Explore every episode of the podcast The Educated HomeBuyer | First Time Home Buyer Tips, Mortgage Rates & Housing Market Updates
| Title | Pub. Date | Duration | |
|---|---|---|---|
| How to Compare Mortgage Loan Estimates and Avoid Overpaying Thousands - EP247 | 09 Nov 2026 | 00:36:09 | |
Shopping for a mortgage? Comparing mortgage rates alone could cost you thousands of dollars in unnecessary lender fees and closing costs. In this episode of The Educated HomeBuyer, Jeb Smith and mortgage expert Josh Lewis compare six real mortgage quotes from four different lenders on the same $400,000 home. The difference between the highest and lowest estimated cash to close was more than $12,000. Even more surprising, two mortgage lenders offered the exact same interest rate, but one charged $6,490 more in lender fees. We'll show you how to compare mortgage Loan Estimates, understand the true cost of a home loan, and avoid choosing a lender based on misleading numbers. What You'll Learn in This Episode
Although the real-world example involves a VA home loan, the same mortgage comparison principles apply to conventional, FHA, and other home loan programs. Whether you're buying your first home, getting preapproved for a mortgage, or preparing to make an offer, knowing how to read and compare Loan Estimates can help you make a more informed financial decision. 🏡 Get Your Personalized Homebuying RoadmapNot sure which mortgage lender to choose? Want a second opinion on your Loan Estimate? Our team can help you understand your options, compare mortgage quotes, and make sure you're asking the right questions before moving forward. Get started here: https://buyrightborrowsmart.com/roadmap There's no fee and no obligation. Just a conversation to help you make a more informed decision. Subscribe to The Educated HomeBuyerJoin Jeb Smith and Josh Lewis as we break down the housing market, mortgage rates, homebuying strategies, and the financial decisions that matter most when buying a house. Subscribe for more educational videos designed to help you Buy Right, Borrow Smart, and Build Wealth. Topics covered: How to compare mortgage rates, mortgage Loan Estimate explained, mortgage lender fees, mortgage closing costs, discount points, VA loan estimates, first-time homebuyer tips, mortgage preapproval, and choosing the best mortgage lender. #MortgageRates #LoanEstimate #FirstTimeHomeBuyer #MortgageTips #ClosingCosts #HomeBuying | |||
| What The Blue Wave Means For The 2027 Housing Market | 05 Nov 2026 | 00:26:45 | |
The 2026 election results have changed the political landscape, but what does the Democratic takeover of Congress actually mean for the 2027 housing market? Will mortgage rates finally come down, will housing affordability improve, and could buyers see better opportunities heading into next year? In this episode of The Educated HomeBuyer, Jeb Smith and mortgage expert Josh Lewis break down how the election could impact interest rates, inflation, housing inventory, home prices, and the future of the real estate market.With Democrats taking control of the House and Senate, the possibility of political gridlock could have significant implications for government spending, Treasury yields, and mortgage rates. But the election is only part of the equation. Inflation remains elevated, the labor market is sending mixed signals, and the Federal Reserve could raise interest rates again.We also examine the latest housing market data, including rising inventory, slowing buyer demand, increasing price reductions, and what these trends mean for anyone considering buying or selling a home in 2027.**In This Episode:**- **2026 Election Results:** How the blue wave and Democratic control of Congress could impact the housing market.- **2027 Mortgage Rate Forecast:** Why political gridlock, Treasury yields, inflation, and oil prices could influence mortgage rates.- **Housing Market Inventory:** Why more homes are available even as new listings remain relatively flat.- **Home Prices and Price Reductions:** What increasing seller concessions and longer days on market mean for buyers.- **Federal Reserve and Inflation:** How upcoming CPI reports, employment data, and potential Fed rate hikes could impact borrowing costs.- **Housing Affordability:** Whether changes in government policy, construction costs, and mortgage rates could make buying a home easier.- **Refinancing Your Mortgage:** How soon you can refinance after purchasing a home and why your loan type matters.- **California Housing Market:** A closer look at Orange County, Huntington Beach, and newly approved housing-related propositions.Whether you're a first-time homebuyer, a current homeowner considering refinancing, or a seller trying to understand where the real estate market is headed, this episode will help you separate political headlines from the economic fundamentals that actually drive housing.## 🏡 Ready to Buy a Home?Not sure whether you're financially ready to purchase a home? Take our FREE Homebuyer Readiness Quiz to better understand where you stand and what steps you should take next.👉 https://buyrightborrowsmart.com/quiz## 💰 Need Mortgage Advice or a Second Opinion?Whether you're purchasing your first home, comparing mortgage quotes, considering a rate buydown, or wondering whether refinancing makes sense, Josh Lewis can help you evaluate your options.👉 https://buyrightborrowsmart.com/roadmap## 📍 Looking to Buy or Sell Real Estate?Need help buying or selling a home or connecting with a trusted real estate professional in your area? Reach out to Jeb Smith.👉 https://www.jebsmith.net/start## ❓ Have a Housing or Mortgage Question?Submit your questions directly to Jeb and Josh. Your question could be featured in an upcoming episode of The Educated HomeBuyer.👉 https://buyrightborrowsmart.com**Join Us LIVE Every Wednesday at 5 PM Pacific** for an updated look at mortgage rates, housing market trends, inflation, home prices, and everything you need to know to make smarter real estate decisions.**Buy Right. Borrow Smart. Build Wealth.**#HousingMarket2027 #MortgageRates #HousingMarketForecast #RealEstateMarket #FirstTimeHomeBuyer #HousingAffordability #TheEducatedHomeBuyer
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| Is a 2-1 Mortgage Buydown a SCAM? What Homebuyers NEED to Know - EP246 | 02 Nov 2026 | 00:21:17 | |
A 2-1 mortgage buydown could save you hundreds of dollars on your monthly mortgage payment, but it could also lead to a costly mistake if you don't understand how it works. With mortgage rates remaining elevated, more homebuyers are negotiating seller concessions to temporarily lower their payments. But what happens when those savings disappear after two years, especially if mortgage rates haven't dropped enough to refinance? In this episode of The Educated HomeBuyer, Jeb Smith and mortgage expert Josh Lewis break down how a 2-1 mortgage buydown works, what it costs, and whether it's a smart strategy for first-time homebuyers in today's housing market. Using a $500,000 mortgage example, we'll show how a 2-1 buydown reduces your effective interest rate by 2% during the first year and 1% during the second year before returning to the original fixed rate in year three. We'll explain how seller concessions fund these temporary savings and why a lower initial mortgage payment doesn't necessarily mean you're getting a better deal. We'll also discuss the risks of relying on a future refinance, especially if mortgage rates remain high, home values decline, or your financial situation changes. Plus, we'll compare temporary mortgage buydowns with permanent rate buydowns, seller-paid closing costs, and negotiating a lower purchase price to help you determine which strategy makes the most sense. In This Episode, We Cover:
The bottom line: A 2-1 mortgage buydown isn't a scam, but it isn't right for everyone. If you can only afford the temporary payment and are counting on refinancing before the full payment kicks in, you could be setting yourself up for financial trouble. Understanding your options before buying a house is critical. FREE Homebuyer Resources 🏡 Are You Ready to Buy a House? 📉 Get Help With Your Mortgage 🏠 Need a Real Estate Agent? About The Educated HomeBuyer Hosted by Jeb Smith and Josh Lewis, The Educated HomeBuyer helps first-time homebuyers and homeowners navigate mortgage rates, housing market trends, and the homebuying process with confidence. Buy Right. Borrow Smart. Build Wealth. #MortgageBuydown #FirstTimeHomeBuyer #MortgageRates #HomeBuying #HousingMarket | |||
| Market Update - The FED Just HIT PAUSE But Warned The DANGER isn't Over! | 29 Oct 2026 | 00:36:53 | |
The Fed just hit pause, but the risk of higher rates hasn’t gone away. If you’re a first-time home buyer waiting for mortgage rates to drop, there’s more to this decision than the headline. Inflation, rising borrowing costs, and growing housing inventory are creating a market where affordability remains challenging, but buyers may have more room to negotiate. 🏡 Thinking about buying your first home? Take our FREE Homebuyer Readiness Quiz to find out where you stand and what to focus on next: In this live episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down the Federal Reserve’s decision to hold interest rates steady, the disagreement among Fed officials, and why another rate hike remains possible. We explain how inflation, oil prices, the 10-year Treasury yield, and mortgage spreads influence mortgage interest rates, including why a Fed rate hike doesn’t automatically mean higher mortgage rates. We also cover our regular housing market updates, including national inventory, new listings, pending home sales, price reductions, and local trends in Orange County and Huntington Beach. With more homes sitting on the market and buyer demand remaining subdued, we discuss where buyers are gaining leverage and why conditions still vary by location, property, and price point. During our live Q&A, we get into the practical side of buying a house: making an offer below asking price, using comparable sales to support your offer, negotiating seller-paid closing costs, and evaluating mortgage buydowns. We also discuss comparing Loan Estimates, spotting uncompetitive mortgage quotes, and why choosing the right real estate agent and lender can make a meaningful difference in your home buying experience. In this episode, we cover:
