Is the Window of Opportunity Starting to Narrow?

Is the Window of Opportunity Starting to Narrow for South Florida Buyers?

South Florida Real Estate Market Update | October 2026

For much of 2026, South Florida buyers have enjoyed greater negotiating power, with more listings, motivated sellers, and opportunities to negotiate.

But the latest market data suggests the landscape may be shifting.

Inventory is declining across key segments of Miami-Dade, while luxury real estate continues to demonstrate resilience.

Does this mean buyers should rush before prices rise? Not necessarily.

But it raises an important question:

Could today's negotiating opportunities look different heading into 2027?

South Florida Inventory Is Shrinking

According to September 2026 data from MIAMI REALTORS®:

Single-family home inventory declined 16.6% year over year in Miami-Dade.
Condominium inventory decreased 7.2%.
Single-family homes had approximately 5.1 months of supply.
Condominiums had approximately 12.3 months of supply.

Although inventory is declining in both categories, the markets remain fundamentally different.

Single-family homes face tighter supply, while condominiums continue offering buyers more choices and potentially greater negotiating leverage.

South Florida isn't moving in one direction. Different property segments are moving at different speeds.

Single-Family Homes: Could Competition Increase?

Desirable neighborhoods such as Coral Gables, Coconut Grove, Miami Beach, and waterfront communities continue attracting buyers seeking privacy, lifestyle, and long-term value.

With fewer homes available, competitively priced properties may attract stronger interest.

However, declining inventory doesn't automatically mean rising prices.

Demand, property condition, seller motivation, and comparable sales remain essential.

The opportunity is identifying properties where pricing and seller expectations haven't fully adjusted to market conditions.

Condominiums: Negotiating Opportunities Remain

With approximately 12.3 months of supply, Miami-Dade's condominium market continues offering buyers meaningful choices.

But not every condo represents the same opportunity.

Before purchasing, buyers should carefully evaluate:

HOA fees and special assessments
Reserve funding and structural requirements
Insurance and association finances
Financing eligibility and resale potential

Two similarly priced condos can have dramatically different ownership costs and financial risks.

Choosing the right building can be just as important as negotiating the right price.

Luxury Real Estate Is Telling a Different Story

Miami-Dade established a record for sales of properties priced above $30 million during the first nine months of 2026, according to MIAMI REALTORS®.

Luxury buyers often prioritize factors beyond mortgage rates, including waterfront access, privacy, lifestyle, international investment, and long-term wealth considerations.

In neighborhoods such as the Venetian Islands, Miami Beach, and Coconut Grove, truly exceptional properties may face limited direct competition.

Scarcity creates value when a property offers characteristics that cannot easily be replicated.

Still, buyers must distinguish genuine scarcity from unrealistic pricing.

Why the Window of Opportunity May Be Changing

Real estate markets rarely shift overnight.

Changes typically emerge through inventory, buyer activity, seller expectations, and negotiating behavior.

As inventory declines, buyers may encounter fewer comparable properties. If demand strengthens simultaneously, negotiating conditions could become more competitive.

But South Florida isn't necessarily at that point across every segment.

Today's opportunities may not look identical six months from now.

That's not a reason to rush. It's a reason to understand the market before making a decision.

What Should Buyers Negotiate Today?

Successful negotiations involve more than reducing the asking price.

Depending on the property and seller's circumstances, opportunities may include:

Purchase price: Negotiating based on comparable sales and market conditions.
Seller concessions: Contributions toward eligible closing costs or financing expenses.
Repairs: Addressing inspection findings through repairs or credits.
Closing flexibility: Structuring timelines that benefit both parties.
Condo assessments: Clarifying responsibility for existing or upcoming expenses.
Financing: Exploring down payment strategies and eligible seller-funded rate buydowns.

Sometimes the strongest opportunity isn't the property with the largest price reduction.

It's the property where the seller's circumstances allow a better-structured transaction.

The Asking Price Is Only Part of the Equation

Two similarly priced properties can have very different ownership costs.

Insurance, property taxes, HOA fees, assessments, maintenance, and financing all affect affordability.

That's why buyers should evaluate:

Purchase Price + Financing + Taxes + Insurance + HOA + Assessments + Maintenance

The objective isn't simply finding the lowest price.

It's understanding what the property will actually cost to own.

Should Buyers Wait Until 2027?

Some buyers are waiting for lower mortgage rates, additional price reductions, or greater economic certainty.

But waiting introduces uncertainty of its own.

Rates may change. Inventory may tighten. Prices may respond differently across neighborhoods, and desirable properties may sell.

Rather than trying to predict the market's exact bottom, consider:

Is the property appropriately priced?
What negotiating leverage exists?
Does the financing make sense?
Are long-term ownership costs manageable?
Does the purchase support your financial and lifestyle goals?

The objective isn't perfect market timing. It's making an informed purchase.

What Does This Mean for Sellers?

Declining inventory may reduce competition among listings, potentially benefiting well-positioned properties.

However, buyers remain selective and sensitive to ownership costs.

Sellers should evaluate comparable sales, competing inventory, days on market, and buyer negotiating behavior before establishing a listing strategy.

Accurate pricing, professional presentation, and effective marketing remain essential—regardless of broader market trends.

Chris's Market Perspective

After more than 25 years working across real estate and mortgage financing, one principle continues to guide my approach:

Real estate opportunity is property-specific.

Market headlines provide context, but they don't determine whether an individual property is a good purchase.

I evaluate comparable sales, inventory, property condition, seller motivation, financing, and ownership costs together.

Some properties still offer substantial negotiating leverage. Others may require a more decisive strategy.

And sometimes, waiting is the smartest decision.

The goal isn't to create urgency. It's to recognize genuine opportunity when it exists.

What Should We Watch Heading Into 2027?

Several indicators will help determine whether South Florida becomes more competitive:

Inventory: Will available properties continue declining?
Buyer demand: Are pending sales increasing?
Days on market: Are homes selling faster?
Negotiating discounts: Are buyers securing fewer concessions?
Mortgage rates: Will financing conditions improve?
Condo fundamentals: How will reserves, assessments, and insurance affect demand?
Luxury activity: Will high-end demand remain resilient?

These indicators matter more collectively than any single headline.

Final Thoughts: Is the Window Really Narrowing?

Miami-Dade's inventory is declining, and luxury real estate continues demonstrating strength.

But that doesn't mean every property is becoming more competitive or that a broad seller's market has returned.

South Florida remains a market of distinct opportunities, risks, and negotiating conditions.

For buyers, the advantage lies in identifying where leverage still exists.

For sellers, it's understanding how to position a property effectively.

The window of opportunity may be changing. The question is whether you know where to look.

Considering Buying or Selling in South Florida?

Whether you're evaluating a waterfront residence, luxury condominium, single-family home, or investment property, I can help you look beyond the headlines.

Send me the property address or MLS number.

I'll help evaluate its market value, comparable sales, negotiating opportunities, financing options, and estimated ownership costs.

Let's identify the right opportunity—and the right strategy.

Chris Pessy
Global Real Estate Advisor, CIPS®
Compass | The Chad Carroll Group
Mortgage Executive | United American Mortgage

_{Source: MIAMI REALTORS®, September 2026 housing market reports, released October 2026. Market conditions vary by neighborhood, property type, and price range. Historical trends do not guarantee future results.}

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October 24, 2026

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63% More Sellers Than Buyers. What Does That Mean for You?

63% More Sellers Than Buyers: Where Do Homebuyers Have the Advantage?

October 19, 2026 | Housing Market Insights | Chris Pessy

The U.S. housing market is shifting. But the biggest opportunity may not be where you expect.

What if the most important number in today's housing market isn't the mortgage rate?

What if it's the growing difference between the number of people trying to sell a home and the number of people ready to buy one?

According to a new Redfin report released October 14, 2026, there were approximately 63% more home sellers than buyers nationwide in September.

That's the largest gap in Redfin's records dating back to 2013.

For buyers, this could mean more choices, less competition, and potentially greater negotiating power.

But there's an important catch.

Not every housing market is moving in the same direction.

Miami is among the strongest buyer's markets in the country. San Francisco, on the other hand, remains a seller's market.

So what does this shift actually mean for buyers, sellers, and investors?

And how can the right combination of real estate knowledge and mortgage strategy help you navigate it?

Let's break it down.

1. The Housing Market Is Experiencing a Major Shift

Redfin's September 2026 analysis estimates:

Housing market indicatorSeptember 2026Estimated U.S. home sellers1.51 millionEstimated U.S. homebuyers929,000Sellers relative to buyers62.6% moreMajor metro areas classified as buyer's markets41 of 50

Source: Redfin, October 14, 2026. Figures are estimates based on Redfin's methodology.

This imbalance represents a meaningful change from the intense competition many buyers experienced in previous years.

For much of the recent housing cycle, limited inventory forced buyers to compete aggressively for available properties.

Today, the balance has shifted in many markets.

More homeowners are listing properties, while some potential buyers remain hesitant because of elevated borrowing costs, affordability concerns, and economic uncertainty.

The result?

Buyers in many markets have more properties to choose from—and sellers may need to work harder to attract qualified offers.

However, a national surplus of sellers does not mean every home is overpriced or every seller is motivated to negotiate.

Location, property type, condition, pricing, and local demand still matter enormously.

2. Miami vs. San Francisco: Two Markets, Two Different Stories

Perhaps the most interesting part of Redfin's report is the contrast between South Florida and Northern California.

Miami: Buyers May Have the Upper Hand

Miami recorded approximately 158.9% more sellers than buyers in September 2026, according to Redfin.

That makes it the strongest buyer's market among the 50 major metropolitan areas analyzed.

What does this mean?

For qualified buyers, increased inventory may create opportunities to:

Compare more properties before making a decision.
Negotiate purchase prices when listings are competitively challenged.
Request eligible seller contributions toward closing costs.
Negotiate repairs or other contractual terms.
Evaluate properties that have remained on the market longer.

But the opportunity varies significantly across South Florida.

A luxury waterfront property in Miami Beach may behave very differently from a condominium in an area with substantial competing inventory.

Building financials, insurance expenses, condominium assessments, property condition, and financing eligibility can all influence the attractiveness of a particular purchase.

The key takeaway: A buyer's market can create negotiating opportunities, but property-specific due diligence remains essential.

San Francisco: Competition Remains

San Francisco presents a very different picture.

According to Redfin, San Francisco had approximately 10.6% fewer sellers than buyers in September, placing it among the nation's remaining seller's markets.

Limited housing supply and demand associated with the region's technology economy have helped support competition.

For buyers, this can mean:

Desirable properties may still attract competing offers.
Pricing strategy remains important.
Strong financing preparation can help reduce transaction uncertainty.
Contract terms and closing readiness may influence how an offer is evaluated.

However, not every San Francisco property experiences the same demand.

Single-family homes, condominiums, TIC properties, and multiunit properties can have different buyer pools, financing requirements, and market dynamics.

The key takeaway: Even in a seller's market, a well-prepared buyer can improve their negotiating position by understanding the property and presenting a credible financing plan.

3. Mortgage Rates Remain a Critical Part of the Equation

While buyers may have more negotiating power in certain markets, financing costs remain an important consideration.

According to Freddie Mac's October 15, 2026 Primary Mortgage Market Survey, the average 30-year fixed mortgage rate was 7.40%, unchanged from the previous week.

That compares with 6.27% during the same period one year earlier.

Freddie Mac's survey reflects a defined set of conventional conforming purchase loans and is not a quote for every borrower or property.

Higher borrowing costs affect monthly payments, purchasing power, and the overall economics of a transaction.

But here's what many buyers overlook:

A mortgage rate is only one component of the financial decision.

The negotiated purchase price, down payment, seller contributions, loan program, closing costs, and ongoing ownership expenses can all influence affordability.

That's why I encourage buyers to evaluate the entire transaction before deciding whether a property makes financial sense.

4. Three Opportunities Buyers Should Evaluate Before Making an Offer

In markets where sellers face more competition, buyers may have opportunities to negotiate terms beyond the asking price.

Here are three areas worth examining.

Opportunity #1: Negotiate the Purchase Price

The most obvious strategy is negotiating a lower purchase price.

For example, imagine a home listed at $1,000,000.

