The Nadlan Group Real Estate Podcast

Buying a Home Without Employment Strategies for Success

Buying a home without traditional employment may seem impossible, but with the right strategy, it’s entirely achievable. Lenders care most about one thing—your ability to repay the loan—and that doesn’t always require a steady paycheck. Under the Ability-to-Repay (ATR) rule, established after the 2008 housing crisis, mortgage approval depends on demonstrating financial stability through verified income, assets, and creditworthiness rather than just job status.
Those without active employment can still qualify using alternative income sources, such as Social Security, pensions, trust distributions, investment returns, rental income, or court-ordered support, provided they’re expected to continue for at least three years. Others may use asset-based qualification, where liquid assets are converted into equivalent income, a method especially useful for retirees or individuals between jobs. Strong credit (ideally above 740) and a low debt-to-income ratio also play a major role in offsetting income gaps.
Adding a co-borrower with stable income can further strengthen your application, while a larger down payment demonstrates financial strength and reduces lender risk. Documentation is crucial—tax returns, account statements, benefit letters, and explanations of employment gaps all help lenders assess reliability.
Even if you lose your job after preapproval, transparency with your lender is key. Showing proof of upcoming employment, severance packages, or sufficient reserves can help keep your approval intact. Specialized programs such as VA loans, FHA loans, or portfolio loans may also offer flexibility for non-traditional borrowers.
Ultimately, job loss doesn’t have to end your homeownership goals. With careful preparation, detailed documentation, and the right lending partner, you can still secure a mortgage and move forward confidently.
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
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https://nadlancapitalgroup.com/buying-a-home-without-employment-strategies-for-success/
#MortgageTips #HomeBuying #FinancialPlanning #RealEstateAdvice #MortgageLending
 

Mortgage Rates Stay Flat but Hover Near Three Week Highs

Mortgage rates held steady on Tuesday, staying near their highest levels in more than three weeks despite minor day-to-day fluctuations. The average 30-year fixed mortgage rate rose just 0.01% from Monday, leaving borrowing costs effectively unchanged. While this stability avoids another sharp rate jump, it also means little immediate relief for homebuyers or homeowners hoping to refinance.
Analysts say lenders are adopting a “wait-and-see” stance ahead of new economic data, particularly Wednesday’s release of the ISM Services Index, which could influence rate direction depending on whether it signals economic cooling or inflationary persistence. Even with recent Federal Reserve rate cuts, mortgage rates haven’t dropped significantly because they’re more closely tied to long-term Treasury yields, which remain elevated as investors weigh mixed economic signals.
Currently, well-qualified borrowers are seeing rates in the 6.33%–6.35% range, still far below the 7.25% peak seen in early 2024 but high enough to constrain affordability in today’s market. Experts note that upcoming economic reports could determine whether this holding pattern continues or shifts toward lower borrowing costs. Until then, buyers are urged to stay alert and ready to lock in if conditions improve.
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
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https://www.forumnadlanusa.com/2025/11/mortgage-rates-stay-flat-but-hover-near-three-week-highs/
#MortgageRates #HousingMarket #FederalReserve #RealEstateNews #InterestRates
 
 

Millions of Baby Boomers Still Choose to Rent Instead of Buy

A new LendingTree study reveals that nearly 12 million baby boomers—about 18.6% of the generation—are renting their homes instead of owning them, defying long-held assumptions about homeownership in retirement. While boomers remain the generation with the fewest renters overall, their share is surprisingly high in major, high-cost metros like New York and Los Angeles, where nearly one in three boomers (32.3%) rent.
Unlike younger generations, who often rent out of financial necessity, many boomers rent by choice—preferring the simplicity and flexibility it offers. “They don’t want to deal with repairs, maintenance, or taxes,” said Matt Schulz, LendingTree’s Chief Consumer Finance Analyst. Over half of boomer renters are women (55.2%), and 56.4% live alone, reflecting lifestyle changes like downsizing or freeing up equity after selling family homes.
In contrast, metros like Ogden, Utah (11%) and Palm Bay, Florida (11.5%) have the lowest share of boomer renters, thanks to lower home prices and property taxes. However, in coastal cities like San Francisco and Los Angeles, where homeownership costs can exceed renting by over $1,000 a month, renting often makes better financial sense—even for those who could buy.
For many, this is a lifestyle shift rather than a sacrifice. Renting provides freedom to relocate, travel, or live closer to family without the burdens of homeownership. As property taxes and housing costs continue to rise, experts expect the number of boomer renters to remain steady—showing that for this generation, flexibility has become the new American dream.
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
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https://www.forumnadlanusa.com/2025/11/millions-of-baby-boomers-still-choose-to-rent-instead-of-buy/
#BabyBoomers #HousingTrends #RealEstate #RetirementLiving #RentingVsBuying
 

