What Happens After You Click “Contact Agent”?

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.}

‍

October 19, 2026

No items found.

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

‍

^{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.}

^‍

October 13, 2026

No items found.

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.}

‍

October 5, 2026

No items found.

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?”