You don’t need to predict the next Fed decision to start preparing for homeownership. Understanding your budget, financing options, and local housing market can help you recognize an opportunity when it fits your situation. Our goal is to give you the education to buy right, borrow smart, and build wealth. FREE resources and next steps: ✅ Take the FREE Homebuyer Readiness Quiz 🏡 Ready to become a homeowner? Start your stress-free journey today. 🎓 FREE Online Workshop: Your Guide to Buying a Home in 2026 💬 Have a home buying or mortgage question? Subscribe to The Educated HomeBuyer for first-time home buyer tips, mortgage education, and weekly housing market updates. Share this episode with someone preparing to buy a home, and leave a rating and review if you found it helpful. Buy Right. Borrow Smart. Build Wealth. | |||
| Do NOT Use AI to Buy a Home in 2027 (Until You Watch This) - EP245 | 26 Oct 2026 | 00:32:14 | |
Using AI to buy a home in 2027 could end up costing you thousands of dollars if you're not careful. While tools like ChatGPT and Claude can be incredibly helpful for first-time home buyers, relying on artificial intelligence to determine home values, evaluate mortgage rates, or make financial decisions could lead to some very expensive mistakes. More home buyers than ever are turning to AI for help navigating the home buying process. They're using it to search for homes, calculate mortgage payments, research neighborhoods, compare properties, and understand complicated real estate documents. And while AI can be a powerful tool, there's a big difference between using it to help you buy a house and allowing it to make decisions for you. In this episode of The Educated HomeBuyer Podcast, Jeb Smith and Josh Lewis discuss how first-time home buyers can use AI to their advantage in 2027 without making costly mistakes. We break down two important decisions you should never rely on AI to make, along with four practical ways artificial intelligence can help you become a more informed and confident home buyer. What You'll Learn in This Episode:
Are You Ready to Buy Your First Home? Before you start searching for homes, it's important to understand where you stand financially and what steps you should be taking to prepare for homeownership. Take our FREE Am I Ready to Buy a Home Quiz: In less than two minutes, you'll get a personalized home buying readiness score along with educational resources designed to help you prepare for buying a house. Whether you're planning to buy in 2027 or you're still a year or two away, this is a great place to start. Need Help Buying a Home? Buying your first home doesn't have to be overwhelming. Whether you're trying to figure out how much house you can afford, improve your credit, save for a down payment, get pre-approved for a mortgage, or find the right real estate agent, we're here to help. Get Your Personalized Home Buying Roadmap: We'll help you understand where you are in the home buying process, answer your questions, and put together a plan based on your financial situation and goals. We can also help connect you with experienced real estate and mortgage professionals to guide you through the process. | |||
| Market Update - The Housing Market Is Creating HUGE Opportunities for Homebuyers | 22 Oct 2026 | 00:50:01 | |
Higher mortgage rates, more homes for sale, and fewer buyers competing for properties are creating opportunities in the housing market that we haven't seen in years. While many first-time homebuyers are waiting for interest rates to come down, those who are prepared to buy may have more negotiating power than they realize. In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down what's happening in the 2026 housing market, why home builders are offering major incentives, and how buyers can take advantage of price reductions, seller concessions, and mortgage rate buydowns. We discuss rising housing inventory, homes sitting on the market longer, and why real estate conditions vary dramatically from one city to another. We also take a closer look at mortgage interest rates, inflation, the Federal Reserve, and what these trends could mean for anyone planning to buy a house in 2026 or 2027. In This Episode:
Are You Ready to Buy a Home? Take our FREE Homebuyer Readiness Quiz to find out where you stand and what you should be working on before buying your first home. It takes less than two minutes and gives you personalized next steps. Take the FREE Homebuyer Readiness Quiz Need Help Buying a Home or Getting a Mortgage? Whether you're ready to buy now or planning for 2027, Jeb and Josh can help you understand your options, prepare financially, and connect with experienced real estate and mortgage professionals. Have a Question for the Podcast? Visit BuyRightBorrowSmart.com to submit your question or email us at info@buyrightborrowsmart.com. The Educated HomeBuyer is hosted by real estate professional Jeb Smith and mortgage expert Josh Lewis. Our goal is to help you buy right, borrow smart, and build wealth through real estate. | |||
| 5 Ways Buyers Can Use 7.5% Rates to Their Advantage | 19 Oct 2026 | 00:23:41 | |
Buying a home at 7.5% can be a smart move, even while other buyers wait for mortgage rates to drop. Less competition and motivated sellers can give prepared buyers more room to negotiate a lower purchase price, closing cost credits, and mortgage rate buydowns. For first-time home buyers, those opportunities can make a real difference in the upfront cost of buying a house. In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis explain how to approach buying a home with higher mortgage interest rates, use seller concessions strategically, and decide whether buying now fits your finances and long-term goals. We also walk through what happens if mortgage rates rise, stay the same, or fall, including why a future refinance should be an opportunity rather than something you need to afford your home. Jeb shares his own experience buying at a higher rate and the factors that allowed him to refinance later. In this episode, we cover:
Whether you're a first-time home buyer or planning your next move, understanding your options starts with a realistic budget and a plan that works at today's payment. Opportunities vary by local housing market, and the right time to buy depends on your readiness. ✅ Are you Ready To Become A Homeowner: ✅ Start your stress-free journey today: Buy right, borrow smart, and build wealth. | |||
| Market Update - Have Mortgage Rates Peaked Or Will We See Even More CHAOS? | 15 Oct 2026 | 00:41:43 | |
Mortgage rates have surged to nearly 7.5%, and the housing market could be headed for even more trouble as the bond market teeters on the edge of another major move. With inflation concerns, global conflicts, and economic uncertainty pushing rates higher, the possibility of 8% mortgage rates is becoming a real concern. Meanwhile, homebuyer demand is weakening, housing inventory is building, price reductions are increasing, and existing home sales continue to struggle. What does all of this mean for home prices, housing affordability, and first-time homebuyers trying to navigate today's real estate market? In this live episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down what's happening with the economy, mortgage interest rates, the bond market, and the housing market. We'll discuss what could happen next with mortgage rates, how higher rates are affecting buyers and sellers, and what you should consider before buying a home in today's market. We'll also be answering your questions live. Come join us! 🏡 Ready to Buy a Home?Know exactly what you can afford, how much cash you'll need, and which mortgage strategy fits you best before you fall in love with the wrong house. Start your Roadmap with Josh's team: ✅ Start Your Homebuying Roadmap ✅ Not sure if you're ready yet? Take the free 2-minute Am I Ready Quiz to see where you stand, what may be holding you back, and the best next step from here: Take the Free Homebuyer Readiness Quiz Work With JebJeb Smith | Real Estate Broker | DRE 01407449 Buying in a market you don't fully understand is stressful. Jeb walks you through it in plain language, so you know exactly what you're getting into before you make an offer. Work With JoshJosh Lewis Nobody wants to be surprised at closing. Josh gets you real numbers up front, tells you what you actually qualify for, and helps you structure your financing correctly from the start. Josh and his team serve borrowers in 32 states through United American Mortgage Corporation. Start your Roadmap: Licensing: Not a commitment to lend. Equal Housing Opportunity. | |||
| 5 Houses First-Time Buyers Should NEVER Buy - EP243 | 12 Oct 2026 | 00:26:44 | |
The wrong house can drain your savings long after you get the keys. As a first-time homebuyer, it’s easy to fall in love with a remodeled kitchen or stretch your budget for a home that looks like a great deal. But qualifying for the mortgage doesn’t mean you can afford everything that comes with owning it. In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down five types of houses first-time homebuyers should look at carefully before buying. From poorly renovated flips to homes with expensive repairs, we explain the warning signs that can turn your first home into a costly mistake. You’ll learn what to look for when buying a house, including:
These aren’t automatic deal breakers for every buyer, but they deserve more attention before you make an offer. Learn how to look beyond the finishes, understand the true cost of homeownership, and buy a home that fits your budget and your life. Start Here 👇🏻 ✅ Are you Ready To Become A Homeowner ✅ Start your stress-free journey today Buy right, borrow smart, build wealth. | |||
| Market Update - This Will Have The BIGGEST Impact On The 2027 Housing Market | 08 Oct 2026 | 00:41:43 | |