If the seller accepts $950,000, the buyer reduces the purchase price by $50,000.

Assuming a 20% down payment, the mortgage principal would decrease by $40,000 compared with purchasing at the original price.

A lower purchase price may also reduce certain transaction costs and future interest expense, depending on the financing structure.

But price reductions aren't always the only option worth considering.

Opportunity #2: Evaluate Seller Concessions

Instead of negotiating exclusively on price, a buyer may request an eligible seller contribution toward closing costs or other permitted financing expenses.

Depending on the loan program, this could help offset certain costs associated with purchasing the property.

For example, seller contributions may potentially be applied toward:

Eligible lender and closing costs.
Certain prepaid expenses.
Discount points.
An eligible temporary mortgage rate buydown.

Seller contribution limits and permitted uses depend on the applicable loan program, occupancy type, loan-to-value ratio, and lender requirements.

A seller concession does not automatically create additional buying power or make the financing less expensive over the long term.

The value depends on the specific numbers.

Opportunity #3: Compare Financing Structures

Two buyers purchasing the same property may have different financial objectives.

One may prioritize the lowest sustainable monthly payment.

Another may prefer to preserve liquidity.

A third may have significant assets but income that requires specialized underwriting.

Depending on the borrower's qualifications, available options could include:

Fixed-rate financing.
Adjustable-rate mortgages.
Jumbo or portfolio lending.
Different down payment structures.
Temporary rate buydowns.
Certain alternative-documentation or asset-based programs.

Each option carries its own eligibility requirements, costs, and risks.

For example, an adjustable-rate mortgage may offer a different initial payment structure, but future rate adjustments can increase the payment.

A temporary buydown reduces the borrower's initial payments through a funded subsidy, but it does not change the contractual note rate.

The objective is not simply to find the lowest advertised rate. It's to evaluate the structure that best aligns with the buyer's financial goals.

5. Why a Buyer's Market Doesn't Automatically Mean a Good Deal

More available homes can be beneficial for buyers, but inventory alone doesn't determine value.

Before purchasing, I encourage clients to examine several factors.

Comparable sales: Is the asking price supported by recent transactions involving similar properties?

Days on market: Has the property been listed significantly longer than comparable homes?

Property condition: Are there repairs, deferred maintenance, or upcoming capital expenditures?

Ownership costs: What will property taxes, insurance, HOA dues, assessments, and maintenance actually cost?

Financing eligibility: Will the property qualify for the intended mortgage program?

Long-term objectives: Is the property appropriate for the buyer's expected holding period and financial plans?

These questions are particularly important for condominiums, luxury properties, and transactions involving complex financing.

A discounted property may still be a poor financial decision if the carrying costs, property risks, or financing terms don't support the buyer's objectives.

Likewise, a well-priced property in a competitive market may still represent a sound purchase for the right buyer.

The strongest opportunities are identified through careful analysis—not headlines alone.

6. What Should Sellers Do in This Market?

The growing number of sellers also creates an important lesson for homeowners considering a sale.

In markets with substantial inventory, pricing and presentation become increasingly important.

Sellers may need to consider:

Pricing based on current comparable sales rather than previous market peaks.
Preparing the property to compete effectively.
Understanding the financial profile of likely buyers.
Evaluating reasonable requests for closing-cost assistance.
Remaining flexible on terms that could help complete a transaction.

In markets with tighter inventory, sellers may retain more leverage, but accurate pricing and property presentation still matter.

The most effective strategy depends on the local market—not simply the national trend.

7. Chris's Market Perspective: Opportunity Is Local. Strategy Is Personal.

After more than 25 years in mortgage lending and working with thousands of clients across different market cycles, one lesson continues to stand out:

The best real estate decisions are made by understanding the entire transaction—not just one number.

A market with more sellers than buyers may create an opportunity.

But the real question is whether that opportunity makes financial sense for you.

For a buyer in Miami, the conversation may center on inventory, seller flexibility, and the total cost of ownership.

For a buyer in San Francisco, the priority may be competitive positioning, financing readiness, and identifying properties where the asking price is supported by market conditions.

And for high-net-worth buyers, investors, self-employed borrowers, or clients purchasing unique properties, the financing structure may require additional analysis.

Through United American Mortgage Corporation, I have access to more than 150 lending partners, including banks, credit unions, portfolio lenders, and specialty lending sources.

That provides the ability to evaluate a range of potential financing solutions based on the borrower's circumstances.

As a Global Real Estate Advisor with Compass, I also approach transactions from the property and negotiation side.

This combination allows me to consider questions that go beyond the mortgage application:

Is the property priced appropriately?

What terms may be negotiable?

How much capital should the buyer commit?

What loan structure supports the client's financial objectives?

What risks should be understood before moving forward?

The answers will not be the same for every buyer.

And that's precisely why a personalized approach matters.

My perspective: Don't try to predict the perfect time to buy. Focus on understanding the opportunity, the financing, and the financial implications before making your decision.

8. Before You Make Your Next Move, Know Where You Stand

The latest housing data highlights a major change in the national market.

But the most important question isn't whether there are more sellers than buyers across the country.

It's whether your specific market—and the property you're considering—offers an opportunity worth pursuing.

Whether you're buying in Miami, San Francisco, or another market, understanding local conditions and evaluating the financing before making an offer can help you negotiate from a more informed position.

Is Your Market Giving Buyers the Upper Hand?

If you're considering purchasing a property, let's examine the numbers together.

Share the city or neighborhood you're targeting, your approximate purchase price, and your financing objectives.

I'll help you evaluate the local market, potential negotiation opportunities, and financing structures worth considering.

If you're a Realtor, CPA, or financial advisor working with a client evaluating a purchase, I'm also available to review the scenario.

The right opportunity starts with the right information.

Chris Pessy
SVP of Mortgage Lending | United American Mortgage Corporation
Global Real Estate Advisor, CIPS® | Compass
NMLS #208346 | UAMCO NMLS #1942

25+ Years of Experience | 5,000+ Families Supported | 150+ Lending Partners | Nationally Recognized Top 1% Mortgage Originator

Sources and Market Data

Redfin, October 14, 2026: Home Sellers Now Outnumber Buyers By 63%, the Biggest Gap in at Least 13 Years.
Redfin, September 2026: Buyer-versus-seller market estimates for major U.S. metropolitan areas.
Freddie Mac, October 15, 2026: Primary Mortgage Market Survey, 30-Year Fixed-Rate Mortgage Average.

_{This article is provided for general educational and informational purposes only and does not constitute an offer or commitment to lend, an individualized mortgage quote, or a guarantee of real estate market outcomes. Market statistics are estimates and may differ by source, geography, property type, and methodology. Market conditions, mortgage rates, property values, and loan availability may change without notice. Mortgage rates, loan terms, seller concessions, eligibility requirements, and financing options vary by borrower, property, transaction, and lender. All financing is subject to underwriting, investor requirements, and final approval. Not all applicants or properties will qualify. Temporary mortgage buydowns do not change the contractual note rate and are subject to applicable program guidelines. Chris Pessy, NMLS #208346 | United American Mortgage Corporation, NMLS #1942 | Equal Housing Opportunity.}

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October 19, 2026

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One Home. Three Financing Strategies

One Home. Three Financing Strategies. Which Wins?

The same home. The same purchase price. Three different ways to finance it. Which strategy makes the most financial sense?

When buying a home, most people focus on two numbers: the purchase price and the mortgage rate.

Both matter. But neither tells the whole story.

What if two buyers purchase the same $1.5 million property, yet their financing decisions produce significantly different monthly payments, upfront cash requirements, and long-term costs?

That's entirely possible.

The difference may come down to how the mortgage is structured, which lending options are considered, and how the purchase is negotiated.

In a market where borrowing costs remain a major consideration, understanding these differences can be particularly valuable.

Let's examine three potential strategies for purchasing the same home—and why choosing the right approach requires more than simply comparing advertised mortgage rates.

The Scenario: A $1.5 Million Home

Imagine you've found a property you love in Miami, San Francisco, or another competitive real estate market.

Here are the basic assumptions:

Purchase price: $1,500,000
Mortgage term: 30 years
Illustrative fixed interest rate: 7.00%
Property taxes, insurance, HOA dues, and closing costs: Excluded from the payment illustrations unless otherwise stated

The 7.00% interest rate is hypothetical and used solely to demonstrate the differences between financing structures. It is not a current rate quote or an offer of financing.

We'll explore three strategies:

Traditional financing with 20% down.
Seller concessions used to fund a temporary 2-1 mortgage buydown.
A larger down payment designed to reduce monthly obligations.

Each approach has potential advantages and trade-offs.

And importantly, the strategy with the lowest initial monthly payment isn't necessarily the best overall financial decision.

Strategy 1: Traditional Financing With 20% Down

This is a familiar approach for many qualified homebuyers.

The buyer contributes 20% of the purchase price and finances the remaining 80%.

The Numbers

Monthly payment excludes property taxes, homeowners insurance, HOA dues, and other applicable expenses.

Why This Strategy May Work

A 20% down payment can offer several benefits, depending on the loan program and borrower qualifications.

It may help avoid private mortgage insurance, preserve more liquidity than a larger down payment, and provide a straightforward long-term payment structure.

For a buyer with stable income, sufficient reserves, and a desire to retain investment capital, this approach may make sense.

The Trade-Off

The buyer assumes the full principal-and-interest payment from the beginning.

In addition, the $300,000 down payment is only part of the cash required to close. Taxes, insurance, lender fees, title expenses, prepaid items, and other transaction costs must also be considered.

The question: Is preserving more liquidity worth the higher monthly mortgage payment?

That depends on the buyer's broader financial position and objectives.

Strategy 2: Negotiate Seller Concessions for a Temporary 2-1 Buydown

Now consider the same home, at the same purchase price, with the same $1.2 million mortgage.

But this time, the buyer negotiates an eligible seller concession that helps fund a temporary mortgage payment buydown.

A 2-1 buydown temporarily subsidizes the borrower's monthly principal-and-interest payment during the first two years.

The contractual note rate remains unchanged.

Using the same hypothetical 7.00% fixed note rate, the payments would be calculated as though the rate were:

Year 1: 5.00%
Year 2: 6.00%
Years 3–30: 7.00%

The Numbers

These are illustrative subsidized payments, not changes to the contractual note rate. The borrower must meet the applicable qualification requirements based on the loan program.

What Does This Mean?

Compared with the full payment, the borrower could receive an approximate payment subsidy of:

Year 1: $1,542 per month.

Year 2: $789 per month.

That represents approximately $27,972 in total temporary payment assistance over the first 24 months, subject to final loan calculations and the terms of the buydown agreement.

The required buydown funds are typically deposited into a designated account at closing and applied toward the scheduled payment subsidy.

Seller contributions must comply with the applicable loan program's concession limits and other eligibility requirements.

Why This Strategy May Work

A temporary buydown can help reduce initial monthly cash outflow.

This may be useful for buyers who anticipate near-term expenses related to moving, furnishing a property, or managing a financial transition.

It can also create a different negotiating opportunity.

Instead of focusing exclusively on reducing the purchase price, the buyer and seller can evaluate whether an eligible closing-cost concession provides more immediate value.

The Trade-Off

The payment subsidy is temporary.

Beginning in Year 3, the borrower is responsible for the full payment associated with the original note rate.

A buyer should not assume mortgage rates will decline or that refinancing will be available before the buydown period expires.

The question: Is short-term payment flexibility more valuable than a permanent reduction in principal or interest costs?

The answer depends on the borrower's cash flow, liquidity, financial stability, and long-term plans.

Strategy 3: Increase the Down Payment to Reduce the Monthly Obligation

Let's consider a third approach.

Instead of putting 20% down, the buyer contributes 30%.

The purchase price remains $1.5 million, but the loan amount decreases.

The Numbers

Payment excludes taxes, insurance, HOA dues, and other applicable expenses.

Why This Strategy May Work

The buyer reduces the principal balance by $150,000 compared with the 20%-down scenario.

At the same hypothetical interest rate and term, that lowers monthly principal and interest by approximately $998.

It also reduces total interest expense over the life of the loan if the mortgage is held to maturity and payments are made as scheduled.

The Trade-Off

The buyer commits an additional $150,000 of liquid capital to the property.