Down Payments Remain Stuck as Affordability Challenges Continue to Freeze Out Many Buyers

Down payments have remained virtually unchanged this fall, reflecting a housing market that appears steady but is still weighed down by deep affordability challenges. Realtor.com reports that the median down payment in Q3 2025 was $30,400—almost identical to last year’s figure—and averaged 14.4% of the purchase price. While the pandemic housing boom once caused wild swings in down payment sizes, 2025 has seen muted seasonal changes, with only a slight half-point rise since early spring.
Despite the stability, down payments remain historically high—up 118% since 2019—while home prices have climbed nearly 45%. This surge means buyers today face far greater upfront costs, forcing many middle-income households to delay homeownership or pursue alternatives like renting longer or co-buying. The market is increasingly dominated by wealthier buyers with higher credit scores; the median FICO score now stands at 735, signaling tighter access to homeownership.
Regionally, the Northeast continues to see the largest down payments (around 18%), while the South has the smallest (roughly 12.5%), thanks to lower home prices. But across the board, affordability remains stretched as wages lag far behind housing costs.
As 2025 nears its end, experts say that unless mortgage rates drop further or housing supply meaningfully expands, affordability pressures will persist into 2026. For now, the market belongs to those who can afford to play—buyers with high savings, strong credit, and patience to navigate an uneven recovery.
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
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Continue reading on our site: 
https://www.forumnadlanusa.com/2025/11/down-payments-remain-stuck-as-affordability-challenges/
#HousingMarket #Homebuyers #AffordabilityCrisis #RealEstateTrends #MortgageRates
 

Homes Changing Hands U S Housing Turnover Hits Its Lowest Level in Three Decades

U.S. housing turnover has fallen to its lowest point in 30 years, with only 2.8% of homes changing hands in 2025—equivalent to 28 out of every 1,000 properties, according to Redfin. The slowdown reflects a market frozen by affordability challenges, high mortgage rates, and a persistent “lock-in effect” among homeowners with ultra-low pandemic-era loans. Over 70% of homeowners still have mortgages below 5%, compared to today’s 6.17% average rate, making it financially unattractive to sell and buy again.
Economic uncertainty has also deepened the stagnation, as both buyers and sellers hesitate amid inflation, job concerns, and high living costs. Although listings have inched up slightly—3.9% of homes were listed for sale this year—inventory remains well below pre-pandemic levels, keeping prices elevated.
Regionally, Virginia Beach led the nation with the highest turnover rate at 35 homes sold per 1,000, while New York City saw the slowest pace at just 10.3. Sun Belt markets that boomed during the pandemic, such as Tampa and West Palm Beach, are now cooling sharply. Analysts warn the gridlock could persist into 2026 unless borrowing costs drop significantly or price growth slows, as America’s housing market remains defined by caution, scarcity, and limited mobility.
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
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Continue reading on our site: 
https://www.forumnadlanusa.com/2025/11/homes-changing-hands-u-s-housing-turnover-hits-its-lowest-level-in-three-decades/
 
#HousingMarket #RealEstate #MortgageRates #HomeSales #EconomicTrends
 

Mortgage Rates Hit Highest Levels in Over Three Weeks After Fed Announcement

Mortgage rates for a 30-year fixed mortgage have risen to 6.34% after the Federal Reserve’s recent announcement, up from 6.13% last week. This marks the highest level in more than three weeks but is still considerably lower than the 7%+ rates seen earlier in 2025, especially in June when rates were just under 7%. Despite the recent uptick, the overall trend in mortgage rates remains closer to long-term lows than the high points seen earlier in the year.
 