Higher mortgage rates are putting pressure on the housing market, and first-time homebuyers could gain more negotiating power heading into 2027. With buyer demand subdued and inventory building, sellers are facing more competition, creating opportunities for lower home prices, seller credits, and better terms. In this live episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down the economy, mortgage interest rates, and the housing market outlook for 2027 while answering your questions live. We’ll discuss what these changes mean for buying your first home, how higher rates affect affordability, and why a lower home price doesn’t automatically mean a lower monthly payment. If you’re preparing to become a homeowner, join us to learn how to evaluate your options, understand your buying power, and make a confident decision. Start Here 👇🏻 ✅ Ready to buy? Know exactly what you can afford, how much cash you’ll need, and which mortgage strategy fits you best before you fall in love with the wrong house. ✅ Not sure if you’re ready yet? Take the free 2-minute quiz to see where you stand, what may be holding you back, and your best next step. Work With Jeb Jeb Smith | Real Estate Broker | DRE #01407449 Buying in a market you don’t fully understand is stressful. Jeb walks you through it in plain language so you know exactly what you’re getting into before you make an offer. Work With Josh Josh Lewis | |||
| This Tax Change Could Have A HUGE Impact On Housing Supply - EP242 | 05 Oct 2026 | 00:22:16 | |
The home you want to buy may never hit the market because its owner doesn’t want the tax bill that comes with selling. Could a proposed tax change give those homeowners a reason to move and give you a better shot at buying your first home? In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis explain how increasing the capital gains tax exclusion for home sellers could unlock housing inventory and create opportunities for first-time home buyers. We discuss what more homes for sale could mean for housing affordability, why this proposal wouldn’t automatically bring home prices down, and why waiting for a tax change could leave your homebuying plans on hold. If you’re wondering whether to buy a house now or wait, learn how this proposal could affect your options and what matters most when preparing to become a homeowner. Start Here 👇🏻 ✅ Are you ready to become a homeowner? ✅ Start your stress-free journey today: | |||
| Market Update - October Is The Best Time To NEGOTIATE In These 16 Housing Markets | 01 Oct 2026 | 00:42:10 | |
Waiting for a better deal on your first home? October could give you more room to negotiate. A Redfin analysis identifies 16 major U.S. housing markets where October has historically offered buyers some of the best opportunities to negotiate a home purchase. In this live episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down what that means for first-time homebuyers, why some sellers become more willing to negotiate, and how price reductions and seller concessions could help make buying a home more affordable. We discuss how to approach an offer, what to consider before asking a seller to cover closing costs, and how mortgage rates affect your monthly payment and purchasing power. If you’re wondering whether now is a good time to buy a house, this conversation will help you understand what to look for in your local housing market and how to make a decision that fits your budget and goals. ✅ Already know you’re ready? Get 15 minutes of real clarity on what you can actually afford, what it costs to close, and exactly what to do next: ✅ Not sure if you’re ready to buy? Take the free 2-minute quiz and find out where you actually stand: Connect with Jeb Smith 👇 Buying in a market you don’t fully understand is stressful. Jeb walks you through the homebuying process in plain language so you know exactly what you’re getting into before you make an offer. Connect with Josh Lewis 👇 Nobody wants to be surprised at closing. Josh gets you real numbers up front, explains what you actually qualify for, and helps you avoid mortgage mistakes that can cost buyers thousands. #FirstTimeHomeBuyer #HousingMarket #HomeBuying #MortgageRates #TheEducatedHomeBuyer | |||
| The Mortgage Process Explained From Start to Finish - EP241 | 28 Sep 2026 | 00:33:15 | |
Getting preapproved is only the beginning of the mortgage process. For many first-time homebuyers, everything that happens between the initial lender conversation and getting the keys can feel confusing, stressful, and full of surprises. In this episode, we walk through the home loan process from start to finish, including the discovery call, mortgage preapproval, comparing loan options, interest-rate locks, underwriting, the home appraisal, conditional loan approval, closing disclosures, and the final closing. We also explain what buyers should expect at each stage and where mortgage problems commonly arise. Whether you are preparing to buy your first home or already under contract, understanding the mortgage process can help you avoid delays, make better financing decisions, and reach closing with fewer surprises. Choosing an experienced lender with a clear process can make the difference between a smooth transaction and a last-minute scramble. ✅ Are you ready to become a homeowner? ✅ Start your stress-free journey today: | |||
| Will mortgage rates RISE to 8% or DROP to 6%? | 25 Sep 2026 | 00:46:25 | |
Mortgage rates are back above 7%, and the next move could change what buyers can afford. In this episode, Josh and I look at what’s driving mortgage rates higher, what would need to happen for them to come down, and how likely either scenario really is. We also talk through what changing rates mean for first-time homebuyers, sellers, and anyone waiting on the sidelines. If you’re trying to decide when to buy a home, this conversation will help you think through your buying power and monthly payment without relying on a rate prediction. ✅ Are You Ready To Become A Homeowner? ✅ Start your stress-free journey today: | |||
| This Is NOT the Strongest Buyer’s Market on Record | 21 Sep 2026 | 00:30:20 | |
The headlines are calling this the strongest buyer’s market on record, but the data tells a very different story. Today’s housing market is giving home buyers more negotiating power, but assuming every seller is desperate or automatically submitting a lowball offer could cost you the home you actually want. In this episode, we explain what the shift toward a buyer’s market really means, why conditions vary so much from one local housing market to another, and how first-time home buyers should approach negotiations. We discuss home prices, housing inventory, days on market, seller concessions, mortgage rate buydowns, closing costs, contingencies, and the different ways buyers can create a stronger offer without unnecessarily overpaying. You’ll also learn how to determine whether a home is overpriced, why some sellers are more motivated than others, and how to use comparable sales and local market data before deciding what to offer. If you’re planning to buy your first home, this episode will help you understand where you have leverage, how to use it intelligently, and how to avoid letting misleading housing market headlines influence one of the biggest financial decisions you’ll make. ✅ Are You Ready To Become A Homeowner? ✅ Start your stress-free journey today: | |||
| Market Update - The STRONGEST Buyer's Market On Record Is Here! | 17 Sep 2026 | 00:46:29 | |
The housing market has officially become the strongest buyer’s market on record, with sellers now outnumbering buyers by nearly 58% nationwide. Inventory is climbing, demand remains weak, and in markets like Nashville, Miami, Houston, and Austin, there are now more than twice as many sellers as buyers. But does that mean buyers finally have the upper hand, or do high home prices and mortgage rates still make buying a home too difficult? In today’s LIVE, we’ll break down what’s really happening in the housing market, where buyers have the most negotiating power, and what it means if you’re thinking about buying or selling a home. ✅ Are You Ready To Become A Homeowner? ✅ Start your stress-free journey today: | |||
| Using Your 401k To Buy A House: The $380,000 Mistake - EP239 | 14 Sep 2026 | 00:22:31 | |
Should you use your 401(k) to buy a house? For first-time homebuyers struggling to save enough for a down payment and closing costs, your retirement account may be an option, but how you access that money can make a massive difference. In this episode, we break down how first-time homebuyers can use a 401(k), 403(b), TSP, traditional IRA, or Roth IRA when buying a home. We explain the difference between taking a 401(k) loan and making an early withdrawal, including the potential taxes, penalties, repayment requirements, and impact on your long-term retirement savings. We also walk through the math behind a potential $380,000 mistake and explain why borrowing from your 401(k) may be very different from simply cashing it out. If you're trying to buy your first home but don't have enough money saved for the down payment, the answer isn't automatically to raid your retirement account or give up on buying altogether. The key is understanding your options, knowing how much cash you actually need to close, and figuring out whether using retirement funds fits into your bigger financial picture. Start Here 👇🏻 ✅ Are you Ready To Become A Homeowner: ✅ Start your stress-free journey today: | |||
| Market Update - The Housing Market Is Finally CRACKING in These Cities | 10 Sep 2026 | 00:34:06 | |