That capital may otherwise have been available for investments, business opportunities, emergencies, or other financial needs.

For a high-net-worth borrower, retaining liquidity may be more valuable than minimizing the mortgage payment.

For another buyer, reducing monthly obligations may be the higher priority.

The question: Is it better to put more money into the home—or keep that capital available elsewhere?

There isn't one universal answer.

Side-by-Side: Which Financing Strategy Wins?

Let's compare the three approaches using the same hypothetical property and interest rate.

Strategy 2 payments reflect a temporary subsidy funded upfront. All figures are approximate and illustrative.

So, which strategy wins?

It depends on what you're trying to accomplish.

If preserving liquidity is the priority, Strategy 1 may deserve consideration.

If reducing payments during the first two years is important, Strategy 2 may offer a useful temporary benefit when eligible seller concessions are available.

If minimizing the ongoing monthly mortgage payment is the goal, Strategy 3 may be attractive, provided the buyer is comfortable committing more capital.

But the comparison doesn't end there.

A complete evaluation should also consider total interest expense, the cost and source of any buydown funds, closing costs, lender fees, APR, opportunity cost of capital, anticipated holding period, and whether the borrower expects to sell or refinance.

The lowest payment today may not produce the lowest total cost tomorrow.

And the loan with the lowest total interest expense may not be the best use of a borrower's available capital.

That's why financing should be approached as a strategy—not simply a rate quote.

What About Different Lenders and Loan Programs?

The examples above hold the interest rate constant to isolate the effects of loan structure.

In practice, however, different lenders may offer different pricing, qualification guidelines, loan programs, fees, and reserve requirements.

That's another important consideration.

A traditional bank may have one set of requirements.

A credit union may offer another.

A portfolio lender may evaluate certain borrower or property characteristics differently.

And a specialty lender may provide an option for a qualified borrower who doesn't fit conventional documentation guidelines.

These differences can become especially relevant for:

Self-employed borrowers and business owners.
High-net-worth individuals with substantial assets.
Jumbo and super-jumbo mortgage borrowers.
Real estate investors.
Foreign nationals.
Buyers purchasing complex condominium projects or unique properties.
Borrowers seeking bridge financing or other specialized structures.

Not every loan program will be available to every borrower or property. Alternative lending programs may also carry higher costs, different documentation requirements, or additional risks.

The objective is to identify the options that genuinely fit the transaction—not simply to maximize the number of lenders contacted.

Why the Right Mortgage Advisor Matters

Mortgage financing is about more than obtaining an approval.

A strong advisor should help borrowers understand how their financing decisions affect the larger transaction.

That includes evaluating:

Monthly affordability: What payment is sustainable given the borrower's broader financial obligations?

Liquidity: How much capital should be invested in the property, and how much should remain available?

Financing flexibility: Which loan programs and structures fit the borrower's financial profile?

Negotiation opportunities: Could seller concessions or other contract terms improve the transaction?

Long-term objectives: How long does the buyer expect to own the property, and how might their financial circumstances change?

Risk: What happens if rates remain elevated, income changes, or the property is sold earlier than anticipated?

The answers can significantly affect the recommended financing approach.

Chris's Market Perspective

The Best Mortgage Isn't Always the One With the Lowest Advertised Rate

After more than 25 years in mortgage lending, helping over 5,000 families, and earning recognition as a Top 1% Mortgage Originator in the Nation, I've learned that the most effective financing decisions begin with understanding the client's objectives.

Through United American Mortgage Corporation, I have access to 150+ lending partners, including banks, credit unions, portfolio lenders, and specialty lending sources.

That access creates opportunities to compare different lending structures rather than limiting the conversation to one institution's offerings.

But access alone isn't enough.

Knowing which options to evaluate, how to structure the financing, and how those decisions affect the overall transaction is where experience matters.

My work as both a Mortgage Advisor and a Global Real Estate Advisor with Compass also gives me perspective on the real estate side of the equation.

I understand that the financing decision doesn't happen in isolation.

Purchase negotiations, property values, market conditions, closing timelines, liquidity, and long-term investment objectives can all influence the strategy.

For some clients, preserving capital is the priority.

For others, reducing monthly obligations matters most.

And for certain buyers, a combination of seller negotiations and a carefully structured loan may offer an approach worth considering.

The goal isn't to recommend the same mortgage to every client. It's to help each client understand the available options and select a strategy aligned with their circumstances.

Before You Make an Offer, Let's Compare Your Options

If you're considering purchasing a home, don't stop at asking:

“What's today's mortgage rate?”

Ask a more important question:

“What financing strategy makes the most sense for my situation?”

Whether you're purchasing your first home, moving into a luxury property, investing in real estate, or navigating a more complex financial profile, evaluating the options before making an offer can help you make a more informed decision.

If you already have a property in mind, send me:

The approximate purchase price.
Your estimated down payment.
Your primary financial objective: lower monthly payments, preserving liquidity, or minimizing long-term borrowing costs.

I'll help you identify potential financing structures worth comparing.

And if you're a Realtor, CPA, or financial advisor working with a client who needs a more sophisticated financing approach, I'm available to review the scenario.

One home. Multiple financing strategies. The right choice depends on the client.

Let's evaluate yours.

Chris Pessy
SVP of Mortgage Lending | United American Mortgage Corporation
Global Real Estate Advisor, CIPS® | Compass
NMLS #208346 | UAMCO NMLS #1942

25+ Years of Experience | 5,000+ Families Supported | 150+ Lending Partners | Nationally Recognized Top 1% Mortgage Originator

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^{This article is provided for educational and informational purposes only and does not constitute an offer, loan approval, or commitment to lend. All interest rates, loan amounts, payments, and financing scenarios presented are hypothetical illustrations and are not current rate quotes or representations of available loan terms. Illustrative monthly principal-and-interest payments exclude property taxes, homeowners insurance, mortgage insurance, HOA dues, and other applicable costs. Temporary 2-1 buydowns do not change the contractual note rate; eligible funds are applied to subsidize payments during the applicable period. Borrowers must qualify under applicable underwriting and investor guidelines. Seller concessions and buydown availability are subject to program requirements and limitations. Loan programs, rates, terms, fees, eligibility requirements, and conditions vary by borrower, property, lender, and transaction and are subject to change without notice. All loans are subject to underwriting and investor approval; not all applicants or properties will qualify. Refinancing is not guaranteed and should not be assumed when evaluating temporary buydowns. Chris Pessy, NMLS #208346 | United American Mortgage Corporation, NMLS #1942 | Equal Housing Opportunity.}

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October 13, 2026

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What Deal Are You Having Trouble Getting Done?

In mortgage lending, not every borrower fits neatly into a conventional box.

A successful business owner may show less taxable income than their business actually generates. A high-net-worth borrower may have significant assets but an unconventional income profile. An investor may need financing based primarily on the property's cash flow. A property itself may present challenges that cause a traditional lender to step away.

And sometimes a borrower simply hears:

“We can't do it.”

But one lender's answer doesn't necessarily represent the entire lending market.

The better question may be:

Is the deal impossible—or does it simply need a different structure?

That's where experience, lender access and understanding how to structure complex transactions can make a meaningful difference.

Not Every Lender Looks at a Borrower the Same Way

Traditional lending works well for millions of borrowers.

But conventional underwriting is designed around defined guidelines. When a borrower's income, assets, property or transaction falls outside those parameters, financing can become more complicated.

That doesn't automatically mean the borrower is financially weak.

Consider a few examples:

A self-employed business owner may have substantial cash flow while legally maximizing deductions that reduce taxable income.

A high-net-worth client may have significant liquidity and investments but relatively little traditional employment income.

A real estate investor may be more concerned with the property's rental economics than qualifying through conventional personal-income calculations.

A foreign national may have substantial financial resources but limited or no U.S. credit history.

Or the borrower may be straightforward while the property isn't—a complex condominium, unique residence, mixed-use property or another asset that doesn't fit a particular lender's guidelines.

These aren't necessarily bad transactions.

They may simply require a different approach.

One Bank's “No” Isn't Necessarily the Market's “No”

This distinction is important.

A bank generally lends according to its own products, underwriting standards, risk appetite and investor requirements.

If the transaction doesn't fit that institution's lending box, the answer may be no.

A mortgage broker can approach the problem differently.

With access to 150+ lending partners, including banks, credit unions, wholesale lenders, portfolio lenders and specialty lending sources, we can evaluate a much broader range of potential financing structures.

Depending on the borrower and transaction, that can include:

Bank Statement Loans
Potential solutions for qualified self-employed borrowers where eligible bank deposits may provide an alternative method of documenting income.

Non-QM Financing
Programs designed for qualified borrowers whose circumstances don't necessarily conform to traditional agency underwriting.

Jumbo & Super Jumbo
Financing strategies for higher-value properties and larger loan amounts.

DSCR Loans
Investment-property financing where qualification may focus heavily on the property's rental cash flow rather than traditional personal-income documentation.

Bridge Financing
Potential short-term solutions when timing between transactions creates a financing gap.

HELOCs & HELOANs
Ways qualified homeowners may be able to access existing equity without necessarily replacing their first mortgage.

Asset-Based Solutions
Potential strategies for qualified borrowers with substantial assets whose traditional income doesn't adequately reflect their financial capacity.

Foreign National Programs
Specialized financing structures for certain non-U.S. borrowers purchasing or investing in U.S. real estate.

Portfolio Lending
Programs where lenders may retain loans rather than sell them into the traditional secondary market, potentially allowing different underwriting parameters.

But having access to more programs is only part of the equation.

The real value is knowing which direction to look.

More Lenders Doesn't Mean “Shop the File Everywhere”

Complex lending shouldn't mean sending the same application to lender after lender hoping someone eventually says yes.

That can miss the underlying issue.

Before deciding where a transaction belongs, the better approach is to understand why it doesn't fit.

Is income documentation the problem?

Is it liquidity?

Debt-to-income?

Loan-to-value?

Property eligibility?

Condo requirements?

Loan size?

Occupancy?

Timing?

Or simply a mismatch between the borrower and that particular lender's guidelines?

Once the actual obstacle is identified, you can start evaluating the appropriate structure and lending source.

That's a very different process from simply looking for another rate quote.

When the Obstacle Becomes the Strategy

Some of the most interesting financing conversations begin with a problem.

A borrower has already been declined.

A Realtor has a qualified buyer but financing is threatening the transaction.

A CPA has a successful self-employed client whose tax strategy creates mortgage-qualification challenges.

A financial advisor has a client with considerable assets but a financial profile that traditional underwriting doesn't interpret particularly well.

This is where the mortgage conversation should become less about selling a product and more about solving the structure.

The objective isn't to make every transaction work.

Some transactions genuinely shouldn't—or can't—be financed under available guidelines.

The objective is to determine whether there is a responsible alternative worth exploring before concluding that the answer is no.

Chris's Market Perspective

After 25+ years in mortgage lending and more than 5,000 families supported, one lesson has remained consistent:

Complexity isn't necessarily the problem. Misidentifying the problem is.

I've been recognized as a Top 1% Mortgage Originator in the Nation, but experience becomes particularly valuable when a transaction doesn't follow the standard playbook.

My role is not simply to quote a mortgage rate.

It's to look at the borrower, property and transaction together and ask:

What is preventing this deal from working?

Is there another legitimate way to document the borrower?

Is there a lending source whose guidelines better match the scenario?

Could the transaction be structured differently?

My work as both a Mortgage Advisor and Real Estate Advisor also gives me perspective on another important consideration: financing decisions don't happen in isolation.

The loan structure, purchase negotiation, property, timing, liquidity and exit strategy can all affect one another.

Sometimes changing one part of the transaction can change the entire financing conversation.

Before You Give Up on the Deal

If you're a Realtor, CPA, financial advisor, attorney or other professional with a client whose financing has become an obstacle, consider getting another perspective before assuming the transaction is dead.

And if you're the borrower who has already been told no, it may be worth understanding why before assuming there are no other options.

A second look doesn't guarantee an approval.

But it can determine whether another viable path deserves consideration.

So I'll leave you with the same question I'm asking my referral partners and clients this week:

What deal are you having trouble getting done?

Already declined?

Complex income or assets?

Unusual property?

Self-employed borrower?

