Nathan Rufty - Home Loans

Nathan Rufty here with Canopy Mortgage. We are seeing a lot of inventory on the market right now, homes sitting longer, and some price reductions happening across the board. But here is something important I want every buyer to understand before they make their next move.

A price cut does not automatically mean the seller is desperate. What it does mean is that buyers have more room to negotiate than they did a year or two ago. And here is the mistake I see buyers making consistently. They hear that sellers are reducing prices and assume every single listing can be lowballed. That is simply not how this works.

A home that was overpriced by $50,000 and just had a price cut may still not be a great deal at the new number. And a home that is priced correctly in a strong neighborhood with upgrades and move-in ready condition may still attract multiple offers regardless of what is happening in the broader market. Great location and great condition still win in any market.

Before you throw out a lowball offer, look at three things. How long has the home been on the market? How does the price compare to recent comparable sales? And how many times has the seller already reduced the price? If the home has been sitting with no offers and the seller has already cut the price multiple times, that is where your leverage as a buyer genuinely lives.

But remember the best offer is not always the lowest number. Sometimes the cleanest terms win the accepted offer. Connect with your realtor and your lender as a team. We will help you build a strong and acceptable offer that makes sense for your goals and your budget without insulting the seller and killing the deal before it starts.

Call or text me directly at 909-503-5600. Nathan Rufty, Canopy Mortgage. Follow for more smart home buying strategies.

Inflation just hit a three-year high and your clients are going to see that headline and feel nervous. Here is the good news you get to share with them right now.

Yes, the top number came in at 4.2 percent. That sounds alarming on its own. But the real story underneath that headline is significantly calmer than it appears. More than 60 percent of that increase came from one place: energy and gas prices. Strip those out and look at core inflation, the number the Federal Reserve watches most closely, and it rose just 2.9 percent for the year, which actually came in softer than experts were expecting. That is a very different picture from the headline number.

That is exactly why the Fed is widely expected to hold rates steady at next week's meeting. The underlying data does not support an emergency response and the Fed knows the difference between headline noise and structural inflation.

When a client brings you that scary headline, you now get to be the calm and trusted voice who walks them through what is actually happening behind the number. That is exactly the kind of guidance that turns a nervous buyer into a confident one who is ready to make a smart decision rather than freeze in place.

The headline was loud. The underlying data was not. Follow me for more on what the headlines actually mean for housing and mortgage rates.

Nathan Rufty here with Canopy Mortgage and I have some genuinely good news that agents should be sharing with their clients right now.

Buyers have not disappeared. In fact I am getting more and more calls every week and buyer activity has been increasing consistently over the past several months. The difference between today's buyers and buyers from a year ago is not motivation. It is selectivity. Now that there are more homes on the market buyers have choices and they are using them wisely. They are looking carefully at property condition, location, and what the monthly payment, down payment, and closing costs actually look like for their specific budget. The good news is I am seeing more and more sellers contributing toward closing costs which is a real win for buyers right now.

Here is something worth paying attention to. Most buyers today want a move-in ready property. They are willing to pay a little more for a home that is done and to their liking rather than taking on a project. If the home needs significant work a lot of buyers are simply moving on to the next one. Presentation and condition matter more than ever.

If a seller feels like the market is frozen the more accurate message is this: the market is not dead. It is selective. Serious buyers are out there and they are digesting the market and moving forward. Buy a great home at a good price and you can always refinance when rates come down.

If you are a buyer and want to know where you stand on credit, income, and payment give me a call at 909-503-5600. It never hurts to have a conversation. I am Nathan Rufty with Canopy Mortgage and I look forward to connecting with you.

One of the biggest misconceptions keeping people from buying a home is the belief that you need 20 percent down. That is simply not true and after being in this business since 1988 I want to set the record straight.

Here is what you actually need. VA loans offer 100 percent financing with zero down payment for active duty military and honorably discharged veterans. USDA loans also offer zero down in eligible rural and suburban areas. On a conventional loan, if you have not owned a home or been on title in the last 36 months you can put as little as 3 percent down. If you have previously owned, it is 5 percent. FHA loans require a minimum of 3.5 percent down and here is something most people get wrong about FHA: it is not just for first-time buyers and it is not just for low credit scores. It is a genuinely strong program, especially if you have limited funds, because the rate often pencils out better than conventional when you are putting down 3 to 3.5 percent depending on your credit score.

The industry has done a poor job educating consumers on what it actually takes to buy a home and I want to change that for you. If you want to understand your down payment options, debt to income requirements, and what credit score qualifications look like for your specific situation, reach out.

I am Nathan Rufty with Canopy Mortgage. I have been in this business since 1988 and I have been through every market cycle this industry has seen. Call, text, or email me at 909-503-5600. All my contact information is below and I look forward to connecting with you.