The rate increase is a typical response to the Federal Reserve's actions, reflecting fluctuations in investor sentiment and expectations around future policy moves. While this volatility can be unsettling for some homebuyers and homeowners, the rates are still more favorable compared to the summer's peak, when rates hit as high as 7.25%. Looking ahead, mortgage experts and economists expect continued volatility as inflation, interest rate adjustments, and broader economic factors influence the mortgage market. However, those looking to purchase or refinance may still find favorable conditions compared to the highs experienced earlier in the year.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site: 
https://www.forumnadlanusa.com/2025/11/mortgage-rates-hit-highest-levels-in-over-three-weeks-after-fed-announcement/
 
#MortgageRates #FedAnnouncement #HousingMarket #InterestRates #Refinance
 

Commercial Real Estate Transactions Slow, But Office and Open Air Retail Sectors Shine

The commercial real estate (CRE) market in 2025 is experiencing a slowdown, with transaction volumes and deal values significantly below pre-COVID levels. New data from Moody’s shows a modest 5% increase in the dollar value of commercial deals in the third quarter compared to last year, signaling a noticeable slowdown from the post-pandemic recovery period.
One of the most significant trends in the current CRE environment is the flight to quality. Despite overall market stagnation, investors are increasingly drawn to larger, higher-value deals. This is reflected in the rise in average deal size to $12.7 million in September, up from $11.2 million in the previous two years. Institutional investors and sovereign wealth funds are particularly interested in premium properties, which are seen as safer bets in a turbulent economic climate. The number of transactions exceeding $100 million has surged, highlighting the preference for higher-quality assets amid economic uncertainty.
The hotel sector, on the other hand, is facing significant struggles. In September, hotel transaction values dropped by 30% compared to the same time in 2024, primarily due to the ongoing decline in business and international travel. The rise of remote work and companies cutting back on travel expenses has put pressure on demand for hotel spaces. As a result, hotels are seeing decreased investor interest, making them one of the hardest-hit sectors in CRE right now.
Meanwhile, the office sector is seeing some unexpected wins, particularly among tech giants. Companies like Apple and Nvidia have seized opportunities to purchase office spaces at significant discounts. For example, Apple acquired an office portfolio for $365 million, while Metlife secured a 39% discount on an office property in Newport Beach. The office sector, despite the broader challenges and the shift to remote work, is becoming a more attractive market for tech companies looking to expand or consolidate operations in more affordable real estate markets.
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
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Continue reading on our site: 
https://www.forumnadlanusa.com/2025/11/commercial-real-estate-transactions-slow-but-office-and-open-air-retail-sectors-shine/
#CommercialRealEstate #FlightToQuality #OfficeSpaceInvesting #RetailRealEstate #CRETrends
 

What the Latest Fed Rate Cut Means for Your Wallet Credit Cards, Mortgages, Auto Loans, Student Deb

 
The Federal Reserve’s second consecutive rate cut, reducing the federal funds rate to 3.75%–4.00%, aims to ease borrowing costs amid slowing growth and political pressure from the Trump administration. While the move won’t drastically change household finances overnight, it will gradually influence rates across credit cards, mortgages, auto loans, student loans, and savings accounts.
Credit cards: Expect only minor relief. With average APRs above 20%, a 0.25% cut will trim monthly costs slightly—roughly $60 in total savings for a $7,000 balance. Paying down debt or transferring balances remains the best strategy.
 
Mortgages: Fixed-rate loans won’t move much, but adjustable-rate mortgages (ARMs) and HELOCs tied to the prime rate will see quicker relief. Lower long-term yields could also help new buyers save up to $150 monthly on a $350,000 loan.
 