High-net-worth client with an unconventional financial profile?

Send me the scenario.

We'll identify the obstacle, evaluate the available options and determine whether there is a responsible path forward.

Because sometimes the difference isn't the borrower.

It's knowing where to take the transaction, how to structure it, and who to call.

_{This content is for educational and informational purposes only and is not an offer or commitment to lend. Loan programs, guidelines, eligibility requirements, rates, terms and conditions vary by borrower, property, lender and transaction and are subject to change without notice. All loans are subject to underwriting and investor approval; not all applicants or properties will qualify. Availability of any particular loan program or financing solution is not guaranteed. Chris Pessy, SVP of Mortgage Lending, United American Mortgage Corporation (UAMCO), NMLS #208346. Equal Housing Opportunity.}

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October 5, 2026

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Are Florida Home Insurance Costs Finally Easing?

Is One of Florida Real Estate’s Biggest Headwinds Starting to Ease?

For years, one issue has consistently come up when discussing Florida real estate:

Homeowners insurance.

Rising premiums have increased the cost of owning property, affected affordability, complicated transactions and, in some cases, caused buyers to reconsider whether a particular home made financial sense.

Now, there are signs that the insurance market may be moving in a more favorable direction.

Florida regulators recently approved homeowners insurance rate reductions ranging from 3.2% to 10.4% across more than 62,000 policies. And according to the Florida Office of Insurance Regulation (OIR), since January 2024, 48 companies have filed for rate decreases while another 53 have requested no rate change.

For South Florida homeowners and prospective buyers, some of the numbers are particularly noteworthy.

The question is:

Could one of Florida real estate’s biggest headwinds finally be starting to ease?

Florida Home Insurance Rates Are Beginning to Move Lower

The latest approvals from Florida regulators cover four insurers:

One Alliance North America Insurance Company: 10.4% reduction across 17,148 policies
Safe Harbor Insurance Company: 4.1% reduction across 10,501 policies
Unique Insurance Company: 3.2% reduction across 8,266 policies
Vyrd Insurance Company: 10.4% reduction across 26,751 policies

The reductions will take effect at renewal, although the impact on individual homeowners will vary depending on the property, location, coverage, insurer and risk profile.

Perhaps more important than these four reductions is the broader direction of the market.

Florida Insurance Commissioner Mike Yaworsky said he expects to see additional aggressive rate reductions going into 2027. The OIR also reported pending requests for decreases ranging from 0.3% to 19.7%.

That's a notable shift after years in which Florida homeowners became accustomed to discussing insurance almost exclusively in terms of rising costs.

South Florida Is Seeing Some of the Most Significant Changes

For buyers and homeowners in Miami-Dade, Broward and Palm Beach counties, there's another important development.

According to the OIR, Kin Insurance reported average homeowners rate reductions of more than 20% for new and existing policyholders in those three South Florida counties.

That doesn't mean every homeowner in South Florida should expect their insurance premium to fall by 20%.

They won't.

Insurance pricing remains highly property-specific. A waterfront home in Miami Beach, an inland single-family residence in Broward and a condominium in Palm Beach can have completely different insurance considerations.

But the trend matters.

For the first time in years, the conversation is increasingly about competition and potential rate reductions—not simply how much premiums may increase.

And that could have meaningful implications for real estate.

Why Insurance Matters So Much to Real Estate

When people talk about housing affordability, they often focus on two numbers:

Home prices and mortgage rates.

But neither tells the complete story.

The actual cost of owning a property can include:

Mortgage payment + property taxes + insurance + HOA fees + assessments + maintenance.

In Florida, insurance has become an increasingly important part of that equation.

Consider two homes with the same purchase price and mortgage payment.

If one costs $5,000 per year to insure and another costs $15,000, the ownership economics are very different.

That's why a change in insurance costs can matter even when mortgage rates and property prices haven't changed.

The purchase price is only part of the story. The carrying cost determines what the property actually costs to own.

What Could Lower Insurance Costs Mean for Buyers?

For buyers, the most obvious potential benefit is improved affordability.

A lower annual insurance premium means a lower monthly housing expense.

But there can also be another consequence.

Buyers who previously dismissed certain Florida properties because of insurance costs may reconsider them if coverage becomes more competitive and premiums become more manageable.

That doesn't necessarily mean lower insurance rates will cause home prices to rise.

Housing demand is influenced by many factors, including mortgage rates, inventory, employment, migration, economic conditions and consumer confidence.

But insurance has been a meaningful obstacle for some Florida buyers.

If that obstacle becomes smaller, the economics of purchasing can improve.

What Could This Mean for Sellers?

Insurance can affect sellers even though they aren't paying the buyer's future premium.

Why?

Because buyers don't evaluate properties based solely on the asking price.

They evaluate the total cost.

A buyer considering a property may ask:

What's the mortgage payment?

How much are the property taxes?

What's the HOA?

Are there assessments?

And increasingly in Florida:

“How much is the insurance?”

If the answer is unexpectedly high, it can change how much the buyer is willing—or able—to pay.

In some cases, it can change the decision entirely.

A more competitive insurance market could therefore remove one of the objections that sellers have encountered during the past several years.

More Competition Is Entering Florida's Insurance Market

Rate reductions aren't the only development worth watching.

The Florida Office of Insurance Regulation reported earlier this year that 20 new property and casualty insurers had entered Florida's market since recent legislative reforms, bringing more than $850 million in new capital.

More carriers can potentially mean greater competition for policyholders.

That's particularly relevant because one of Florida's insurance challenges has historically been limited availability in certain areas and property types.

The improvement is not necessarily uniform across the state, but greater private-market participation is an important signal.

Citizens Is Getting Dramatically Smaller

Another indicator is what's happening at Citizens Property Insurance Corporation, Florida's state-created insurer of last resort.

Citizens had approximately 255,000 policies as of September 18, 2026.

Compare that with approximately 1.4 million policies in September 2023.

That's a dramatic reduction in just three years.

The decline reflects Florida's ongoing effort to move policies from Citizens into the private insurance market.

Citizens President Timothy Cerio has encouraged homeowners receiving significant renewal increases to shop around, saying the private market has become more robust.

For homeowners, the practical takeaway is important:

The renewal quote you receive may not represent the best option currently available.

As competition changes, comparing carriers becomes increasingly important.

What About Condominiums?

This is where the story becomes particularly relevant to South Florida.

Condo insurance is more complicated than single-family insurance because there are effectively two layers to consider.

The condominium association insures the building and common elements through its master policy.

The individual owner typically carries separate coverage for the interior of the unit, personal property and other exposures.

That means a buyer needs to understand not only:

“What will my personal policy cost?”

but also:

“What's happening with the building's insurance?”

Master-policy premiums ultimately affect association expenses and can therefore influence HOA fees and assessments.

And insurance is only one part of the condo equation.

Buyers still need to evaluate:

Reserves. Special assessments. Structural requirements. Association finances. HOA fees. Litigation. Financing eligibility.

Improving insurance conditions are encouraging, but they don't automatically make every condo a good purchase.

Not Every Homeowner Will See a Reduction

This point is critical.

The headline:

“Florida Insurance Rates Are Falling”

can easily be misunderstood.

The market is showing encouraging signs, but there is no universal rate reduction for every Florida homeowner.

Premiums remain dependent on factors such as:

Location, age of the property, roof condition, wind mitigation, construction type, replacement cost, claims history, coverage limits and proximity to the coast.

Waterfront and coastal properties can present very different risks from inland properties.

And hurricane exposure isn't going away.

Florida remains a catastrophe-exposed insurance market.

The more accurate conclusion is:

Conditions appear to be improving, but every property still needs to be evaluated individually.

The Property That Looks Cheaper May Actually Cost More

This is particularly important when comparing homes.

Suppose Buyer A is considering:

Property A: $1,000,000

and

Property B: $950,000

At first glance, Property B looks like the better value.

But imagine Property B has substantially higher insurance costs, a larger HOA expense or an upcoming assessment.

Suddenly, the $50,000 difference in purchase price may tell very little about which property represents the better financial decision.

This is why I consistently encourage buyers to evaluate:

Purchase price AND carrying cost.

Not one or the other.

Could Improving Insurance Conditions Affect Buyer Demand?

Potentially—but this is where we need to distinguish an encouraging trend from a prediction.

Florida's insurance market has been one of several factors affecting buyer sentiment.

If premiums continue stabilizing or declining, additional carriers enter the market and coverage becomes easier to obtain, that could improve the ownership equation for some buyers.

But insurance is only one variable.

Mortgage rates, inventory, property values, taxes, HOA expenses and broader economic conditions will continue to matter.

The important point is that one of the variables that has been moving against Florida homeowners for years may finally be showing signs of moving in a more favorable direction.

That's worth paying attention to.

Chris's Market Perspective

For several years, insurance has been one of the biggest questions surrounding Florida real estate.

I don't believe the latest data means we can declare that problem solved.

But I do believe the direction has become more encouraging.

More carriers are participating in the market.

Some insurers are reducing rates.

Citizens' policy count has fallen dramatically.

And parts of South Florida are seeing particularly notable reductions.

For buyers, this reinforces something I believe is increasingly important:

Don't evaluate a property based on the asking price alone.

Look at the entire ownership structure.

A property with a slightly higher purchase price but better insurance, lower HOA expenses, stronger reserves and fewer assessments may ultimately be the better purchase.

Conversely, an apparent bargain can become expensive once all the carrying costs are included.

The opportunity is not simply finding the cheapest property.

It's finding the property with the strongest overall economics.

Why Real Estate and Financing Need to Be Evaluated Together

This is where my dual perspective becomes particularly useful.

As a Global Real Estate Advisor, CIPS®, with more than 25 years of mortgage experience, I evaluate a purchase from both the real estate and financing sides.

For a buyer, I want to understand:

What is the property worth?

What negotiating leverage exists?

What are the taxes?

What are the HOA expenses and assessments?

What are the insurance considerations?

How should the financing be structured?

And ultimately:

What will this property actually cost to own each month?

Because the best purchase isn't necessarily the home with the lowest asking price—or the loan with the lowest advertised interest rate.

It's the transaction that makes sense when all the pieces are considered together.

Is This a Turning Point for Florida Real Estate?

It's too early to call it that.

But the trend deserves attention.

Florida regulators are approving meaningful rate reductions. Additional decreases are under review. More private insurers have entered the state, and Citizens' exposure has declined substantially.

For South Florida in particular, where insurance costs can materially affect the economics of ownership, continued improvement could become another important factor for buyers and sellers heading into 2027.

The key will be watching whether these improvements become broader, sustained and reflected in actual renewal premiums across different property types.

Considering a South Florida Property?

If you're evaluating a home or condo, send me the address or MLS number.

I'll help you look beyond the asking price and evaluate the comparable sales, negotiating position, property taxes, HOA, assessments, insurance considerations, financing and estimated monthly ownership costs.

Because the most important question isn't simply:

“What does this property cost?”

It's:

“What will this property actually cost me to own?”

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October 10, 2026

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What Happens After You Click “Contact Agent”?

Buying a home has never started more easily.

You open an app, search a neighborhood, find a property you like and click:

“Contact Agent.”

Within minutes, you may hear from a real estate professional.

But many buyers never ask an important question:

What actually happens after that click?

A recent federal court decision involving Zillow has brought attention to the relationships between online real estate platforms, agents, referral networks and mortgage companies.

The lawsuit is still in its early stages, and there has been no finding that Zillow violated antitrust law. But the case raises an important issue for buyers:

Finding a home online and choosing the professionals who advise you are two different decisions.

Why Zillow Is Back in the Headlines

On September 28, U.S. District Judge James L. Robart denied Zillow's motion to dismiss an antitrust lawsuit filed by real estate agents in federal court in Washington.

The ruling allows claims involving Zillow's agent referral ecosystem, Follow Up Boss and Zillow Home Loans to continue through litigation.

Importantly, the judge did not rule that Zillow violated the law.

Zillow disputes the allegations and maintains that consumers remain free to choose their agent and lender.

Regardless of the lawsuit's eventual outcome, there is a useful lesson for buyers.

Your Home Search Is Also a Business Ecosystem

Most buyers think of real estate websites as search engines:

Enter a ZIP code. Set a price range. Browse homes.

