With mortgage rates above 6.5% and obviously much higher than the 3-4% loans from a few years ago, assumable mortgages seem like they could be one of the best opportunities for buyers (get a lower rate, afford more house) and sellers (sell for a higher price and sell faster).

Have any buyers or sellers actually completed a mortgage assumption in the Denver area recently? I'm curious whether these deals are actually happening or if they're mostly talked about more than they're get done.

Mortgage rates started the week looking worse, but ended up a little better after new inflation data came in lower than expected.

When inflation slows down, investors worry less about future price increases. That usually helps the bond market, and mortgage rates often improve when bonds improve.

3 quick takeaways:

• Higher oil prices pushed rates up early in the week because people worried inflation could get worse.
• Two inflation reports came in lower than expected, which was good news for rates.
• As those inflation fears faded, mortgage rates improved and ended the week slightly lower.

Bottom line: Rates are a little better than they were earlier in the week. Next week doesn't have much major economic data, so oil prices, world events, and stock market moves could have the biggest impact on where rates go next.

Check mortgage rates right here on Reddit: https://www.reddit.com/r/HomeLoans/comments/1ukwuj0/july_2026_mortgage_rate_megathread/

i had some storm damage to my roof last week that needs fixing right away or it could get much worse with the next rain. the quote came in at around $4,000 and i don’t have that cash on hand right now. my job as a warehouse supervisor is steady but my paycheck doesn’t cover big surprises like this and i already used most of my savings on other bills earlier this year. without quick money the repair could end up costing double later.

i checked timefinancing for a personal loan option since they offer same day funding on amounts up to $10,000 with terms from 12 to 60 months. the rates looked more reasonable than short term payday options i’ve seen before.

what documents do they usually need for fast approval on these personal loans? and how long does the whole process normally take from applying to getting the money in the account?

I am interested in a house near where I live, (still with family). It is a fixer, mostly just a mess and would need some repairs, but me and my family are handy and I was getting super excited that this could be possible for me.

But here's my situation, I am self employed, the home I want to buy is $40,000, and I only have about 3% down payment.

The person I was talking to told me that there was no one who would loan me that amount, that it's 50,000 or higher. But I am the type of person who always wants to find a way.

I'm hopeful someone out there knows of options for me!

I live in Ohio if that helps at all.

TIA!

Any thoughts?

This is because I currently have a short term rental property that is performing very well and am making good money off of it. I would like to purchase another such property but whenever I try to get funding from banks I am faced with the same problem

All the traditional banks want me to demonstrate that I earn high individual income but the thing is I don't earn that much on an individual level. I am not even a w-2 employee and my earnings are from this property

Meanwhile, the property is literally generating cash every month. It's paying for itself and then some. But apparently, that doesn't count

I found Host Financial that does refinancing based on rental income and not personal income. They actually look at the property's performance, not my day job status. It sounds like exactly what I need

This week's mortgage rate movement wasn't really about economic data...it was about oil.

With a sparse economic calendar, bond traders shifted their attention to geopolitical headlines and rising crude oil prices. Higher energy costs can fuel inflation, and inflation is one of the biggest enemies of lower mortgage rates. As oil moved higher, bonds weakened and mortgage pricing felt the pressure.

A few key takeaways:

• Oil and bonds started moving together again. After briefly decoupling, rising oil prices became the main driver of bond market weakness.
• There wasn't much economic data to trade. Without major reports, markets focused on geopolitical developments and inflation risks tied to energy prices.
• Next week is what really matters. CPI inflation data and additional Fed commentary are likely to be much bigger catalysts than anything that happened this week. If rates are going to break out of their recent range, those events are the most likely reason.

Bottom line: Mortgage rates are essentially unchanged from where they started the week. They're still hovering near recent highs, but we haven't seen a decisive move in either direction. Next week's inflation data will likely set the tone for where rates go from here.