Nathan Rufty here with Canopy Mortgage and this week I want to talk about what is actually happening in the market right now and why it creates a real opportunity for buyers who have been sitting on the fence.

Inventory is at its highest level in about five years. Some of what is driving that increase is difficult to see. Rising property taxes, higher homeowners insurance, gas prices, food costs, and health insurance have pushed monthly expenses up for a lot of homeowners. We are starting to see more 30, 60, and 90-day mortgage delinquencies and an increase in pre-foreclosure and notice of default filings. That is genuinely sad and it does not help the overall economy. But with that reality comes opportunity for buyers who have been priced out.

If rates or home prices have been the barrier keeping you on the sidelines, this is your window to jump back in. In a buyer's market sellers are far more willing to cover your closing costs, which means in many cases all you need to bring is a down payment. That can come from a qualified family member, a 401k, stocks, bonds, IRAs, or selling something of value.

I am licensed in California, Arizona, Nevada, and Utah. Call or text me at 909-503-5600 or reach out through the contact information below. It does not hurt to have a conversation. I want to show you what you qualify for today and what we can work toward together. This is your purchase and I want it to feel completely right for you and your family.

Are you excited about what is happening in the housing market right now? Because I am, and here is why you should be too.

This is becoming a buyer's market. There is more inventory available right now than we have seen in years, which means buyers can make offers and actually get them accepted. If you are a buyer sitting on the fence or a realtor with a client who keeps waiting, this is a genuinely good time to move.

I hear the same objections all the time. No income, no credit, no down payment, or too much outside noise making people nervous. But here is the truth. What is happening across the world, in the Middle East, with gas prices, or with the cost of eggs does not determine whether you should buy a home today. What matters is your budget, your credit, and your plan. If you do not have the income we need to talk about where we can find it. If you have assets like a 401k, stocks, bonds, or mutual funds, selling something of value could be your down payment. And sellers are increasingly willing to cover closing costs right now, which I am seeing on more and more of my purchase transactions. If you do not know your credit score, a free credit report from a general agency is not a mortgage-related credit report. It will give you an inflated and often inaccurate picture. You need a mortgage professional to pull your actual report, and I can do a soft pull that will not affect your credit score at all.

I am Nathan Rufty with Canopy Mortgage and I want to talk to you. All my contact information is below. Let's get you on the path to homeownership.

To all the incredible nurses out there — thank you. 💙

You’re the heartbeat of every community, showing up day and night to care for others when it matters most.

This Nurse’s Appreciation Day, we just want to say how much you’re valued and appreciated.

If you’re a nurse looking to buy a home, you may qualify for special loan programs that make it easier to get started.

Let’s chat about your options — you deserve it!

Teachers do more than teach — they lift communities.

This Teacher Appreciation Week, we want to say thank you to every educator who’s shaping the next generation. 👏

If you’re a teacher dreaming about homeownership, you might qualify for special programs and savings made just for you.

Let’s make that dream a reality — send me a message to learn more!

The biggest story in real estate right now is not rates, inventory, or prices. It is the ceasefire, and here is why it changes everything for buyers who have been sitting on the sidelines.

When the conflict in the Middle East kicked off in late February, oil prices spiked, Treasury yields jumped, and the spring market essentially froze in place. But the two-week US and Iran ceasefire announced earlier this month has already pulled the 10-year Treasury yield back down and stabilized energy markets. That matters for one significant reason: mortgage rates follow the 10-year Treasury. When that yield comes down, your rate comes down with it.

Freddie Mac's chief economist Sam Khater is already calling this a positive development for homebuyers that could spark a stronger spring market than we saw last year. The buyers who went quiet in March are watching this closely, and a more stable backdrop tends to bring fence-sitters right back into showings fast. Add to that the fact that Bright MLS is reporting a historic rise in inventory, which means more choices and more room to negotiate the moment confidence returns.

If you paused your home search this spring, now is the time to take another look. The window is opening back up and buyers who move with the right strategy right now are going to be very well positioned.

Redfin just reported something that every buyer and seller needs to hear right now, and the numbers are genuinely significant.

Buyers currently have more leverage than at any point in the last 13 years. Here is what is driving that. There are approximately 46% more sellers than buyers in today's market, and that imbalance is bringing back concessions, closing cost credits, and real negotiating room that buyers have not seen in years. Inventory just crossed 723,000 single-family homes, which means buyers finally have real choices instead of competing over the same handful of listings.

And sellers are benefiting too. More homes are being priced correctly from day one, which leads to cleaner deals and faster closings for everyone involved.
Here is the part worth paying close attention to right now. The week of April 12th through April 18th is statistically the best week of the entire year to list a home according to Realtor.com data. Buyer traffic peaks, searches spike, and homes listed during this window tend to sell faster and for more money than any other week of the year. If you have been waiting for the right moment to list, this is it.

Follow me for more real-time market updates like this every week.