Behind that experience, however, platforms may generate leads for agents, connect consumers with lenders and provide technology to real estate professionals.

None of that is inherently problematic.

But buyers should understand:

A connection created by a platform isn't necessarily the same as independently choosing your advisor.

When you request information about a property, you may also assume you're contacting the listing agent.

That isn't always the case.

Depending on the platform, you may be connected with another agent participating in a referral or lead-generation program.

That agent may be excellent, but you should still understand:

Who does the agent represent? How were you connected? Is there a referral arrangement? How are they compensated? Are you entering into a representation agreement?

That's basic due diligence when making a major financial decision.

Finding the Property Is Only the Beginning

Finding homes has become remarkably easy.

Evaluating them correctly hasn't.

Once you identify a property, the more important questions begin:

Is the asking price supported by comparable sales?

What negotiating leverage exists?

Why is the seller selling?

Are there better values available?

Are there inspection, insurance, HOA or condominium issues?

How should the offer be structured?

What will ownership actually cost each month?

And ultimately:

Does buying this property make financial sense for me?

A portal can help you discover a home. It cannot replace the analysis required to answer those questions.

The Same Principle Applies to Your Mortgage

Convenience can be valuable, but it shouldn't be confused with comparison.

If you're introduced to a lender through a website, builder, agent or referral source, ask:

Am I required to use this lender?

What alternatives are available?

How do the rate, APR, points and fees compare?

Could another loan structure make more sense?

Would seller credits or a rate buydown improve the economics?

The lowest advertised rate isn't automatically the best financing solution.

The entire structure matters.

Different lenders can also view the same borrower or property very differently.

One lender may decline a condominium another can finance. A self-employed borrower may benefit from bank-statement financing. An investor may qualify through DSCR. Foreign-national and jumbo borrowers may require entirely different programs.

The right financing depends on the borrower and property—not simply on where the lead originated.

Questions Buyers Should Ask

Before choosing an agent, understand:

Who do you represent? How are you compensated? Are referral fees involved? What experience do you have in this market? How will you determine what I should offer and help me negotiate?

And perhaps most importantly:

Will you tell me when you think I shouldn't buy the property?

A good advisor's value isn't demonstrated by getting you into every home you like.

Sometimes it's helping you recognize the one you should walk away from.

Your lender deserves similar scrutiny.

Don't ask only:

“What's your rate?”

Ask about your total monthly payment, APR, points, closing costs, alternative programs, down-payment strategies and seller credits.

Also understand what happens financially if you refinance or sell in three, five or seven years.

Rates matter. Structure matters too.

Chris's Market Perspective

Technology has made finding real estate easier than ever.

But access to information isn't the same thing as independent advice.

Online platforms are useful for discovering properties, tracking listings and researching neighborhoods.

After you find the home, however, the question changes from:

“What's available?”

to:

“Is this the right property, at the right price, with the right terms and financing?”

That's where experienced representation becomes important.

The Zillow case is still being litigated. The court has allowed the claims to proceed, while Zillow continues to dispute them.

For buyers, the broader takeaway is straightforward:

Know who is advising you. Understand how they're compensated. And understand your choices.

Real Estate + Financing: Why I Look at Both

As a Global Real Estate Advisor, CIPS®, with more than 25 years of mortgage experience, I approach purchases from both sides of the transaction.

That means evaluating:

Market value. Negotiating leverage. Comparable sales. Property and building quality. Financing eligibility. Monthly ownership costs. Loan structure. Long-term resale considerations.

A property can be attractive but overpriced.

A great price can be attached to a problematic building.

And an excellent property can become a poor financial decision if it's financed or structured incorrectly.

The objective isn't simply to find a home. It's to structure a stronger overall transaction.

Before You Click—Know Your Options

There's nothing wrong with starting your search on a real estate portal.

But the button you click doesn't have to determine who ultimately represents or finances you.

Research your advisors. Ask questions. Understand the relationships. Compare your options.

Make sure the people advising you are evaluating the entire transaction—not simply helping you complete it.

Considering a Property?

If you've found a home or condo you're considering, send me the address or MLS number.

I'll help you evaluate the comparable sales, asking price, negotiating position, property considerations and financing options before you make an offer.

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October 2, 2026

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Could the Seller Lower Your Mortgage Payment?

Mortgage rates are once again around the 7% range, and it's understandable that buyers are paying close attention to every movement.

But focusing exclusively on the headline rate can overlook another part of the equation:

How the transaction itself is structured.

In some situations, negotiating a seller contribution and using it strategically toward financing can have a more immediate impact on affordability than simply negotiating the purchase price.

One strategy worth understanding is the 2-1 temporary buydown.

What Is a 2-1 Buydown?

A 2-1 buydown temporarily reduces the borrower's mortgage payment during the first two years of the loan.

For illustration, assume the mortgage has a 7% note rate:

Year 1 → Payment calculated as if the rate were 5%
Year 2 → Payment calculated as if the rate were 6%
Year 3+ → Payment based on the full 7% note rate

Importantly, the actual note rate in this example remains 7%.

The difference between the reduced payments and the payment based on the note rate is funded upfront through the temporary buydown account, subject to the applicable loan program and lender requirements.

That distinction matters. A 2-1 buydown isn't a 5% mortgage. It's a strategy for temporarily reducing the initial payment.

Why Consider It?

For some buyers, the first few years after purchasing a home can be particularly important financially.

There may be moving expenses, renovations, furniture purchases or simply the adjustment to a new monthly housing expense.

A temporary buydown can potentially provide additional cash-flow flexibility during that period.

But that doesn't automatically make it the right strategy.

The Better Question Is: Where Should the Money Go?

Suppose you're negotiating a purchase and the seller is willing to provide a concession.

There may be several ways those dollars could potentially be used, depending on the loan program and transaction:

Reduce eligible closing costs
Fund a temporary 2-1 buydown
Pay discount points for a permanent rate reduction
Negotiate the economics of the purchase differently

This is where buyers should move beyond simply asking:

“How much can I get the seller to contribute?”

The more useful question is:

“Where will those dollars create the greatest financial benefit for me?”

$20,000 Off the Price—or $20,000 Toward Financing?

Consider a simplified example.

Suppose a buyer is purchasing a $1.5 million home with 20% down, resulting in a $1.2 million loan.

If the seller is willing to negotiate approximately $20,000 of value, reducing the purchase price by $20,000 sounds significant.

The new price becomes $1.48 million, and at the same 80% financing structure, the loan would decrease by approximately $16,000.

At a hypothetical 7% rate on a 30-year loan, that $16,000 reduction in principal would lower principal and interest by only about $106 per month.

That's useful—but it illustrates why purchase price shouldn't be the only number evaluated.

If an eligible seller contribution can instead be applied toward financing costs or a temporary buydown, the near-term cash-flow effect could be materially different.

That doesn't mean the seller credit is automatically better.

It means you should run both scenarios before deciding what to negotiate.

Temporary vs. Permanent Buydown

This is another important distinction.

With a temporary 2-1 buydown, the note rate itself does not change. Funds are set aside upfront to subsidize a portion of the payment during the first two years.

With a permanent buydown, discount points are generally paid at closing in exchange for a lower note rate for the life of the loan.

Which strategy makes more sense depends on several factors, including:

How long you expect to own the property.
A permanent buydown may require enough time for the monthly savings to recover the upfront cost.

Your near-term cash-flow priorities.
A temporary buydown may provide greater payment relief during the first two years.

The cost of each option.
The numbers need to be compared—not assumed.

Your broader financial strategy.
Keeping additional capital invested or available may be more important to one buyer than minimizing the mortgage payment is to another.

There isn't a universal answer.

What About Refinancing Later?

This is where I believe buyers need to be particularly careful.

A 2-1 buydown is sometimes presented with the assumption:

“Take the lower payment now, and refinance when rates fall.”

I wouldn't build a financial strategy around that assumption.

No one can guarantee where mortgage rates will be one or two years from now. And even if rates decline, refinancing will depend on the borrower's financial circumstances, property value, lending guidelines and market conditions at that time.

The mortgage should make sense even if refinancing never happens.

If rates eventually create an attractive refinancing opportunity, that's a potential additional benefit—not something the original purchase should depend upon.

Chris's Market Perspective

One of the advantages buyers have in today's market is the ability to think beyond the headline rate.

When I'm evaluating a transaction, I'm not looking only at:

“What's the mortgage rate?”

I'm also looking at:

What can we negotiate? How should the loan be structured? And where will each dollar create the greatest benefit?

My perspective as both a Mortgage Advisor and Compass Real Estate Advisor allows me to evaluate those decisions together rather than treating the property negotiation and financing as two completely separate conversations.

Sometimes the better strategy is price.

Sometimes it's a seller contribution.

Sometimes it's a temporary or permanent buydown.

And sometimes the right decision is to keep the financing simple.

The objective isn't to use every available strategy. It's to use the right one.

The Bottom Line

Today's mortgage market requires more than simply shopping for a rate.

A well-structured transaction can involve the purchase price, seller concessions, closing costs, down payment, loan structure and monthly payment working together.

A 2-1 buydown is one tool within that larger strategy.

Used appropriately, it can create valuable short-term payment flexibility.

Used simply because rates are high, without comparing the alternatives, it may not be the best use of your negotiating dollars.

Considering a Property?

Send me the purchase price and estimated down payment.

I'll compare how the numbers could look with and without a 2-1 buydown, so you can evaluate the strategy before making a decision.

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^{This communication is for educational and informational purposes only and is not an offer or commitment to lend. Any rates used above are hypothetical examples for illustration only and are not advertised rates or an offer of credit. A temporary 2-1 buydown does not change the note rate; eligible funds are applied to temporarily reduce the borrower's payment during the buydown period. Availability, permitted funding sources, qualification requirements and contribution limits vary by loan program, lender, borrower and transaction. Buyers must qualify under applicable underwriting and investor guidelines. Rates, programs, terms and conditions are subject to change without notice. Refinancing is not guaranteed and should not be assumed when evaluating a temporary buydown. Payment examples exclude property taxes, homeowners insurance, HOA dues and other applicable expenses; actual payment obligations may be higher. All loans are subject to underwriting and investor approval; not all applicants will qualify. Chris Pessy, SVP of Mortgage Lending, United American Mortgage Corporation (UAMCO), NMLS #208346. Equal Housing Opportunity.}

September 28, 2026

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What Happens When AI Wealth Hits San Francisco Real Estate?

Could AI Wealth Reshape San Francisco Real Estate?

San Francisco has experienced technology-driven wealth cycles before.

The dot-com era reshaped neighborhoods and created fortunes. The rise of companies such as Google, Facebook, Uber, Airbnb and Salesforce brought another generation of highly compensated buyers into the Bay Area housing market.

Now, artificial intelligence may be creating the next chapter.

The growth of companies such as OpenAI and Anthropic is generating extraordinary levels of compensation, equity ownership and potential future liquidity. And because many of these companies and employees are concentrated in San Francisco, the impact may extend well beyond the technology sector.

AI is increasingly becoming a real estate story.

The question is no longer simply how AI will change the economy.

For San Francisco homeowners and buyers, another question is emerging:

What happens if even a fraction of this new wealth eventually flows into housing?

The Scale of Potential AI Wealth Is Significant

Anthropic is reportedly moving toward an IPO that could value the company at as much as $2 trillion, according to Reuters. The offering is currently expected to launch around mid-October, although IPO timing and valuation can still change.

OpenAI has also been exploring additional fundraising ahead of a potential future IPO, with Reuters reporting discussions around a valuation of approximately $1.2 trillion.

Those valuations matter to real estate because many employees and former employees hold equity.

When private-company equity eventually becomes liquid, it can create what economists often call a wealth effect: people who suddenly have greater accessible wealth may spend, invest, diversify—or purchase real estate.

A recent Redfin analysis attempted to illustrate just how large that potential wealth effect could be.

Its estimate found that current and former employees of OpenAI and Anthropic could theoretically have enough post-IPO equity wealth to equal approximately 29% of the value of all homes in the San Francisco metro area.

That statistic requires an important qualification.

It does not mean AI employees are going to buy 29% of San Francisco homes.

They won't.

The calculation is a hypothetical comparison designed to illustrate the magnitude of potential employee wealth relative to the value of the local housing stock.