Check mortgage rates right here on Reddit: https://www.reddit.com/r/HomeLoans/comments/1ukwuj0/july_2026_mortgage_rate_megathread/

Bought this home and have found everything wasn’t as it appeared. Seller addendum stated no knowledge of Knob & Tube wiring. VA inspection didn’t catch the K&T. VA didn’t take a single picture in the attic. Is there anything I can do to go after the inspector or seller? VA noted the peeling paint above the window, but not the hole going straight into the attic. Over 50% of home is still K&T. Also, there are surge protectors wired directly to the fuse box; is this to code or should they have flagged this?

Picture 1 is the appraisal requiring the fix of peeling paint.

Pic 3 is the plainly visible K&T from the attic entrance.
Pic 4 & 5 is the plainly visible K&T in the basement

I recently got a pre approval letter from Zillow lender team, when i requested the legal mortgage loan estimate, they said in order to do that the loan needs to be locked and be under contract, and then asked if i put an offer yet, is this common practice with lenders.

What does she mean by contract, what if put an offer , then get locked in and contract with my lender , they send me the 3pg legal mortgage loan estimate and i dont agree with the numbers , can i walk away from the deal without any penalties, i already emailed my loan officer with this question but would like to here your guys suggestions , thoughts here too.

After getting lower lending amount and higher down payment from my 1st lender (wells fargo), my realtor introduced me to a zillow lender, looks a lot better than my banks pre approval, im located in Az and closing cost includes down payment.

What numbers here can i shift to benefit me more.

Is from Lendtrain. 9-month breakeven on closing costs and a skipped payment look better than anywhere else I can find online. Should I do it?

Conventional
30Y fixed
$605k loan amt
$1,250,000 est value
780 credit score
Primary residence
Rate/term refinance

Planning to do home improvement-Which is better-HELOC or home equity loan?

Hello all!

Trying to get some real world answers before I pursue or actually get ahold of the realtors again. My current story/score. I’m 33, single, self employed and own a service business that’s been in business for 7.5 years. Yearly gross is around $360-590k depending on year, mid 400s is more average. My credit score is presently 639. I currently own my present home outright and have lived there for 10.5 years. I bought it outright back then and overhauled it using cash. That said, I’ve never had a mortgage or a home loan so I should still qualify for FHA. My vehicles paid off 7-8 years ago and I only have a nine month old credit card active on my credit, $400 limit. I have a 11yo Capital One account that I’m paying off (more later on that). I have two open loans, one for a skid steer and one for an equipment trailer, both total $940 month but are not reported to the credit bureaus. My only other debt is $1800 month to a commerical building that is my shop/warehouse.

Past history; In January 2023, life was good lol. I had two credit cards, a $5k limit capital one sparks business card, and a $11k CO quicksilver card. Only used when needed. My score was 710 then. Same business model, same income but I was only about 3.5 years in. We were being moved out of the building I was renting (no fault of mine, he sold the property). I had to get a building for business fast, so I applied for a $248,000 loan to buy a small home, with a 30x60 building and 3 acres. Denied by two lenders. There was no reason given other than “criteria not met” from one of them, the other I don’t recall but it was something along that line. Me moved into the new building that I rented and still have today, and that wintertime move took its toll on my crew. Granted, they started wanting time off and we had projects backed up and ultimately it ended up being a total team walk out. That’s a long story in itself, but I’ll spare the details. I ended up maxing out the credit cards to stay afloat, had over $27,000 in vendor debts, refunded deposits on projects and much more. I nearly went bankrupt. I spent the remainder of 2023, 2024 and 25 paying off and settling the problems caused in a 30 day period by my former crew dipping out. Granted, all this aside, none of it affected my credit score besides the cards as that was the only thing I had debt wise. Everything else was private or charge account with supplier type debts that had no credit ties, verbal etc.

Result/conclusion; The $11k quicksilver card, I couldn’t never get it caught up and it “charged off” in mid 2024. Afterward I was able to pay the $5k card off and then they closed the account because of the late payments. The quicksilver card went to collections but by then I had enrolled in a debt relief. It’s being paid on slowly and as a result of the litigation, it was removed as a charge off from my credit report and reopened, shows as an open account again. The charge off has not hit it again and fact that the balance reduces its been driving my score up, along with the current $400 card I have. Everything else has fallen off my credit report. My last loan application was November 2022, besides the credit card I’m approved for.