Are Home Prices Falling? What First-Time Home Buyers Need to Know About the 2026 Housing Market The 2026 housing market is shifting, and home prices are now falling across a growing number of major U.S. cities. But does that mean we're finally headed toward the housing market crash buyers have been waiting for? Or is this simply a normal housing market correction after years of massive home price growth? In today's LIVE housing market update, we'll break down what's actually happening with home prices, housing inventory, mortgage rates, and buyer demand and, more importantly, what it means for first-time home buyers trying to decide whether they should buy a house now or wait. Buying a home based on headlines is a mistake. Your decision should come down to your finances, your monthly payment, your timeline, and whether buying makes sense for your life. We'll discuss what is driving the housing market right now, where home prices are falling, why some markets are behaving very differently than others, and what buyers can do today to put themselves in the best possible position to buy when the right opportunity comes along. 🏡 Thinking About Buying Your First Home?✅ Not sure if you're ready to buy? ✅ Already know you're ready? Home Prices Are Falling in Major U.S. Cities, Realtor.com: ➡️ The 2026 Housing Market Has PEAKED! Where Do We Go From Here? Jeb Smith | DRE 01407449 Buying in a housing market you don't fully understand is stressful. Jeb walks you through the home buying process in plain language so you understand home prices, mortgage rates, negotiations, and what you're getting into before you make an offer. Connect With Josh LewisJosh Lewis Nobody wants to be surprised at closing. Josh helps buyers understand what they actually qualify for, what their mortgage payment will look like, how much cash they'll need to close, and how to avoid common mortgage mistakes that can cost buyers thousands. Topics covered in today's live: 2026 housing market, home prices falling, housing market crash, housing market correction, first-time home buyer, buying a house in 2026, should I buy a house now or wait, mortgage rates, housing inventory, home affordability, home buyer tips, real estate market update. #HousingMarket #FirstTimeHomeBuyer #HomePrices #MortgageRates #RealEstate #HomeBuying #HousingMarket2026 #LIVE | |||
| 5 Mistakes This Buyer Made (And How To Avoid Them) - EP238 | 07 Sep 2026 | 00:25:55 | |
What happens when you buy a home, make roughly $120,000 in payments, and three years later feel like you’re barely any further ahead? That’s exactly what happened to one homebuyer who purchased in 2023 and is now wondering whether buying was a mistake. In this episode of The Educated HomeBuyer, we break down her real numbers and discuss five important homebuying lessons that every buyer should understand before purchasing a house. We cover the risks of assuming mortgage rates will fall, why “marry the house, date the rate” can backfire, temporary versus permanent mortgage rate buydowns, choosing the right loan strategy, and why your expected timeline in a home matters more than most buyers realize. We also discuss what happens when your life changes after buying a home, whether selling at or near your original purchase price is really a loss, the dangers of holding onto a property simply to “break even,” and why keeping your future down payment invested in the stock market could create unnecessary risk if you're planning to buy within the next couple of years. If you're a first-time homebuyer, thinking about buying a home, comparing mortgage options, or trying to decide whether now is the right time to buy, this episode will help you avoid some of the most common homebuying mistakes and make a smarter long-term decision. ✅ Are you Ready To Become A Homeowner? ✅ Start your stress-free journey today: Buy right. Borrow smart. Build wealth. | |||
| Market Update - Mortgage Rates SURGE To The Highest Level Since June 2025 | 03 Sep 2026 | 00:57:36 | |
Mortgage rates are moving higher again, and first-time home buyers need to understand what’s driving the change. Rising oil prices, renewed concerns about inflation, and fears that interest rates could stay higher for longer are pushing bond yields up, with mortgage rates following close behind. So how high could mortgage rates go? When could home buyers finally see lower interest rates? And what does all of this mean for home prices, housing affordability, and your ability to buy a home? In today’s LIVE episode of The Educated HomeBuyer, we break down what’s happening with mortgage rates, why oil prices and inflation matter to the housing market, and what first-time home buyers should be paying attention to before making an offer. If you’re thinking about buying your first home, this episode will help you better understand the current housing market, mortgage interest rates, affordability, and how to prepare before you start shopping. ✅ Are You Ready to Buy a Home? ✅ Start Your Stress-Free Home Buying Journey Watch This Next 👇🏻 ➡️ The Housing Market RESET Is Ahead 📩 info@theeducatedhomebuyer.com Connect with Jeb Smith 👇 Jeb Smith | DRE 01407449 Buying a home in a market you don’t fully understand is stressful. Jeb walks you through the home buying process in plain language so you understand mortgage rates, home prices, negotiations, and what you’re getting into before you make an offer. Connect with Josh Lewis 👇 Josh Lewis Nobody wants to be surprised at closing. Josh gives home buyers real numbers up front, explains what they actually qualify for, and helps them avoid mortgage mistakes that can cost thousands of dollars. 📱 714-916-5727 Topics discussed: mortgage rates, mortgage interest rates, first-time home buyers, buying a home, housing market, home affordability, inflation, oil prices, bond yields, Federal Reserve interest rates, mortgage rate forecast, home prices, first-time home buyer tips, and how to buy a house. | |||
| Renting Is CHEAPER... So Why Would You Buy A House? EP237 | 01 Sep 2026 | 00:35:01 | |
Does buying a home still make sense in 2026? The housing market looks completely different than it did just four years ago. Mortgage rates are higher, home prices have increased, affordability is stretched, and in many markets renting is considerably cheaper than owning. In this episode of The Educated HomeBuyer, we take a step back from the monthly payment and look at the bigger picture. We break down how homeownership builds wealth over time through principal paydown, appreciation, leverage, and the ability to lock in a large portion of your housing costs with a fixed-rate mortgage. We also discuss the real renting vs. buying calculation in today's housing market, why time is such an important part of the equation, and why buying a home doesn't make sense for everyone. If you're a first-time home buyer trying to decide whether you should buy now, keep renting, or wait for mortgage rates and affordability to improve, this episode will help you think through that decision. Start Here 👇🏻 ✅ Are you Ready To Become A Homeowner: ✅ Start your stress-free journey today: Whether you're preparing to buy your first home or simply trying to understand if homeownership still makes financial sense in today's market, the goal isn't to convince you to buy. It's to help you understand the numbers, know where you stand, and make the decision that's right for you. Buy Right. Borrow Smart. Build Wealth. | |||
| Market Update - The REAL Reason Mortgage Rates Won't Come Down | 27 Aug 2026 | 00:44:50 | |
Mortgage rates are staying higher than many buyers expected, and the Fed may not be the only reason why. With U.S. national debt now topping $40 trillion, rising Treasury yields could be putting additional pressure on mortgage rates and housing affordability. In this episode, we break down what’s really driving rates, what it means for the housing market, and whether buyers should expect meaningful relief anytime soon. Start Here 👇🏻 ✅ Not sure if you're ready to buy? Take the free 2-minute quiz and find out where you actually stand: ✅ Already know you're ready? Get 15 minutes of real clarity: what you can actually afford, what it costs to close, and exactly what to do next: ✅ Article discussed at the top of the show: Watch This Next 👇🏻 ➡️ The 2026 Housing Market Has PEAKED! Where Do We Go From Here? 📩 info@theeducatedhomebuyer.com Connect with me 👇 Jeb Smith Buying in a market you don't fully understand is stressful. Jeb walks you through it in plain language, so you know exactly what you're getting into before you make an offer. Josh Lewis Nobody wants to be surprised at closing. Josh gets you real numbers up front, tells you what you actually qualify for, and helps you avoid the mistakes that cost buyers thousands. M: 714-916-5727 #HousingMarket #InterestRates #LIVE | |||
| (Red Flags) How To Know When To WALK AWAY From Your Lender | 24 Aug 2026 | 00:29:59 | |
Buying your first home can feel overwhelming, especially when you're trying to understand mortgage rates, loan options, down payment requirements, closing costs, and how much home you can actually afford. The goal of The Educated HomeBuyer is to help first-time home buyers cut through the noise, understand the mortgage and real estate process, and make smarter decisions before buying a house. Whether you're just starting to save, getting ready for a mortgage pre-approval, comparing lenders, or actively shopping for a home, understanding the process can help you avoid expensive mistakes. We break down first-time home buyer programs, FHA loans, conventional loans, mortgage rates, home affordability, credit requirements, and the home buying process so you can buy with confidence. ✅ Are you Ready To Become A Homeowner? ✅ Start your stress-free journey today: Our mission is simple: help you Buy Right. Borrow Smart. Build Wealth. If you're a first-time home buyer looking for straightforward advice on mortgages, real estate, and buying a home, you're in the right place. | |||
| New Lender Guidelines Will Have A HUGE Impact on Condos - EP235 | 17 Aug 2026 | 00:31:08 | |