But even with that qualification, the scale is difficult to ignore.

The AI Effect May Already Be Showing Up in Housing

The more interesting part of the story is that we don't necessarily have to wait for IPOs to see signs of an AI-related impact.

Redfin reported this month that San Francisco home sales increased 9% year over year in July, while describing highly compensated AI workers as one of the forces contributing to stronger housing demand.

The luxury segment provides another useful signal.

Redfin found that home prices in the Bay Area's luxury ZIP codes increased an average of 13.4% during the two years following the launch of ChatGPT. That was more than double the 6.3% increase in the price tier immediately below luxury.

And in May, pending luxury-home sales in San Francisco were reported to be up 46% year over year.

None of these figures proves that AI alone caused the increases. Mortgage rates, inventory, the stock market, employment, property quality and broader economic conditions also affect housing.

But together, the numbers suggest that the connection between AI wealth and Bay Area real estate deserves attention.

Why San Francisco Could Be Particularly Sensitive to This Wealth Effect

San Francisco has a characteristic that makes this story particularly interesting:

Desirable housing is difficult to replicate quickly.

Technology companies can create new equity.

Financial markets can create liquidity.

But San Francisco cannot quickly create another Pacific Heights, Presidio Heights, Noe Valley or Russian Hill.

That matters because when purchasing power expands faster than the supply of desirable properties, competition can become concentrated in particular neighborhoods and property types.

The effect doesn't have to occur uniformly across San Francisco.

In fact, it probably won't.

Higher-end homes, properties in sought-after neighborhoods, architecturally distinctive residences, homes with outdoor space and well-positioned condominiums may respond differently from the broader market.

This could become another example of why headline market statistics don't always describe the market a particular buyer or seller is actually experiencing.

What Could This Mean for San Francisco Homeowners?

For homeowners considering selling over the next 6–12 months, the AI wealth cycle creates an important question:

Could the future buyer pool for my property be changing?

Potentially.

A new group of buyers with substantial salaries, bonuses and equity compensation can influence demand, particularly in higher price ranges.

But homeowners shouldn't automatically conclude that every San Francisco property will appreciate because of AI.

Property-specific fundamentals still matter:

Neighborhood. Condition. Architecture. Views. Outdoor space. Parking. School considerations. Walkability. Inventory. Pricing. Comparable sales.

A strong market does not rescue an incorrectly positioned property.

The opportunity for sellers is to understand whether their particular segment is benefiting from increased demand and price accordingly.

What Could This Mean for Buyers?

For buyers, the situation is more nuanced.

Many potential buyers have spent the last several years watching mortgage rates and asking:

“Should I wait until rates come down?”

That's a reasonable consideration.

But interest rates are only one side of the purchase equation.

Imagine mortgage rates eventually improve.

A buyer may receive a lower rate and lower financing cost.

But what if improved financing conditions arrive at the same time as:

more buyers, more AI liquidity and greater competition for limited inventory?

The buyer could potentially save on financing while paying more for the property—or face greater competition for the homes they actually want.

The opposite could also happen. Economic conditions could weaken, AI valuations could change, IPOs could be delayed, or new wealth could flow somewhere other than housing.

That is why trying to perfectly time either mortgage rates or home prices can be difficult.

The better strategy is to evaluate both simultaneously.

The Rate Isn't the Only Number That Matters

Consider a simplified example.

Buyer A waits for a lower mortgage rate.

Buyer B purchases earlier but negotiates a better price or seller concession because there is less competition.

Which buyer made the better decision?

You cannot answer that from the interest rate alone.

You need to compare:

Purchase price + interest rate + down payment + seller concessions + monthly payment + closing costs + expected holding period + future refinance possibilities.

That is particularly relevant in a market like San Francisco, where relatively small percentage changes in property values can represent substantial dollar amounts.

A lower rate is valuable.

So is buying the right property at the right basis.

AI Buyers May Also Behave Differently

There is another element worth considering.

Buyers whose wealth is heavily tied to technology-company equity don't necessarily approach financing the same way as traditional salaried borrowers.

Some may have substantial liquidity.

Others may have significant net worth but prefer not to liquidate concentrated equity positions.

Some may make large down payments.

Others may strategically finance a property despite having enough assets to purchase with cash.

That can create a market in which the financing strategy becomes more sophisticated—not less important.

The question isn't simply:

“Can I afford this property?”

It may instead become:

“What's the most efficient way to acquire this property while managing my liquidity and investment exposure?”

Chris's Market Perspective

The AI boom isn't simply a technology story anymore.

It's increasingly becoming a San Francisco real estate story.

The numbers don't tell us that AI wealth will automatically push every San Francisco property higher. Nor do they tell buyers they need to rush into the market.

They tell us something more useful:

The buyer pool may be changing.

When substantial new wealth is created in a market with limited desirable housing, buyers and homeowners should understand how that could affect their particular segment.

For sellers, that means knowing whether increased demand is reaching your neighborhood and price range.

For buyers, it means recognizing that waiting for better financing conditions may have a tradeoff if competition strengthens at the same time.

The objective shouldn't be to predict the market perfectly.

It should be to understand the forces changing it—and position yourself accordingly.

Real Estate and Financing Should Be Evaluated Together

This is where my perspective differs from looking at the transaction exclusively through either a real estate or mortgage lens.

As a Global Real Estate Advisor, CIPS®, and Mortgage Executive with more than 25 years of lending experience, I evaluate the property and the financial structure together.

For a buyer, that means looking at:

market value, inventory, negotiating leverage, financing structure, monthly costs, liquidity and long-term resale considerations.

For a homeowner considering selling, it means understanding:

recent comparable sales, competing inventory, buyer demand, property positioning and how financing conditions may affect the potential buyer pool.

In a market being influenced by both technological wealth creation and changing financing conditions, those two perspectives increasingly intersect.

What Happens Next?

The next 6–12 months could provide much more clarity.

Anthropic's reported IPO plans and any eventual OpenAI offering could create additional liquidity for employees and investors. But IPO valuations, timing and employee liquidity are not guaranteed, and even successful offerings do not tell us how much capital will ultimately enter residential real estate.

What we can observe today is more concrete:

San Francisco housing activity has strengthened.

Luxury segments have shown particularly strong performance.

AI compensation and equity are creating significant purchasing power.

And San Francisco remains a market where highly desirable real estate is inherently limited.

That combination makes AI wealth one of the most important trends for Bay Area buyers and homeowners to watch.

What Could AI Wealth Mean for Your Next Move?

The impact will not be identical for every neighborhood, property or price point.

If you're considering buying or selling in San Francisco over the next 6–12 months, the more useful analysis is not simply whether the overall market is rising or falling.

It's understanding what's happening where your property—or the property you want to buy—actually sits.

If you have a property in mind, send me the address or MLS number. I can help you evaluate current inventory, recent comparable sales, pricing, competition and the financing considerations surrounding the transaction.

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September 22, 2026

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7% Mortgage Rates Are Back. Here’s What You Can Control.

Mortgage Rates Hit 7%. But That May Not Be Your Rate.

4 Ways Buyers Can Take Greater Control of Their Mortgage Payment

7%.

That’s roughly where average 30-year mortgage rates are sitting today.

For many buyers, seeing that number creates an immediate reaction:

“Maybe I should wait.”

But before changing your homebuying plans based on a headline, there’s something important to understand:

The average mortgage rate you see in the news isn’t necessarily the rate available to you.

Your actual mortgage rate can depend on your credit profile, down payment, loan amount, property type, loan structure, points—and importantly, which lender is providing the financing.

At United American Mortgage, we have relationships with approximately 150 lending sources, including banks, credit unions and specialized lenders.

That creates something a single-bank model simply can't offer:

More places to look for the right financing solution.

While average mortgage rates are around 7%, we currently have options as low as 6.375% for qualified buyers, depending on borrower qualifications, property, loan program, points and other applicable terms.

And finding the right lender is only one part of the strategy.

Because even when you can't control the market, there are several things you may be able to control.

The Market Rate and Your Rate Are Two Different Things

When financial media reports that mortgage rates have reached 7%, they're describing a market benchmark or average.

They're not quoting your mortgage.

Two buyers purchasing similarly priced properties can receive different financing terms based on factors including:

Credit profile
Loan-to-value ratio
Down payment
Loan amount
Property and occupancy type
Loan program
Points or lender credits
Relationship pricing
Lender-specific guidelines and pricing

And lenders themselves don't necessarily price identical scenarios the same way.

That's an important distinction.

If you walk into one bank, you're generally seeing the products and pricing available from that institution.

A mortgage broker with access to a broad network can evaluate the scenario across multiple lending sources.

At UAMCO, that network includes approximately 150 lenders, including credit unions and specialized lending sources.

One market doesn't necessarily mean one rate.

1. Shop the Financing—not Just the Property

Most buyers understand the importance of comparing homes.

Fewer think about comparing the sources of financing with the same level of attention.

But especially in higher-cost markets, lender selection can matter.

Different lenders may have different appetites for:

Jumbo loans
High-balance financing
Condominiums
Self-employed borrowers
Asset-based borrowers
Adjustable-rate mortgages
Non-QM financing
Complex income profiles

One lender may be highly competitive for a particular scenario while another may not be.

This is why I don't believe the financing conversation should begin and end with:

“What's your mortgage rate?”

A better question is:

“Which lender and structure are most competitive for my specific scenario?”

When we have approximately 150 potential lending relationships to evaluate, we have significantly more ways to answer that question.

2. Adjust Your Down Payment

Once we've evaluated lender options, the next lever is the down payment.

Increasing your down payment reduces the amount you need to borrow, which can lower your monthly principal-and-interest payment.

But there can be another benefit.

Changing your loan-to-value ratio may also affect mortgage pricing and the programs available to you.

That doesn't mean putting down as much money as possible is always the best strategy.

Cash has value.

Putting another $100,000 into a property might reduce your mortgage payment—but that $100,000 is no longer available for investments, reserves, renovations or other opportunities.

The better question is:

“What down payment gives me the right combination of monthly payment, financing terms and liquidity?”

That's a strategy decision, not simply a down-payment decision.

3. Evaluate the Cost of Buying Down the Rate

Another option is paying discount points in exchange for a lower mortgage rate.

This can make sense in certain situations, but buyers should look beyond the lower rate itself.

The critical calculation is the break-even period.

If paying additional money upfront reduces your monthly payment, how long will it take for those monthly savings to recover the upfront expense?

If you expect to keep the mortgage well beyond that point, the strategy may be worth considering.

If you expect to sell or refinance relatively soon, the economics can look very different.

That's why I don't automatically consider the lowest available rate to be the best financing option.

You need to understand what you're paying to obtain it.

4. Negotiate the Financing Through the Real Estate Transaction

This is where mortgage strategy and real estate strategy intersect.

In a market where buyers may have greater negotiating leverage on certain properties, a seller concession can potentially become part of the financing strategy.

Depending on the transaction and loan program, an eligible seller credit might be used toward items such as:

Closing costs
Prepaid expenses
Discount points
Temporary rate buydowns
Other permitted settlement costs

Suppose you have enough negotiating leverage to ask a seller for $15,000.

The instinctive approach might be:

“Reduce the price by $15,000.”

But that's not necessarily the only option.

Depending on the financing, applying some or all of an eligible seller contribution toward closing costs or a rate buydown could potentially produce a different—and sometimes more immediate—financial benefit.

That's why I prefer asking:

“Where will those $15,000 create the greatest value for this buyer?”

Sometimes it's price.

Sometimes it's cash-to-close.

Sometimes it's the mortgage.

And sometimes it's a combination.

5. Consider a Different Loan Structure

The 30-year fixed mortgage is familiar, but it isn't necessarily the only financing structure worth evaluating.

Depending on your financial profile, property, expected ownership period and goals, it may make sense to compare alternatives such as:

30-year fixed
Adjustable-rate mortgages
Jumbo programs
Different LTV structures
Temporary buydowns
Permanent rate buydowns
Specialized lending programs

An ARM, for example, isn't automatically better simply because its initial rate might be lower.

You need to understand the fixed period, adjustment schedule, index, margin, caps and potential future payment.

Likewise, a 30-year fixed shouldn't automatically win simply because it's the most familiar option.