I spoke to a realtor at beginning of this year after I was checking prices in the area I want to buy in. I explained my entire situation and she seemed to think I could get a loan now, but I also know realtors will do whatever it takes to get your signature on something to make the sell. I’m just a number far as they’re concerned and one of 500 applicants. Given all the information above, how likely would it be that I’d actually be approved? I can do up to $10,000 for a down payment, maybe more. The properties id want/looking for my needs run in the $250-300k range, often less. The $1800 for the building I rent would go to the mortgage as I’d begin moving from there before the ink on paper was even dry lol. So in hindsight the debt ratio wouldn’t really be changing. The current home, my parents will move into and rent and that’s the plan, I’m not selling that.

Sorry for long post, but I wanted all opinions and outcomes on the table. Thoughts?

TL; DR Single male, sole proprietor LLC owner. No other income. $400k ~ less year gross, $10k or so for down payment. Credit score 639, no reported debt besides a credit card

Im a first time home buyer, because of suggestions, i decided to get a pre approval from my bank wells fargo, my 1st pre approval was given on 05/2026, it was $266k , purchase price $280k, down $14k.

2 months later my pior pre approval expired with same numbers as before no underwriting, the wells fargo loan officer came up with mortgage amount $240k, purchase price $280k, down $40k !, loan officers logic was its because of the new rate.

I told them to cancel my pre approval, going with other lenders , probably a broker, because im not putting down $40k lol.

Anyone know why in only 2 months time my down is so much more and mortgage amount less?, my numbers are the same in 1st and last pre approval.

I don't know how everyone is finding lower rates! And I think the origination charges are high and the APR scares me (6.94)

hi everyone,

i’ve been looking into buying a rental property using a DSCR loan and came across something i haven’t really seen discussed much.

a lot of new home builders in developing communities offer “leaseback” setups where you buy the model home and then the builder rents it back from you while the rest of the community is being built out. from what i understand, it’s basically a guaranteed tenant situation for a few years, and then the home eventually goes back to normal use once the model phase is done.

so i’m trying to figure out how this actually plays with dscr lending in practice.

main questions i’m stuck on:

- do lenders view builder leasebacks differently when underwriting DSCR loans?

- does having an immediate, guaranteed rent (vs vacancy risk) actually help with approval or terms?

- or is it treated the same as any other rental property regardless of who the tenant is?

i’ve been running rough numbers through a DSCR calculator and on paper it looks pretty strong because the rent is stable from day one, but i’m not sure if lenders actually weight that differently or if it’s just irrelevant in underwriting.

for context, i would fully own the property, but instead of a traditional tenant it would be leased directly back to the builder while the community is being developed. i’ve also heard from someone who did something similar that the rent covered mortgage + expenses and they were cash flow positive from the start (new construction, low maintenance).

if anyone here has actually done something like this or seen it approved under dscr financing any pitfalls i should be aware of?

Please be honest and tell me if you think I could get approved.

I’ve always rented, but I’m wanting to buy a house in the future.

I’ve thought about talking to a loan officer to see what I’d be qualified for just so I can start looking in my range.

But I’m terrified to do that step because it will hurt my credit?

Useful information:

I have about $7000 in student loans (no car payment- bought it in cash years ago)
I make $120,0000 a year. Good solid job but I’ve only been there a year. (And I can’t work from home so I have to be within 1 hour one way commute to be able to see my kids for a few hours at night. The job is in Alpharetta).

My credit card debt isn’t bad- about $5,000 from a few hospitals scares. I’m keeping up with payments since my rent is so cheap (1,000 a month).

My credit score is 745.
I have only 11k saved so far, but I’m working on it. I don’t have family or friends who could help with the down payment.

I had terrible credit from years of financial abuse I escaped from. It’s been only about 2ish years since I’ve had a number above 500. But I’ve kept consistently in the 700s for the past year.

I’m not a veteran so I don’t qualify for any veteran discounts. I think I make too much to qualify for any first time buyer discounts.

What is the likelihood of being approved for $400k loan?