Thinking about buying a condo? New lending rules from Fannie Mae and Freddie Mac could make getting a mortgage on certain condos more difficult, and first-time home buyers need to understand the risks before making an offer. In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down the major changes affecting condo financing, including stricter HOA financial reviews, reserve requirements, deferred maintenance, structural inspections, insurance requirements, and the elimination of the limited review for most condo projects. These changes are designed to uncover problems before you buy, but they could also cause more condo communities to become non-warrantable, potentially requiring a larger down payment, higher mortgage rate, or alternative financing. We also explain what first-time home buyers should look for when reviewing HOA documents, including reserve studies, financial statements, meeting minutes, special assessments, litigation, and upcoming repairs. A condo may look great on the surface, but problems with the HOA or building can affect your ability to finance the property today and potentially make it harder to sell later. Before buying a condo, you need to understand more than the monthly HOA payment. Knowing the financial and structural health of the community can help you avoid unexpected special assessments, financing problems, and expensive surprises after closing. Whether you're buying your first condo, comparing a condo vs. single-family home, or trying to better understand the home buying process, this episode will help you know what questions to ask before writing an offer. ✅ Are you Ready To Become A Homeowner: ✅ Start your stress-free journey today: Topics Covered: | |||
| Answer NO To Any Of These 5 Questions? Do NOT Buy A House | 10 Aug 2026 | 00:23:24 | |
Buying a house before you’re truly ready could set you back financially for years. And the scary part is, you can have good credit, qualify for a mortgage, have your down payment saved and STILL not be ready to buy. In this episode, we break down five questions every first-time home buyer should be able to answer before making an offer on a home. We discuss how to know whether you can actually afford to buy a house, why your maximum mortgage approval matters less than the payment you’re comfortable making, how much cash you should have left after closing, and why draining your savings just to become a homeowner can create unnecessary financial stress. We also explain why first-time buyers should think about staying in a home for at least five years instead of assuming they’ll build enough equity to move again in two or three years. You’ll also learn why falling home prices shouldn’t automatically scare you if you’re buying for the long term, how to think about your home as a place to live instead of an investment you check every day, and why buying because of FOMO, pressure from family, or fear of being priced out can lead to the wrong decision. The goal isn’t simply to help you qualify for a mortgage. It’s to help you become a homeowner without putting yourself in a position where the payment, unexpected expenses, or changes in the housing market keep you up at night. If you’re a first-time home buyer wondering whether now is a good time to buy a house, how much house you can afford, how much money you need to buy a home, or whether you should keep renting and save more money, this episode will help you figure out where you actually stand. Start Here 👇🏻 ✅ Take the "Am I Ready to Buy?" quiz: ✅ Start your stress-free journey today: In this episode, we cover: Buying your first home is about more than getting pre-approved, finding a house and making an offer. The right home-buying strategy starts with understanding your mortgage payment, closing costs, cash reserves, timeline and financial goals so you can buy right, borrow smart and build wealth. #FirstTimeHomeBuyer #BuyingAHouse #HomeBuying #Mortgage #RealEstate #HomeBuyer #FirstTimeBuyer #HousingMarket #MortgageTips #HomeBuyingTips | |||
| Morgan Stanely Says The Housing Market RESET Is Here - EP233 | 03 Aug 2026 | 00:28:21 | |
Home affordability isn't going back to what it was, and waiting for the "perfect" time to buy could leave you even further behind. Morgan Stanley's latest housing report says the housing market has reset into a new normal, and it closely mirrors what we've been telling buyers for years. In this episode, we break down why buying a home has become more challenging, what this housing market reset means for first-time home buyers, and how to determine whether now is the right time to buy based on your financial situation, not the headlines. If you're wondering whether you should buy a house now or wait, this video walks through the latest housing market trends, mortgage rates, inventory, affordability, and the long-term financial impact of homeownership. We explain why experts believe affordability is unlikely to return to pre-2020 levels, how higher mortgage rates have changed the market, and why waiting for a major correction may not deliver the opportunity many buyers are hoping for. Whether you're a first-time home buyer, planning to purchase your first house, or simply trying to understand today's real estate market, you'll learn the strategies that can help you make a smarter decision with confidence. Our goal isn't to convince you to buy a home. It's to give you the information you need to decide if homeownership makes sense for your life and your finances. Start Here 👇🏻 ✅ Ready to Become a Homeowner? Start your stress-free journey today: In This Video:
If you found this video helpful, be sure to subscribe for weekly housing market updates, first-time home buyer tips, mortgage education, and practical real estate advice designed to help you Buy Right, Borrow Smart, and Build Wealth. | |||
| Market Update - The Housing Market RESET Is Ahead | 30 Jul 2026 | 00:52:34 | |
Will housing become more affordable, or is the market resetting at a higher barrier to entry? According to Morgan Stanley, you shouldn’t wait for affordability to recover. Instead, you should consider buying when the right opportunity makes sense for your circumstances. In this live housing market update, we’ll discuss why Morgan Stanley doesn’t believe buyers should wait for affordability to improve and why this housing market reset may actually mean a higher barrier to entry. We’ll also break down the latest housing data and answer your real estate and mortgage questions live. Start Here 👇🏻 ✅ Are You Ready to Become a Homeowner? ✅ Start Your Stress-Free Journey Today ✅ Read the Morgan Stanley Article Discussed in This Video 📩 info@theeducatedhomebuyer.com Connect with Jeb 👇 Jeb Smith Connect with Josh 👇 Josh Lewis, Certified Mortgage Consultant | |||
| Why Mortgage Interest Rates Aren't Coming Down Anytime Soon - EP232 | 27 Jul 2026 | 00:29:16 | |
Mortgage rates just hit their highest level in over a year, and first-time home buyers everywhere are asking the same question: When will mortgage rates finally come down? In this video, I'll explain what's really driving today's mortgage rates, why they've stayed higher for longer than many expected, and what has to happen before interest rates move lower. If you're thinking about buying a house in 2026, understanding how mortgage rates, inflation, and the economy work together can help you make a smarter home buying decision. Whether you're a first-time home buyer, moving up to your next home, or wondering if you should buy now or wait, I'll break down what today's housing market means for you. I'll also show you why waiting for lower mortgage rates could end up costing you more than buying with today's interest rates. 👇 Ready to Take the Next Step Toward Homeownership? ✅ Are You Ready to Buy a Home? ✅ Start Your Stress-Free Home Buying Journey Today On this channel, you'll learn everything you need to know about buying a home, qualifying for a mortgage, understanding FHA loans, conventional loans, mortgage rates, down payments, credit scores, refinancing, and navigating today's real estate market with confidence. If you found this video helpful, be sure to Like, Subscribe, and turn on notifications so you never miss future videos about mortgage rates, first-time home buyers, home loans, and the housing market. #FirstTimeHomeBuyer #MortgageRates #HomeBuying #HousingMarket #InterestRates #BuyAHouse #Mortgage #RealEstate #HomeLoans #HomeBuyerTips | |||
| Market Update - Mortgage Rates Hit 11-Month High As Oil Spikes Again! | 23 Jul 2026 | 01:01:57 | |
The Iran ceasefire cracked this week, oil spiked back up, and that one shift rippled straight through to your rate quote. In this episode, Jeb and Josh break down what's really driving the move (hint: it's not just the Fed), walk through fresh inventory numbers nationally and here in Orange County, and answer live questions on ARMs, refinancing, non-citizen mortgages, and what it would actually take for rates to drop below 5%. 0:00 Mortgage rates hit an 11-month high 0:22 Why rates reversed: the Iran ceasefire cracks and oil spikes 4:38 Inventory update: national numbers, Orange County, and which markets are rising vs. falling 11:53 Oil shock and the Fed's growing balance sheet: what's really fueling inflation 16:24 This week's data: jobs, inflation nowcasts, and Fed rate cut odds 18:16 Today's actual rates: 6.77%, plus the new AI tool on our site 21:30 Q&A: mortgages for non-citizens and what a war's end could do to rates 27:44 ARM loans: when they make sense, and when they don't 34:36 Refinancing to fixed vs. ARM, and the case for renting while you save 42:23 Debunking the "housing crash" chatter, market by market 46:50 Bond market 101: why yields drive your mortgage rate 51:47 What Realtor commissions and closing costs actually look like 58:07 What it would take for rates to drop below 5% 1:00:37 Wrap up: get your questions answered and next steps ✅ Are you ready to become a homeowner? Take the quiz: https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: https://www.theeducatedhomebuyer.com/start | |||
| 5 Ways Homeowners Insurance Can Kill Your Home Purchase | 20 Jul 2026 | 00:25:48 | |
Homeowners insurance is quietly becoming one of the biggest reasons buyers lose the home they thought they were getting. You can have great credit, stable income, and a full mortgage approval, only to have an insurance issue derail the purchase at the last minute. In this episode, Josh Lewis and I break down five ways homeowners insurance can blow up a home purchase, how higher premiums affect qualification, and what buyers should check before making an offer. If you're planning to buy a home, this episode could help you avoid an expensive last-minute surprise. Timestamps: 00:00 - How homeowners insurance kills home purchases ✅ Are You Ready To Buy A Home? ✅ Start your stress-free journey today: 📩 Email: info@theeducatedhomebuyer.com ================================================= Connect with us 👇 Jeb Smith Josh Lewis | |||