The loan should fit your financial strategy—not the other way around.

The Real Opportunity Is Combining the Strategies

These strategies don't necessarily have to be used independently.

Consider what can happen when they're evaluated together.

A buyer could potentially:

Shop across multiple lending sources to identify competitive financing.

Then adjust the down payment to optimize loan amount and pricing.

Negotiate a seller credit.

Use eligible funds toward closing costs or a rate buydown.

And select a loan structure that aligns with the buyer's expected ownership timeline.

That's why the headline “mortgage rates are 7%” tells you surprisingly little about what a specific purchase could actually look like.

There isn't just one lever.

There are multiple moving pieces—and they can work together.

Why This Matters Even More in San Francisco and the Bay Area

In higher-cost markets, small differences can translate into meaningful dollars.

When you're financing a substantial loan amount, differences in rate, loan balance, points, seller contributions and lender pricing can materially affect both monthly payment and cash-to-close.

That's why a buyer considering a $1.5 million or $2 million property shouldn't evaluate the opportunity based solely on a national mortgage-rate headline.

We should be looking at:

What is your actual loan amount?

How much should you put down?

Which lenders are most competitive for your scenario?

Should you pay points?

Can we negotiate a seller contribution?

Which loan structure fits your plans?

And ultimately, what does the complete monthly payment look like?

Those are the numbers that matter.

What About Waiting for Rates to Fall?

Waiting may absolutely be the right decision for some buyers.

If the payment doesn't comfortably fit your financial objectives, you shouldn't force the transaction simply because a property is available.

But there's a difference between:

“The numbers don't work for me today.”

and:

“I heard mortgage rates are 7%, so I'm not buying.”

The first is a financial conclusion.

The second is a conclusion based on an average.

And those aren't necessarily the same thing.

If rates eventually decline, more buyers may also return to the market. Competition, seller concessions and property prices could change.

Or rates could remain elevated longer than expected.

No one can know with certainty.

That's why I prefer to run the buyer's actual scenario today before deciding whether waiting makes sense.

Chris's Market Perspective

When a buyer tells me:

“Rates are 7%, so I'm going to wait,”

my response is simple:

“Let's run your numbers first.”

After more than 25 years in mortgage lending, I've learned that the headline rate rarely tells the complete story.

With access to approximately **150 lending sources—including credit unions and specialized lenders—**we're able to evaluate financing well beyond the offerings of a single institution.

Today, even with average mortgage rates around 7%, we have options as low as 6.375% for certain qualified buyers, subject to the specific borrower, property, loan program, points and market conditions.

As both a Mortgage Advisor and Compass Real Estate Advisor, I also look beyond the mortgage itself.

The property price, seller negotiation, lender selection, down payment, cash-to-close and monthly payment all interact.

The objective isn't simply to find a lower rate.

It's to structure the entire transaction intelligently.

The Bottom Line

7% may be the headline. It doesn't have to be the end of the conversation.

The average market rate isn't necessarily your rate.

And your rate isn't the only variable determining whether a purchase works.

You may be able to:

Shop across multiple lending sources.

Optimize your down payment.

Evaluate a rate buydown.

Negotiate seller credits.

Choose a different loan structure.

Or combine several strategies.

You can't control where the overall mortgage market goes tomorrow.

But you may have considerably more control over your financing and monthly payment than the headlines suggest.

So before deciding to sit on the sidelines:

Run your numbers—not the market average.

What Could Your Actual Rate and Payment Look Like?

If you're considering buying, let's run your scenario before you decide to wait.

We'll evaluate your property, down payment, loan amount, available lending options and potential transaction strategies to determine what the numbers actually look like for you.

And if you know someone who has put their home search on hold because they heard “mortgage rates are 7%,” share this article with them.

The rate they see in the headlines may not be the rate available to them.

This content is for educational purposes only. The 6.375% example is not available to all borrowers and is subject to change without notice. Actual interest rate, APR, points, fees, loan terms and eligibility depend on borrower qualifications, credit profile, property, occupancy, loan amount, LTV, program, lender and market conditions. Seller concessions are subject to applicable loan-program requirements and transaction limits.

The advertised rate of 6.375% (6.473% APR) reflects a 7-year adjustable-rate mortgage (7/6 ARM) available to qualified buyers and is not an offer or commitment to lend.
Rates as low as indicates the lowest rate available to the most qualified applicants; your actual rate, APR, and payment will depend on credit score, loan-to-value, loan amount, occupancy, property type, income, debt, and other factors, and are subject to change without notice until locked. APR shown is an estimated average for illustrative purposes. With a 7/6 ARM, the interest rate is fixed for the first 84 months and thereafter adjusts every 6 months based on the applicable index plus a margin, subject to periodic and lifetime rate caps. Payment examples do not include taxes, insurance, or HOA dues; your actual payment obligation may be higher. All loans are subject to underwriting and investor approval; not all applicants will qualify. This is not a commitment to lend. Programs, rates, terms, and conditions are subject to change without notice. Chris Pessy, SVP of Mortgage Lending, United American Mortgage Corporation (UAMCO), NMLS #208346. Equal Housing Opportunity

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September 21, 2026

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Is the Condo Buyer's Window Starting to Close?

Is the Condo Buyer’s Window Starting to Close?

For the past several years, South Florida condo buyers have benefited from a combination of higher inventory, motivated sellers, and greater negotiating leverage.

But the latest market data suggests those conditions may be beginning to change.

In Miami-Dade, condo inventory declined 9% year over year in August, marking the seventh consecutive month of inventory declines. At the same time, condo sales increased, with some price segments showing considerably stronger activity.

Statewide, the trend is also worth watching. Florida condo and townhouse inventory declined 11.5% year over year, while new pending sales increased for the 13th consecutive month.

Does this mean South Florida has suddenly become a seller’s market for condos?

No.

But it does raise an important question:

Could the period of maximum buyer leverage be starting to narrow?

The Condo Market Is Changing Again

Florida’s condominium market has been through a significant adjustment.

Higher insurance costs, new reserve requirements, special assessments, association finances, and financing challenges created uncertainty around many buildings. At the same time, increased inventory gave buyers more properties to choose from and, in many cases, considerably more negotiating power.

That created opportunities.

Sellers became more willing to negotiate on price, contribute toward closing costs, address assessments, or consider terms they might have rejected during the highly competitive market of previous years.

But real estate markets don’t remain static.

As inventory begins to decline and buyers become more active, the negotiating environment can change with it.

Falling Inventory Matters

Inventory is one of the most important indicators of negotiating leverage.

When buyers have numerous comparable units to choose from, sellers are effectively competing against one another.

A buyer can walk away from Unit A because Units B, C, and D offer similar alternatives.

As that inventory declines, the equation begins to change.

That doesn’t necessarily mean prices immediately rise or bidding wars return. It means buyers may have fewer comparable choices, particularly within desirable buildings and neighborhoods.

And that can reduce leverage.

This is why I believe the next phase of the South Florida condo market will be less about whether condos broadly represent an opportunity and more about which specific buildings and properties still offer one.

Not All Condos Are Recovering Equally

This distinction is critical.

A newer luxury building with strong reserves, desirable amenities, limited competing inventory, and straightforward financing may behave very differently from an older building facing significant assessments or financial challenges.

Even two buildings across the street from each other can have dramatically different market dynamics.

Before deciding whether a condo represents good value, buyers should examine factors such as:

Recent comparable sales
Active competing listings
Days on market
Price reductions
Association reserves
Current and upcoming special assessments
Insurance
HOA fees and financial condition
Structural and reserve requirements
Financing eligibility
Rental restrictions
Location and amenities
Future resale potential

The unit is only part of what you're buying. You're also buying into the building.

A Price Reduction Doesn’t Automatically Mean a Bargain

One of the biggest mistakes buyers can make in a market like this is assuming that a large price reduction equals value.

Imagine a condo originally listed at $1.3 million that is now offered at $1.1 million.

The $200,000 reduction certainly gets attention.

But the more important questions are:

What is the property actually worth?

Why did it require such a significant reduction?

How many comparable units are available?

Are there assessments coming?

Is the building adequately reserved?

Can the property be financed conventionally?

What have comparable units actually sold for?

And what might a future buyer see when you eventually decide to sell?

A discount from an unrealistic asking price isn't necessarily an opportunity.

Value has to be measured against the market—not against the original list price.

Where Buyers May Still Have Leverage

Even with inventory declining, there can still be meaningful opportunities for buyers.

Properties with extended days on market, multiple competing listings within the same building, upcoming assessments, motivated sellers, or pricing that hasn't adjusted to current conditions may offer room for negotiation.

And negotiation doesn't always mean simply offering a lower price.

Depending on the transaction, buyers may be able to negotiate around:

Purchase price. Seller credits. Closing costs. Assessment payments. Closing timelines. Financing costs.

The best negotiating strategy depends on both the property and the buyer.

That is why evaluating the entire transaction can sometimes create more value than focusing exclusively on how far below asking price you can buy.

The Best Buildings May Behave Differently

This is where I believe buyers need to be particularly attentive.

If overall condo inventory continues declining, the first properties to lose some of their negotiating flexibility may be the ones buyers already want most:

well-managed buildings, desirable locations, attractive units, strong financials, and properties without significant financing obstacles.

That doesn't mean buyers should rush.

It means they should distinguish between being patient and waiting without a strategy.

If a property has been sitting for six months with several comparable units available, patience may create leverage.

If a desirable unit enters the market in a building with limited inventory and strong demand, the appropriate strategy may be completely different.

Chris’s Market Perspective

The South Florida condo opportunity hasn’t disappeared.

It’s becoming more selective.

The past few years rewarded buyers simply for having more choices and negotiating against elevated inventory. The next phase may reward buyers who can identify where leverage still exists before the broader numbers make the shift obvious.

I would not buy a condo today simply because inventory is declining.

Nor would I avoid buying because assessments, reserves, or insurance continue to make headlines.

I would evaluate the specific building, specific unit, specific financial condition, and specific negotiating environment.

That is where the opportunity is.

Why Financing Matters Even Before You Make an Offer

Financing is particularly important with condominiums because qualification involves more than the borrower.

The building itself matters.

Association finances, insurance, litigation, reserves, occupancy, structural issues, and other characteristics can affect whether certain financing is available.

That creates an unusual situation:

A buyer can be exceptionally well qualified, yet the property itself may create a financing obstacle.

With more than 25 years in mortgage lending alongside my work as a Global Real Estate Advisor, CIPS®, I approach condo purchases from both sides of the transaction.

Before a client commits to a property, I want to understand not only:

“Is this a good condo?”

but also:

“Can we structure the right transaction around it?”

That combination can help uncover opportunities—and identify potential problems before they become expensive surprises.

So, Is the Buyer’s Window Really Closing?

Not across the entire market.

South Florida still has buildings and properties where buyers have substantial leverage.

But the data suggests the market is evolving. Inventory is declining, buyer activity has improved in portions of the market, and the strongest buildings may not follow the same trajectory as challenged properties.

The more useful question therefore isn’t:

“Is now the time to buy a condo?”

It’s:

“What is happening in the specific building I want to buy?”

That answer can be dramatically different from one property to the next.

Considering a South Florida Condo?

If you already have a condo or building in mind, send me the address, building name, or MLS number.

I can help you look beyond the asking price and evaluate the recent sales, competing inventory, negotiating leverage, assessments, reserves, financing considerations, and long-term resale position before you make an offer.

Because in a changing market, the greatest advantage isn’t simply buying early or waiting longer.

It’s knowing exactly what you’re buying—and where the opportunity actually exists.

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September 18, 2026

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Higher Rates. More Negotiating Power?

Mortgage Rates Are Near 7%: Why Today's Buyers May Have More Negotiating Power

When mortgage rates move higher, the natural reaction for many homebuyers is simple:

“Maybe I should wait.”

It's understandable. Higher rates affect monthly payments and purchasing power.

But there's another side of today's housing market that isn't getting nearly as much attention.

Higher rates can also reduce competition—and less competition can create negotiating opportunities for buyers who remain in the market.

That's why I believe buyers should look beyond the mortgage rate and evaluate the economics of the entire transaction.