I want to be realistic and only plan for $200k, but I live in Atlanta, where housing is crazy expensive. 200k will get you a dilapidated moldy house 2hrs from anywhere. I need at least 3 bedrooms bc kids but I don’t care if it’s outdated and old. Just that things aren’t falling apart and there’s no mold. My expectations are pretty low. I’m a single mom, so a relatively safe area would be nice.

What’s realistic? I want to know what is possible and what is false hope.

My rent is cheap bc I live in the upstairs part of a lady’s house. It has a kitchenette but no stove or oven so I just microwave everything… not really sustainable but oh well. It’s also really tight so I just leave a lot of my stuff in suitcases or boxes because there’s not a whole lot of room. Psychologically I feel like I haven’t left my financially and emotionally abusive ex bc I’m just in survival mode and I want to be settled somewhere. I want to unpack. My land lady also has some strict rules that’s been a struggle like I can’t walk around my area past 9pm- I have to physically be in bed. Because she will wake up if she hears footsteps. So I feel like a little kid, even tho I’m 34. So that means by the time I put the kids to bed I have 5 min to clean up and reset for the next day. So our living space is mostly messy usually. And my land lady will routinely come upstairs and make comments about the mess (yes I know about tenant rights or whatever but it isn’t an official rental, it’s just a friend of a friend).

Thanks in advance.

Hi all - Happy Thursday before the Holiday weekend!

Rates had a choppy week...........................

A lot of it came from end of quarter Wall Street activity, where investors move a bunch of money around and markets can get a little..... weird. Early in the week, rates jumped higher even though there wasn't a major news story driving it.

Then a jobs report came in weaker than expected. That gave rates some relief and helped recover part of the earlier increase.

A few quick takeaways:

• Rates are a little higher than they were last week.
• We got some improvement after Thursday's jobs report.
• Rates are still below the highs we saw in May and early June.
• The Fed and upcoming economic reports will continue to drive where rates go next.

The simple version: rates aren't great, but they're also not at their worst levels of the year. We saw some movement this week, but we're still mostly stuck in the same general range we've been talking about for months.

Next week's economic data and Fed meeting notes could give the market its next clue on where things go from here.

Check mortgage rates right here on Reddit: https://www.reddit.com/r/HomeLoans/comments/1ukwuj0/july_2026_mortgage_rate_megathread/

Hi Everyone,

Hope everyone is doing well. I’m in a situation. I have about $50k that I can put towards my house loan, taken at 2.99% and bring down my monthly payment down by $200-500. Currently it is $4800/month as I only put 5% down when I purchase this property. What would be wise action from your experience? Shall I put it in the house or in the market to get 10-12% return year over year?
Also, what factors I shall consider before making this decision?
Yes, I used AI and got mixed feedback.

Lenders have told me I can’t share a home loan with my spouse because we live in different states. It won’t be his primary residence but I don’t understand why he can’t be on the loan. I tried looking it up and found that there shouldn’t be a problem. I qualify for the home on my own but want to own the proper together. I live in Texas and he lives in Wisconsin.

Does anyone have any advice to dispute this with my current lender.

Thanks

My lender quoted us 6.625% to lock in today. I’m worried we might be able to get it lower if we wait. Thoughts???

Looking for some advice from anyone who’s been through this.

We’re currently in escrow on a home and are scheduled to close in early August.

Our current mortgage broker is offering a 1-0 buydown, but that offer expires tomorrow, so we’d need to lock it in today. We’ve also learned that other mortgage brokers are offering 2-1 buydowns, which would lower the payment for the first two years instead of just the first.

We’re not asking whether a 2-1 results in a lower payment—we understand that it does.

What we’re really trying to figure out is whether it’s worth switching mortgage brokers while we’re already in escrow.
For those who’ve been in a similar situation:
-Did you switch lenders or brokers after escrow had already started?
-Were there any unexpected downsides, such as delays, additional paperwork, or issues with closing?
-Is there any real benefit to staying with the original broker/lender if another broker can offer a better overall deal?

We’re trying to balance saving money with avoiding unnecessary risk or complications this close to closing. We’d really appreciate hearing about your experiences or anything we should be considering before making a decision.

For context, this is a VA loan if that makes any difference.