| The Fed Chair Just Blamed The Fed For The Housing Market | 16 Jul 2026 | 00:46:49 | |
New Fed Chair Kevin Warsh just admitted the Fed itself is the reason homebuyers keep getting whipsawed. Boom, then bust. One generation gets a once-in-a-lifetime shot at a first home; the next gets locked out. Tonight Jeb & Josh break down what he actually said and what it means for mortgage rates and the housing market.Start Here 👇🏻✅ Ready to become a homeowner? https://www.buyrightborrowsmart.com/quiz✅Start your stress-free journey today: https://www.jebsmith.net/start =========================================Connect with me 👇 Jeb SmithDRE 01407449 Real BrokerConnect with me 👇 Josh Lewis (Huntington Beach Certified Mortgage Expert) DRE 01209148 BuyWise Mortgage M:714-916-5727 | |||
| TRUMP's Housing Bill Will Have A HUGE Impact On First Time Home Buyers - EP230 | 13 Jul 2026 | 00:18:39 | |
Everyone is talking about Trump’s new housing law, but the biggest headlines may be the least important part of the bill. In this episode, Jeb Smith and Josh Lewis break down what the new housing legislation actually does, what was removed before it passed, and whether it will have any meaningful impact on first-time homebuyers. While much of the attention has focused on limiting large institutional investors from buying more starter homes, those investors own a much smaller percentage of the housing market than many headlines suggest. The bill also does not require them to sell the homes they already own, which means buyers should not expect a sudden flood of affordable inventory. The more important provisions may be the ones receiving far less attention. These include a new HUD pilot program designed to make mortgages under $100,000 more accessible, a permanent process allowing buyers to challenge low appraisals, potential savings on manufactured housing, higher financing limits, and expanded options for accessory dwelling units. Jeb and Josh explain who may benefit from these changes, why the effects will vary dramatically by market, and why buyers should not wait for Washington to solve affordability, inventory, or interest rates. ✅ Are you Ready To Become A Homeowner: https://www.buyrightborrowsmart.com/quiz. ✅ Start your stress-free journey today: https://www.theeducatedhomebuyer.com/start. . Topics Discussed
Timestamps 00:00 Trump’s new housing law and the misleading headlines The Educated HomeBuyer helps buyers understand the housing market, mortgage process, and financial decisions involved in purchasing a home. Subscribe for straightforward conversations designed to help you buy right, borrow smart, and build wealth. | |||
| Market Update - The Iran War Isn’t Over… What Happens To The Housing Market Now? | 09 Jul 2026 | 00:34:27 | |
The war in Iran continues to create uncertainty across global markets, but what does that actually mean for the U.S. housing market?In this live housing market update, we’ll discuss how geopolitical tensions could impact oil prices, inflation, mortgage rates, and buyer confidence heading into the second half of the year. We’ll also break down the latest housing data and answer your real estate and mortgage questions live. Start Here 👇🏻✅ Ready to become a homeowner? Start your stress-free journey today: http://www.theeducatedhomebuyer.com/start New podcast episode every Monday. Next week: our mortgage rate forecast for the second half of the year. Search "The Educated HomeBuyer" on Spotify, Apple Podcasts, or YouTube. | |||
| 2nd Half 2026 Mortgage Interest Rate Forecast - EP229 | 06 Jul 2026 | 00:23:02 | |
Everyone thought mortgage rates would be lower by now... but they were wrong. Inflation surprised the market, the Fed changed its outlook, and new uncertainty has completely shifted the mortgage rate forecast. In this episode, we break down what happened with mortgage rates in the first half of the year, where rates could go in the second half, and what buyers should focus on instead of trying to perfectly time the market. We also discuss why predicting mortgage rates is so difficult, what could finally push rates lower, and how to make a smart home buying decision when nobody knows exactly what comes next. ✅ Ready to become a homeowner? Start your stress-free journey today: Topics Covered:
Timestamps:
Trying to decide if you should buy a house now or wait for lower mortgage rates? This episode will help you understand the market, avoid emotional decisions, and create a plan based on your goals. | |||
| Market Update - The Housing Market Is Getting BETTER | 02 Jul 2026 | 00:53:51 | |
Housing market update for this week: inventory finally topped last year, with 841,000 homes versus 831,000. Sellers are getting more realistic on price, and mortgage rates sit at 6.65%. Josh Lewis and Jeb Smith break down what it means for buyers, then answer your questions live. In this episode: national and Orange County inventory, new listings and pending sales, price reductions at 39%, mortgage spreads at 2.02, jobs week data, Cleveland Fed inflation nowcast, real home prices by state from Visual Capitalist, and California's proposed AB 736 transfer tax. We answer YOUR mortgage and real estate questions live every Wednesday. Drop a question in the comments or join us live next show. Get connected with Josh's mortgage team or a realtor anywhere in the country: New podcast episode every Monday. Next week: our mortgage rate forecast for the second half of the year. Search The Educated HomeBuyer on Spotify, Apple Podcasts, or YouTube. Chapters
Josh Lewis, BuyWise Mortgage, NMLS #1942 #housingmarket #mortgagerates #realestate | |||
| How To Buy A Home With Almost No Cash Out Of Pocket - EP228 | 29 Jun 2026 | 00:31:44 | |
If you're a first-time home buyer, you've probably spent months saving for your down payment... only to find out there's a whole second pile of money you didn't plan for. They're called closing costs, and most buyers have no idea what they're actually paying for, who's responsible for them, or that some of them can be negotiated. In this episode, Jeb Smith and mortgage expert Josh Lewis break down everything first-time buyers need to know about closing costs and, more importantly, how to keep your cash to close to an absolute minimum. We start by clearing up one of the most confusing parts of the home buying process: the difference between your down payment, your closing costs, and your prepaids, and how all three combine into your total cash to close. You'll learn what actually shows up on your closing disclosure, why closing costs vary so much from state to state, and a realistic rule of thumb for how much money you'll need beyond your down payment. Then we get into the good stuff: the five levers you can pull to get someone else to help pay your closing costs. We cover how seller concessions (also called interested party concessions) work, the concession caps by loan type for conventional, FHA, VA, and USDA loans, how lender credits let you trade a slightly higher rate for cash at closing, the difference between a permanent buy down and a temporary 2-1 buy down, and how gift funds can cover your down payment, closing costs, and prepaids. Throughout the episode we hammer one key point that too many loan officers ignore: seller-paid money is NOT free money. Every dollar in concessions is a dollar you could have used to lower your purchase price, so understanding the trade-offs is everything. Whether you're buying in a hot seller's market or a slower buyer's market, you'll walk away knowing how to structure an offer that gets you into the home with a payment you're comfortable with and the least cash out of pocket possible. What you'll learn in this episode:
✅ Ready to become a homeowner? Start your stress-free journey today: http://www.theeducatedhomebuyer.com/start Buy right, borrow smart, and build wealth. Keywords: closing costs explained, first time home buyer, seller concessions, cash to close, how much money to buy a house, FHA loan, conventional loan, VA loan, USDA loan, down payment assistance, gift funds, mortgage buy down, 2-1 buy down, lender credits, home buying tips, first time home buyer guide | |||
| New Fed Chair, NO Rate Cuts: Should You Still Buy a House? - EP227 | 22 Jun 2026 | 00:26:19 | |
A new Fed Chair and fewer expected Federal Reserve rate cuts could have a huge impact on mortgage rates, first-time home buyers, and housing affordability in 2026. If you're wondering whether you should buy a house now or wait for lower mortgage rates, this video breaks down what actually drives mortgage interest rates and why the Fed doesn't directly control them. Learn how inflation, the bond market, and investor expectations affect home loan rates and what it means for first-time home buyers trying to navigate today's housing market. Whether you're buying your first home, getting pre-approved for a mortgage, or trying to decide if waiting for lower rates is the right strategy, understanding how mortgage rates work could save you thousands. Discover what the new Fed Chair means for the housing market, why rate cuts don't always translate into lower mortgage rates, and the biggest mistakes first-time buyers make when trying to time the market. If you're a first-time home buyer looking to buy a house in 2026, this video will help you understand mortgage rates, affordability, and how to make smarter home buying decisions in today's market. ✅ Ready to buy a house in 2026? Start your stress-free journey today: theeducatedhomebuyer.com/start | |||
| 10 Secrets to a Smooth Home Closing for First-Time Buyers - EP226 | 15 Jun 2026 | 00:25:36 | |