Higher Rates Are Changing the Market

The latest housing data shows the effect higher borrowing costs are having on buyer activity.

Existing-home sales declined 2% in August to a seasonally adjusted annual rate of 3.98 million.

At the same time, inventory increased to approximately 1.62 million homes, representing 4.9 months of supply.

In simple terms:

Fewer buyers are competing while more properties are available.

That doesn't automatically make every property a good deal. Real estate remains highly local, and desirable homes in strong locations can still attract significant competition.

But in certain markets and for certain properties, the negotiating dynamics have changed.

Less Competition Can Create More Leverage

Think about the difference between two markets.

In a highly competitive market, a buyer may encounter:

Multiple offers.
Offers above asking price.
Limited seller concessions.
Short contingency periods.
Pressure to make decisions quickly.

Now consider a slower market.

A property has been listed for several weeks. The seller hasn't received the offer they expected. There are fewer competing buyers.

Suddenly, the conversation may change.

A buyer may have an opportunity to negotiate:

A lower purchase price
Seller credits toward closing costs
Mortgage rate buydowns
Repairs or improvements
More favorable contingency periods
Other terms that improve the economics of the transaction

This is why higher mortgage rates don't necessarily mean there are fewer opportunities.

Sometimes the opportunity simply moves somewhere else in the transaction.

A Lower Rate Isn't the Only Way to Create Value

Buyers naturally focus on mortgage rates because the rate directly affects the monthly payment.

But consider what happens when greater negotiating leverage creates a meaningful seller concession.

Instead of focusing exclusively on reducing the purchase price, a buyer may potentially negotiate a seller credit that can be applied toward eligible closing costs or, depending on the transaction and loan program, a mortgage rate buydown.

That can preserve cash or reduce the cost of financing.

The important point isn't that one strategy is always better.

It's that today's buyers should ask a broader question:

“Where can we create the most value in this transaction?”

Sometimes that's price.

Sometimes it's financing.

Sometimes it's seller-paid costs.

And sometimes it's a combination of all three.

Don't Judge the Market by One Number

This is one of the most important lessons for today's buyer.

A mortgage rate tells you the cost of borrowing money.

It doesn't tell you:

How motivated the seller is.

How much competition exists for the property.

Whether the asking price is negotiable.

Whether the seller will contribute toward closing costs.

Whether repairs can be negotiated.

Whether a rate buydown makes sense.

Or whether you're buying the property at an attractive value.

That's why evaluating a home based solely on the prevailing mortgage rate can provide an incomplete picture.

The rate matters. The transaction matters more.

What About the Federal Reserve?

With another Federal Reserve meeting taking place this week, there will inevitably be headlines about interest rates.

But buyers should understand an important distinction:

The Federal Reserve does not directly set mortgage rates.

Mortgage rates are influenced by the broader bond market, including Treasury yields, inflation expectations, economic data and investor expectations about where monetary policy and the economy are headed.

Markets often begin adjusting to anticipated Federal Reserve decisions before the Fed actually announces anything.

That's one reason trying to perfectly predict the next move in mortgage rates can be so difficult.

Rather than asking:

“What will rates be three months from now?”

I prefer a more useful question:

“Does the opportunity available today make financial sense?”

The Risk of Waiting for the “Perfect” Rate

Suppose a buyer waits because they believe mortgage rates will eventually decline.

They might.

But what happens if lower rates bring more buyers back into the market?

Competition could increase.

Seller concessions could decrease.

Properties could receive multiple offers again.

Prices could respond to stronger demand.

In that scenario, the buyer may obtain a better mortgage rate—but have less negotiating power on the property.

Of course, the opposite can happen as well.

That's precisely the point.

There is no single variable that determines whether it's a good time to buy.

The decision should depend on the buyer's financial position, the property, local market conditions, financing options and negotiating opportunity.

Look for Opportunity, Not Just Lower Rates

Today's market may reward buyers who are prepared and selective.

That doesn't mean rushing into a purchase simply because a seller is willing to negotiate.

It means recognizing that a slower market can give buyers something valuable:

Time and leverage.

More time to evaluate the property.

More opportunity for due diligence.

More ability to negotiate.

And potentially more ways to structure the transaction intelligently.

The goal isn't to buy because rates are high.

The goal is to recognize when higher rates have created an opportunity elsewhere.

Chris's Market Perspective

Headlines focus on mortgage rates.

I focus on the entire transaction.

Higher rates absolutely affect affordability—but they can also change competition, seller motivation and negotiating leverage.

As both a Mortgage Advisor and Compass Real Estate Advisor, I evaluate what a buyer is paying for the financing and what they're paying for the property.

Sometimes a less competitive market can create opportunities that aren't visible in the interest rate alone.

That's why I don't believe buyers should ask only:

“Is this a good rate?”

They should also ask:

“Is this a good property, at a good value, with a financing and negotiating strategy that makes sense for me?”

When those pieces work together, the opportunity can look very different.

The Bottom Line

Mortgage rates near 7% aren't insignificant. They affect purchasing power and should be factored carefully into any buying decision.

But they don't tell the whole story.

Today's market is also providing buyers in many areas with more choices and potentially greater negotiating leverage.

The best opportunity may not come from waiting for the perfect mortgage rate.

It may come from finding the right property, negotiating the right terms and structuring the financing intelligently.

Because successful real estate decisions aren't made by focusing on one number.

They're made by understanding the complete picture.

Considering a Purchase?

Let's identify where today's market may create an advantage for you.

This content is for educational purposes only. Real estate markets, mortgage rates, loan programs, seller concessions and financing terms vary by property, borrower, location and market conditions.

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September 15, 2026

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One Market. Three Very Different Stories.

The South Florida Market Is Splitting — Here’s What Buyers Need to Know

If you're trying to determine whether South Florida is a buyer's market or a seller's market, there's a problem with the question.

Right now, it's both.

The South Florida real estate market is becoming increasingly segmented. Depending on the location, property type, price point, and even the individual building, buyers can encounter dramatically different market conditions.

A single-family home in Coconut Grove, an older condominium in Miami Beach, and a newer luxury residence in Sunny Isles may be located only miles apart—but they can require completely different buying and negotiating strategies.

For today's buyer, understanding which market you're actually buying into has become more important than following the broader headlines.

Single-Family Homes: Competition Is Tightening

One of the most important shifts is occurring in the single-family home market.

Inventory in Miami-Dade has tightened considerably, with recent data showing approximately 4.8 months of supply, putting this segment into seller's-market territory.

That doesn't mean every home will sell immediately or that buyers should avoid negotiating. Pricing, condition, location, and seller motivation still matter.

But desirable homes that are well located, properly priced, and move-in ready can attract significantly more attention than the broader market statistics might suggest.

For buyers, this changes the strategy.

Waiting for a substantial price reduction on an exceptional property may not always produce the best result. In certain neighborhoods and price ranges, the greater risk may be losing the property while waiting for leverage that never develops.

The key is recognizing when you're looking at a property where competition matters more than negotiation.

Condominiums: Buyers Still Have Considerable Leverage

The condominium market tells a very different story.

Recent Miami-Dade data has shown roughly 12 months of condo inventory, giving buyers considerably more choice and negotiating leverage than in the single-family market.

But more inventory does not automatically mean better opportunities.

Today's condo buyer needs to look beyond the unit itself.

Important considerations include:

Association reserves
Special assessments
Insurance costs
HOA fees
Building maintenance
Structural and reserve requirements
Financing eligibility
Comparable sales
Days on market
Future resale demand

Two condos with similar prices, square footage, and views can represent very different investments once the financial health and long-term position of the buildings are examined.

This is why I don't view today's condo market simply as a market of discounts.

It's a market of greater selectivity.

Strong, well-managed buildings in desirable locations can still command buyer interest, while properties with financial, insurance, assessment, or financing challenges may require substantially different pricing.

For informed buyers, that disparity can create opportunity.

Luxury Real Estate Is Operating on Its Own Cycle

Then there is the luxury market.

Recent Florida data has shown continued strength in million-dollar-plus transactions, including significant year-over-year growth in both luxury single-family and condominium sales.

That is particularly noteworthy because it has occurred despite higher borrowing costs and broader affordability concerns.

One explanation is the profile of the luxury buyer.

High-net-worth purchasers are often less dependent on traditional financing. They may purchase with cash, make larger down payments, access liquidity from other assets, or structure financing primarily as part of a broader wealth strategy.

As a result, luxury buyers tend to focus heavily on characteristics that cannot easily be replicated:

Location. Waterfront. Privacy. Architecture. Views. Lifestyle. Building quality. Scarcity.

That means exceptional luxury properties can behave very differently from average inventory—even within the same neighborhood.

A high asking price alone doesn't make a property exceptional.

The properties that tend to distinguish themselves are those offering something future buyers are also likely to value.

One City Can Contain Multiple Markets

This is where broad real estate headlines can become misleading.

Consider three hypothetical buyers.

One is looking for a renovated single-family home in a highly desirable neighborhood with limited inventory.

Another is considering an older condominium where several similar units are currently available.

A third is pursuing a unique waterfront luxury property.

All three are buying South Florida real estate.

But they are not participating in the same market.

The first buyer may need to prioritize speed and certainty.

The second may have substantial negotiating leverage.

The third may need to determine whether scarcity and long-term desirability justify the premium being requested.

Applying the same strategy to all three could produce very different results.

Price Reductions Don't Necessarily Mean Value

Another important distinction in today's market is the difference between a lower price and good value.

When inventory rises, price reductions naturally become more common.

But a property reduced from $1.5 million to $1.3 million isn't automatically a bargain.

The original price may simply have been unrealistic.

The more important questions are:

What is the property actually worth today?

How does it compare with recent sales and competing inventory?

Why has it been sitting on the market?

What leverage does the buyer realistically have?

And what could affect its resale value several years from now?

A price reduction should be viewed as information—not as proof of opportunity.

So, Is Now a Good Time to Buy?

I believe that's the wrong question.

A better question is:

Is this the right property, in the right segment of the market, at the right price and terms for me?

Today's South Florida market can simultaneously offer significant negotiating opportunities and highly competitive properties.

For one buyer, patience may be rewarded.

For another, waiting could mean competing against more buyers for fewer quality properties.

The strategy should follow the specific opportunity—not a generalized prediction about where the entire market is headed.

Financing Can Change the Equation

Even though the property should lead the conversation, financing remains an important part of evaluating the complete transaction.

The purchase price alone doesn't determine whether a deal is attractive.

Buyers should also consider:

Down payment and liquidity
Interest rate and loan structure
Property taxes
Insurance
HOA expenses
Potential assessments
Seller concessions
Closing costs
Total monthly ownership cost

This becomes especially important when negotiating.

Depending on the transaction, a seller concession toward allowable closing costs or financing expenses may create a different financial result than simply negotiating another reduction in purchase price.

The objective shouldn't necessarily be to achieve the lowest possible price.

It should be to create the strongest overall transaction.

💡 Chris's Market Perspective

There is no longer one South Florida real estate market.

Today's opportunity depends on understanding the specific property, neighborhood, building, inventory, negotiating environment, and financial structure of the purchase.

In one market, patience may create leverage.

In another, waiting could mean competing with more buyers for fewer quality properties.

And in another, an apparent bargain may become far less attractive once you examine insurance, assessments, building finances, or resale potential.

The advantage today isn't simply being a buyer or a seller. It's knowing which market you're actually in.

That's where detailed property-level analysis becomes increasingly valuable.

Looking Beyond the Headlines

Real estate markets rarely move uniformly.

South Florida is demonstrating that particularly clearly today.

Single-family homes, condominiums, luxury residences, waterfront properties, new developments, and older buildings can each experience different levels of inventory, demand, pricing pressure, and negotiating leverage.

For buyers, that's not necessarily a problem.

It can be an opportunity.

A more segmented market rewards buyers who understand where leverage exists, where quality is scarce, and where the numbers genuinely make sense.

Before deciding whether today's South Florida market is "good" or "bad," look deeper.

Because the more useful question is:

Which part of the market are you buying into?

If you're considering a primary residence, second home, or investment property in South Florida, send me the property address or MLS number. I can help you evaluate its market position, comparable sales, negotiating potential, ownership considerations, financing options, and long-term resale outlook before you make your next move.

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September 11, 2026

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