent declines in aggregate value and total home equity are not cause for concern . . . Although the market is coming into better balance, large price declines nationally are extremely unlikely in the near term . . .”

The price moderation we’ve seen lately isn’t a cause for concern. It’s a signal of a market that’s finding its balance again after several years of unsustainable price growth. And after several years of major price appreciation, most homeowners are still in an incredibly strong position.

Bottom Line

Even with prices coming down in some markets, today’s homeowners are still sitting on near record amounts of equity.

If you’re wondering how much equity you have (or how far ahead you really are), connect with a local agent.

You might be surprised by what your home is actually worth today.

Read more at Keeping Current Matters

Related Links

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• The #1 Thing You Should Do for Your Garden Before the First Frost, According to Pros

• Buyers And Sellers Cautiously Return to the Market as Mortgage Rates Fall

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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Will 6% mortgage rates create more opportunities for homebuyers?

Mortgage rates have been trending toward the low-6% range for several months, giving homebuyers some relief amid affordability challenges — but maybe less relief than they expected after the Federal Reserve cut interest rates last week.

Mortgage News Daily reported Monday that the 30-year fixed rate of 6.34% was the highest level in three weeks. That came on the heels of last week’s rate cut and comments by Fed Chair Jerome Powell that another rate cut in December was “not a foregone conclusion.”

On Tuesday, data at HousingWire’s Mortgage Rates Center, which tracks locked loan rates across all credit profiles, showed that rates for 30-year conforming loans averaged 6.27%, down 2 basis points from one week ago.

Rates for 30-year loans through the Federal Housing Administration (FHA) fell 3 bps during the week to an average of 6.10% on Tuesday, while 30-year jumbo loans rates were down 2 bps to 6.16%. Both figures represented year-to-date lows.

Phil Crescenzo Jr., Southeast division vice president for Nation One Mortgage Corp., said that stable rates near 6% are poised to unlock greater affordability for millions of U.S. households.

He pointed to data published over the summer by the National Association of Realtors (NAR), which showed that a 6% rate would make the median-priced home affordable to an additional 5.5 million households. NAR estimated that 10% of these households would buy a home in the next 18 months if rates reached 6%.

“I have seen some activity with the recent rate reductions, but not a rapid pace,” Crescenzo told HousingWire via email. “I believe if someone has a 3% mortgage rate, a rate that at least starts with a 5 does not seem as drastic. This actually does move people more than the actual savings of another .125% in a long-term fixed rate. I see this in consumer behaviors often.”

Could LLPA changes make a difference?

In the quest to improve affordability for prospective homebuyers, Federal Housing Finance Agency (FHFA) Director Bill Pulte recently announced that the regulator would enlist the help of mortgage prognosticator Barry Habib — a new addition to Fannie Mae’s board of directors — to review the loan-level price adjustments (LLPAs) that accompany conforming loans.

The announcement drew praise from mortgage industry trade groups and United Wholesale Mortgage CEO Mat Ishbia, who offered comments this week in a video posted to YouTube.

“I’m really excited about this,” Ishbia said. “Whether it happens in one month or in one year, the fact that they’re looking at it and finding ways to maybe say, ‘Hey, there’s some excessive LLPAs that are impacting homeownership, maybe we can make some changes?’ Whether it’s on a certain product, certain LTV, certain FICO bucket, who knows? But the fact that they’re looking at it is a positive sign for all of us. We’ve been wanting change.”

The risk-based LLPAs can add thousands of dollars in costs to a loan, depending on the borrower’s credit profile. UWM has previously moved to temporarily lower these fees on the government loans it originates, although the fees do not apply to the government lending market at large.

“There has been little momentum (if any) on this topic,” Crescenzo added. “The most aggressive price adjustments occurred back during the recovery efforts from the crash in 2008, nearing an almost 20-year anniversary of these significant adjustments.”

How will the housing market end the year?

Lisa Sturtevant, chief economist for Bright MLS, said in commentary last week that the Fed rate cuts of September and October “have not done as much to jumpstart the housing market as some had hoped.”

She pointed to NAR’s pending home sales index for September, which showed that the number of contract signings flatlined on a monthly and yearly basis. It’s an early indicator that the fall housing market may not heat up despite significantly lower mortgage rates than a year ago.

“As we approach the end of the year, listing activity tends to slow and would-be sellers decide to wait until after the new year to list,” Sturtevant said. “Ongoing uncertainty in the economy could also mean rising rates through the end of the year. For prospective buyers who are financially ready, right now could be a sweet spot for lower rates and more inventory.”

Samir Dedhia, CEO of One Real Mortgage, offered a more optimistic view. He pointed to lower yields for long-term bonds like 10-year Treasury notes as a sign that mortgage rates will remain near their current levels.

“For consumers, this is a compelling window,” Dedhia said. “Rates in the low 6% range are creating real opportunities. We’re seeing refinance activity rise significantly (more than half of all mortgage applications for several weeks now) and buyers are showing renewed confidence with rising purchase activity.”

Crescenzo offered advice for prospective buyers who want to utilize a down payment assistance (DPA) program, saying that these options “may solve a short-term problem (assets) but are causing overall payments to be higher.” The number of DPA programs available nationwide rose to a record high in the second quarter of 2025, according to Down Payment Resource.

“I believe there is a lot of information available, but the approval criteria may be harder to meet without the money put down,” Crescenzo said. “So, a loan could be approved, but the down payment criteria not approved in some cases. I would recommend reading all details and what could be required if a buyer want to sell the home after a short period of time as an example.”

Read more at Housingwire

Related Links

• Fed prepares to pivot balance sheet, with potential ripple effects for mortgages

• The #1 Thing You Should Do for Your Garden Before the First Frost, According to Pros

• Buyers And Sellers Cautiously Return to the Market as Mortgage Rates Fall

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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