10 Insider Rules for a Smooth, Stress-Free Home Closing Most first-time home buyer closing problems do not happen at the closing table. They usually start weeks earlier because buyers were not prepared for what happens after their offer is accepted. In this episode of The Educated Homebuyer, Jeb Smith and Josh Lewis break down the 10 insider rules that help first-time home buyers avoid closing delays, financing surprises, homeowners insurance issues, appraisal problems, and last-minute stress. The big lesson is simple: a smooth home closing starts before the contract clock ever begins. :contentReference[oaicite:0]{index=0} If you are buying your first home, the home buying process can feel overwhelming. You have to think about your mortgage approval, down payment, closing costs, inspections, appraisal, homeowners insurance, escrow, title, final loan conditions, and moving plans. But with the right preparation, your closing does not have to feel chaotic. In this episode, you will learn:
This episode is especially helpful for first-time home buyers who want to understand what happens after an offer is accepted and how to avoid common mistakes that can delay closing. Whether you are just starting your home buying journey or already shopping for homes, these tips can help you buy with more confidence and less stress. ✅ Ready to become a homeowner? Start your stress-free journey today: Subscribe to The Educated Homebuyer for more first-time home buyer tips, mortgage education, real estate guidance, and strategies to help you buy right, borrow smart, and build wealth through homeownership. | |||
| Why A 2008-Style HOUSING CRASH Will Never Happen Again - EP225 | 08 Jun 2026 | 00:34:47 | |
Why First-Time Home Buyers Shouldn’t Wait for a 2008 Housing Market Crash If you’re a first-time home buyer waiting for the housing market to crash before you buy a home, this video is for you. A lot of buyers are comparing today’s market to 2008, but the data tells a very different story. In 2008, loose lending standards, zero-down loans, risky adjustable-rate mortgages, and a flood of foreclosures pushed home prices down. Today, most homeowners have significant equity, stronger credit profiles, fixed-rate mortgages, and there is still a major shortage of housing inventory across the country. For first-time home buyers, the real question isn’t “will the housing market crash?” It’s whether you are financially prepared to buy the right home, with the right mortgage, for the right long-term reasons. That means understanding your budget, improving your credit score, building an emergency fund, and getting clear on what you can comfortably afford. If you’re trying to decide whether to buy now or wait, this conversation breaks down the biggest differences between today’s housing market and 2008 so you can make a confident decision as a first-time home buyer. ✅ Ready to become a Homeowner ? Start your stress-free journey today: theeducatedhomebuyer.com/start Topics covered:
Watch before buying your first home in today’s housing market. | |||
| Market Update - The Housing Market Just Sent Sellers a Warning | 04 Jun 2026 | 01:02:16 | |
Is the housing market finally shifting away from sellers? In this episode of The Educated Homebuyer, Jeb Smith and Josh break down why sellers are pulling homes off the market at the fastest pace since 2020, what that means for inventory levels, and how it could impact first-time home buyers heading into the second half of the year.You'll learn why many homeowners are choosing not to sell, how low mortgage rates from previous years continue to limit housing supply, and why inventory remains one of the most important factors driving home prices today. We also discuss current housing market trends, pending home sales, new listings, mortgage rate movement, and whether buyers should expect home prices to decline in the coming years. For first-time home buyers, this episode provides critical insight into affordability, real home price trends versus nominal home prices, builder incentives, mortgage options, and why waiting for a housing market crash may not be the best strategy. Jeb and Josh explain how inflation impacts housing affordability and why many experts believe home prices could remain relatively flat while becoming more affordable over time. Topics covered include:
Whether you're buying your first home, considering selling, or simply trying to understand where the real estate market is headed, this episode provides the data and insights you need to make informed decisions.✅ Ready to become a homeowner? Start your stress-free journey today:https://www.jebsmith.net/start | |||
| Consumer DEBT Will Have A HUGE Impact On First Time Home Buyers - EP224 | 01 Jun 2026 | 00:31:39 | |
Consumer debt is becoming one of the biggest obstacles for first-time homebuyers in 2026. In this episode of The Educated Homebuyer, Jeb Smith and Josh Lewis break down how credit cards, student loans, car payments, personal loans, and high debt-to-income ratios are impacting mortgage approvals in today’s housing market. With first-time homebuyers making up just 21% of the market, many buyers are being held back not only by home prices or mortgage rates, but by monthly debt payments that reduce purchasing power and make it harder to qualify for a home loan. Jeb and Josh explain what lenders look at when reviewing your mortgage application, why consumer debt can limit your home buying budget, and what smart buyers are doing now to improve their chances of getting approved in 2026. If you are planning to buy a home in 2026, this episode will help you understand how to prepare financially, avoid common mortgage approval mistakes, and take the right steps before applying for a home loan. Topics covered:
✅ Ready to buy a house in 2026? Start your stress-free journey today: theeducatedhomebuyer.com/start | |||
| Market Update - Should First-Time Home Buyers Wait or Buy Now? | 29 May 2026 | 00:51:53 | |
Is the spring housing market still strong even with higher mortgage rates? In this episode of The Educated Homebuyer, Jeb Smith and Josh Lewis break down what first-time home buyers need to know about today’s real estate market, including inventory trends, buyer demand, mortgage rate movement, price reductions, and what it all means if you’re trying to buy a home. If you’re a first-time home buyer wondering whether to buy now or wait, this episode will help you understand the data behind the headlines so you can make a more confident decision. Jeb and Josh explain why inventory remains tight in many markets, why turnkey homes are still competitive, and how higher mortgage rates are affecting affordability without completely stopping buyer demand. You’ll learn how to think about today’s housing market, what to watch in the months ahead, and why getting educated before you start shopping is one of the most important steps in your home buying journey. ✅ Ready to become a homeowner? Start your stress-free journey today: https://www.jebsmith.net/start | |||
| WTF Just Happened To Mortgage Interest Rates - EP223 | 25 May 2026 | 00:20:14 | |
First-time home buyers: mortgage rates just moved fast, and understanding what’s driving them could help you make a smarter home buying decision. In this episode, Jeb Smith and Josh Lewis break down what happened to mortgage rates, why inflation, Treasury yields, and global events are impacting affordability, and what first-time buyers should watch before buying a home in today’s housing market. You’ll learn what higher mortgage rates mean for your monthly payment, how to think about timing the market, and the key signs that could point to rates improving in the future. ✅ Ready to become a homeowner? Start your stress-free journey today: http://www.theeducatedhomebuyer.com/start | |||
| The 2026 Housing Market Is LYING To First Time Home Buyers - EP222 | 18 May 2026 | 00:28:36 | |
If you’re a first-time homebuyer in 2026, chances are you’ve been told now is the worst possible time to buy a home. Between headlines about high interest rates, affordability challenges, and a “frozen” housing market, many buyers feel overwhelmed, discouraged, and unsure where to start. But the truth is far more nuanced — and far more hopeful — than what the media wants you to believe. In this episode of The Educated Homebuyer, mortgage expert Josh Lewis and real estate agent Jeb Smith break down the biggest myths keeping buyers on the sidelines in today’s market. From the misconception that you need perfect credit and a 20% down payment to buy a home, to the false narrative that “nobody is buying,” this conversation uncovers what’s really happening in the housing market right now. The reality? Buyers are still buying homes every single day. Purchase applications are increasing year-over-year, FHA loans continue to dominate the first-time buyer market, and many successful buyers are purchasing homes with low down payment options and strategic financing solutions. Josh and Jeb explain why affordability is more than just a headline, how inventory shortages continue to impact competition, and why understanding your local market is more important than listening to national fear-driven media coverage. You’ll also learn:
Whether you’re actively preparing to buy your first home or simply trying to understand what’s really happening in today’s housing market, this episode delivers practical advice, real-world insight, and honest conversations designed to help you buy right, borrow smart, and build long-term wealth through homeownership. ✅ Ready to become a homeowner? Start your stress-free journey today: theeducatedhomebuyer.com/start | |||
| 5 Reasons You SHOULD NOT Shop For A Lender - EP221 | 11 May 2026 | 00:31:15 | |
Why Shopping for a Mortgage Lender Can Backfire Shopping for a mortgage lender sounds like the smart move—but if you’re only chasing the lowest interest rate, it could cost you more money, more stress, and even your dream home. In this episode of The Educated Homebuyer, Josh Lewis and Jeb Smith break down the top 5 reasons you should not shop for a lender the wrong way. They explain why rate shopping without a full pre-approval, loan program clarity, and accurate cost comparisons often leads homebuyers into confusion instead of confidence. What You’ll Learn in This Episode