Auto loans: Most are fixed, but lenders may offer slightly better terms or incentives to boost sales confidence as rates ease.
 
Student loans: Federal loans are unaffected until July’s annual reset, but private borrowers—especially with variable rates—could benefit soon. Refinancing may become more appealing if cuts continue.
 
Savings accounts: The downside for savers—yields will likely fall from current levels above 4%. Experts recommend locking in CDs or promotional rates now before banks adjust downward.
 
Overall, the cut provides modest financial breathing room for borrowers but smaller returns for savers. Economists say its true value lies in improving consumer confidence and affordability, not in dramatic savings.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
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Continue reading on our site: 
https://www.forumnadlanusa.com/2025/11/what-the-latest-fed-rate-cut-means-for-your-wallet/
 
#FedRateCut #InterestRates #PersonalFinance #Mortgages #CreditCards #Savings
 

Former Fannie Mae President David Benson Returns as Senior Adviser Amid Leadership Shake Up

In a notable leadership move, David Benson, former President of Fannie Mae, has returned to the government-sponsored enterprise as a Senior Adviser, marking a key change amid ongoing executive turnover. The announcement was made not through official FHFA or Fannie Mae channels but via Bill Pulte, FHFA Director and self-declared Fannie Mae Chairman, who emphasized the goal of strengthening the organization’s “safety, soundness, and profitability.”
 
Benson, who led Fannie Mae from 2018 to 2023, guided the company through major housing and technology transitions. His return follows the recent departure of CEO Priscilla Almodovar and coincides with the promotions of Jake Williamson as Acting Head of Single-Family and Tom Klein as Acting General Counsel. Williamson will oversee risk management, appraisal modernization, and loan quality as part of a renewed operational focus.
 
Benson brings extensive experience from his roles on the boards of Essent Group and Opendoor Technologies, blending expertise in both mortgage finance and real estate technology. Analysts say his reappointment reflects a strategic effort to reinforce Fannie Mae’s leadership stability during a turbulent period marked by economic uncertainty, fluctuating mortgage rates, and recent layoffs of 62 employees.
 
Industry experts view Benson’s comeback as a stabilizing move for Fannie Mae as it adapts to regulatory challenges and shifting market conditions. His return underscores a renewed push toward experienced leadership, efficiency, and investor confidence, signaling that the GSE is preparing for a critical phase in its mission to balance profitability with housing accessibility.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site: 
https://www.forumnadlanusa.com/2025/11/former-fannie-mae-president-david-benson-returns-as-senior-adviser/
 
#FannieMae #HousingFinance #LeadershipChange #MortgageMarket #DavidBenson
 

Understanding Rehab-to-Perm Loans: A Smart Solution for Real Estate Investors

Rehab-to-Perm (R2P) loans offer a streamlined way for real estate investors to buy, renovate, and hold rental properties using one continuous financing structure. Instead of managing separate short-term rehab and long-term mortgage loans, investors can fund the entire process — from purchase to renovation to permanent financing — with a single closing.
During the construction phase, funds are advanced for purchase and rehab, with interest-only payments at around 12% and disbursements made after lender inspections. Once renovations are complete, the loan automatically converts to a 30-year fixed-rate mortgage — in this example, at 8.5% — eliminating the need to refinance later.
This dual-phase structure provides major advantages: one closing, predictable long-term rates, reduced qualification risk, and smoother transition from rehab to rental income. Typical costs include a 2.75% origination fee, $650 processing fees, and construction interest escrow.
Investors prefer Rehab-to-Perm loans for their efficiency, lower risk, and stable long-term financing, making them a smart choice for those building rental portfolios. By combining acquisition, renovation, and permanent funding into one process, investors can focus on property performance instead of managing multiple loans.
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/creative-financing-nadlan-capital-financing-for-foreign-nationals-americans
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https://www.forumnadlanusa.com/2025/10/understanding-rehab-to-perm-loans-a-smart-solution-for-real-estate-investors/
#RealEstateInvesting #RehabToPerm #NadlanCapitalGroup #PropertyRenovation #RentalIncome