If you’re a first-time homebuyer, refinancing, or preparing to buy a home in 2026, this episode will help you understand how to compare lenders the right way—without getting misled by teaser rates, hidden fees, or incomplete pre-approvals. Josh also shares the smarter approach: start with a complete mortgage pre-approval, understand your loan program, compare zero-point pricing, and work with an experienced mortgage advisor who can guide you from application to closing. ✅ Ready to buy a home in 2026? Start your stress-free journey today: | |||
| Market Update - War Headlines Just SHIFTED Mortgage Rates | 07 May 2026 | 00:42:41 | |
War Headlines Just Shifted Mortgage Rates: What Homebuyers Need to Know Mortgage rates are moving again, and this time the driver is not just inflation or jobs data — it is global uncertainty. In this episode of The Educated HomeBuyer Podcast, Jeb Smith and Josh Lewis break down how war headlines, oil prices, inflation expectations, employment data, housing inventory, and mortgage spreads are all impacting today’s housing market. If you are trying to decide whether to buy a home, wait for lower mortgage rates, or understand what is really happening in real estate right now, this episode gives you the context behind the headlines. What’s Happening With Mortgage Rates?Mortgage rates have been volatile as markets react to conflicting geopolitical headlines. When news suggests progress toward a ceasefire or reduced conflict, bonds often improve and mortgage rates can move lower. When tensions rise, oil prices and inflation concerns can increase, putting pressure on rates. Jeb and Josh explain why traditional economic data like jobs and inflation still matters, but in the current environment, war headlines and energy prices are taking center stage. Housing Inventory Is Still a Major ProblemThe episode also looks at national and local housing inventory trends. Active inventory declined week over week, which is unusual for this time of year. More inventory typically gives buyers more options, reduces pressure on bidding wars, and helps sellers feel more comfortable listing their homes. But inventory growth remains uneven across the country. Some markets are seeing more listings, while others — including parts of California and Orange County — remain tight compared to historical norms. Are Foreclosures Pointing to a Housing Crash?Jeb and Josh also discuss foreclosure and delinquency data. While some loan types are seeing rising stress, the broader data does not currently point to a nationwide housing crash. Delinquencies are worth watching, especially with consumer stress rising, but the market still does not resemble the conditions that led to the 2008 housing collapse. Key Topics Covered in This Episode
The biggest takeaway: do not make homebuying decisions based on headlines alone. Mortgage rates, inventory, affordability, credit, loan structure, and your personal timeline all matter. A small move in mortgage rates can affect your payment, but the right strategy can help you navigate uncertainty with more confidence. Instead of asking, “Is now the perfect time to buy?” the better question is: “What does the right homebuying plan look like for my income, savings, credit, market, and long-term goals?” Ready to Become a Homeowner?✅ Ready to become a homeowner? Start your stress-free journey today: https://www.theeducatedhomebuyer.com/start Get a clear roadmap, understand your numbers, and work with experts who can help you buy right, borrow smart, and build wealth through real estate. | |||
| Debt-to-Income Ratio Explained: How Much House Can You Afford? - EP220 | 04 May 2026 | 00:31:15 | |
Can you really afford the home you want? In this episode, we break down debt-to-income ratio (DTI) and explain how lenders use your income, monthly debts, loan program, down payment, and mortgage payment to determine how much house you can qualify for. We also walk through the income needed to qualify for homes at different price points, including $300K, $500K, $750K, and $1M, so you can better understand what lenders are actually looking for before you start shopping. If you are a first-time homebuyer or trying to figure out how much house you can afford, this conversation will help you understand the mortgage approval math in plain English. ✅ Ready to buy a house in 2026? Start your stress-free journey today: theeducatedhomebuyer.com/start | |||
| Market Update - Mortgage Rates SURGE HIGHER as US Considers a Longer Blockade | 30 Apr 2026 | 00:44:18 | |
First-Time Home Buyer Guide: Everything You Need to Know to Buy Smart Buying your first home is one of the biggest financial decisions you’ll ever make. If you’re a first-time home buyer, understanding the mortgage process, down payment options, closing costs, credit score requirements, and today’s housing market can feel overwhelming. The good news? With the right strategy, becoming a homeowner is achievable. More importantly, homeownership can be one of the most powerful ways to build long-term wealth, create housing stability, and protect yourself from rising rents over time. Why First-Time Home Buyers Need a PlanA smart first-time home buyer strategy goes beyond asking, “What’s my monthly payment?” You also need to understand:
For many first-time buyers, the biggest mistake is trying to time the market instead of building a clear home buying plan. Mortgage rates, housing inventory, home prices, and local market conditions all matter—but your personal readiness matters most. First-Time Home Buyer BenefitsHomeownership is not just about having a place to live. For many buyers, it creates a foundation for long-term financial growth and stability.
Before you start shopping for homes, take the time to understand your numbers and your options. The more educated you are upfront, the more confident you’ll feel when it’s time to make an offer.
The right guidance can make the difference between feeling overwhelmed and feeling prepared. A successful first-time home buying journey starts with education, strategy, and a clear path toward approval. Start Your First-Time Home Buyer JourneyWhether you’re just starting to research how to buy your first home or you’re ready to get pre-approved, the next step is getting expert guidance tailored to your goals. ✅ Ready to become a homeowner? Start your stress-free journey today: https://www.theeducatedhomebuyer.com/start | |||
| How Housing Supply Will Impact Your Spring Home Purchase - EP219 | 27 Apr 2026 | 00:23:44 | |
Housing supply could be the biggest factor shaping the 2026 peak buying season. In this episode, we break down why inventory matters so much, how it impacts buyer competition, seller leverage, home prices, and what today’s market signals could mean for anyone planning to buy or sell a home. The spring housing market is usually the busiest time of year, but when housing supply does not show up the way buyers expect, everything changes. Fewer listings can keep competition elevated, limit buyer choices, and prevent prices from softening in markets where demand is still active. At the same time, higher mortgage rates, economic uncertainty, and hesitant sellers can create a confusing market where buyers are unsure whether to move forward or wait. In this conversation, we explain what is happening with housing inventory, why supply and demand still drive the real estate market, and how buyers should think about strategy heading into the next peak buying season. We also discuss why local market conditions matter, how leverage can shift between buyers and sellers, and why waiting for the “perfect” market could come with tradeoffs. If you are planning to buy a home in 2026, this episode will help you better understand what to watch, how to prepare, and why getting clear on your financing, budget, and local market strategy matters before competition heats up. ✅ Ready to buy a house in 2026? Start your stress-free journey today: theeducatedhomebuyer.com/start. Topics covered in this episode:
Subscribe to The Educated HomeBuyer for clear, honest, and practical guidance on buying right, borrowing smart, and building wealth through real estate. | |||
| Market Update - Zillow Just DOWNGRADED It's Housing Market Forecast (Interest Rates, House Prices, Inflation & The Housing Market) | 23 Apr 2026 | 01:00:12 | |
Zillow just downgraded its housing market forecast—so what does that really mean for home prices, mortgage rates, inventory, and buyers in today’s market? In this episode of The Educated Home Buyer, Jeb Smith and Josh Lewis break down Zillow’s latest housing market forecast and explain why the headline matters, what “flat” home price growth could mean nationwide, and why local real estate markets may behave very differently from national averages. If you’ve been wondering whether the housing market is cooling, whether home prices are about to fall, or how interest rates and inventory are shaping buyer and seller behavior, this video gives you a practical, no-hype explanation of what’s happening right now. The discussion covers Zillow’s revised projection for year-over-year home price growth, why many markets are expected to remain relatively flat, and why some areas in the Northeast may continue to outperform while other regions could see softer pricing. Jeb and Josh also discuss active inventory trends, pending home sales, price reductions, and the relationship between the 10-year Treasury and mortgage rates—giving you a broader look at the forces driving the housing market today. This episode is especially helpful for:
In this video, we cover:
If you want to make better real estate decisions in today’s market, this episode will help you cut through the noise and focus on the numbers that actually matter. ✅ Ready to become a homeowner? Start your stress-free journey today: 📩 Email: 💻 Website: ========================================= Connect with me 👇 Connect with me 👇 About The Educated Home Buyer: Topics covered on this channel include:
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