Greg Giokas - GuildMortgage

Greg Giokas - GuildMortgage Greg Giokas
Loan Officer, NMLS # 441885
Licensed in MA, NH, RI
NMLS # 1760, Equal Housing Opportunity

👉 **Swipe for the quick take on the latest jobs report—and why it matters for homebuyers.**Hiring slowed again in August...
09/03/2026

👉 **Swipe for the quick take on the latest jobs report—and why it matters for homebuyers.**

Hiring slowed again in August.

According to ADP, private employers added **38,000 jobs**, the slowest pace of private-sector hiring since January and below expectations.

🏦 **Why does this matter?**

The Fed watches both **inflation and employment** when evaluating the economy. Signs of a cooling labor market can influence expectations around future Fed policy.

🏠 **And mortgage rates?**

One jobs report doesn't determine mortgage rates. But economic data can move Treasury yields and the bond market—which can influence mortgage pricing.

**The takeaway:** Hiring is cooling, but it's only one piece of the puzzle. The market will be watching upcoming jobs and inflation data closely.

📲 **Thinking about buying? Let's look at your numbers and build a strategy around your goals—not the headlines.**

*Sources: ADP National Employment Report, August 2026; ADP Research.*

09/02/2026

Before you start touring homes, know your numbers.

A pre-approval gives you a realistic budget, strengthens your offer, and lets you shop with confidence. A little preparation upfront can make the entire process easier.

Ready to start looking? Let’s get you pre-approved. 🏡

Homeownership isn't reserved for couples or families. More women are achieving this milestone on their own and building ...
08/31/2026

Homeownership isn't reserved for couples or families. More women are achieving this milestone on their own and building a strong financial foundation for the future. 🏡 If buying a home is one of your goals, understanding your financing options is a great place to start. I'd love to help you explore what's possible and create a plan that fits your needs. Send me a message, and let's take the first step together!

08/29/2026

The Treasury just stepped into the long-term bond market in a bigger way.

By doubling the size of certain long-term Treasury buybacks, they’re adding demand and attempting to improve liquidity at the part of the yield curve that matters significantly to long-term borrowing costs.

That can put downward pressure on Treasury yields — which is generally good news for mortgage rates.

But this isn’t a magic rate-cut button. Inflation, government borrowing, Fed policy and investor demand still matter.

The bigger takeaway: watch the bond market, not just the Fed, if you want to understand where mortgage rates are headed.

08/28/2026

**Waiting for rates to drop could have a cost, too.**

Lower rates can bring more buyers back into the market—which can mean more competition and potentially higher home prices.

That doesn’t mean you should rush to buy. It means your decision should be based on the full picture, not trying to perfectly time a rate.

If the right home comes along and the numbers make sense for you, that may be worth exploring. Financing can potentially change down the road. Today’s purchase price can’t.

**Focus on the long-term strategy, not perfect timing.**

If you’re wondering whether it makes sense to buy now or wait, let’s run the numbers together.

👉 Swipe for the quick take on the latest inflation report—and what it could mean for homebuyers.The Fed's preferred infl...
08/27/2026

👉 Swipe for the quick take on the latest inflation report—and what it could mean for homebuyers.

The Fed's preferred inflation gauge just gave us another look at where prices are headed.

đź“Š PCE inflation increased 0.2% in July, following a 0.1% decline in June.
On a year-over-year basis, headline PCE inflation remained at 3.7%.

Core PCE—which removes the more volatile food and energy categories—also increased 0.2% for the month and remained at 3.3% annually.

Why does this report get so much attention?

🏦 Because the Federal Reserve watches PCE closely when making decisions about monetary policy.

And right now, the data is telling us that while inflation has come down from some of its recent highs, price pressures haven't disappeared. Core PCE remains well above the Fed's 2% inflation goal.

There's another interesting piece of yesterday's report: consumers are still spending.

Personal consumption expenditures increased 0.2% in July, while personal income increased 0.4%. After adjusting for inflation, however, real consumer spending was essentially flat.

🏠 So what does all of this mean for mortgage rates?

PCE doesn't directly determine your mortgage rate—and neither does the Fed.

But inflation data can change expectations about what the Fed may do next. Those expectations can move Treasury yields and the bond market, which can influence mortgage pricing.

The takeaway?

One report doesn't tell us exactly where mortgage rates are headed next. But persistent inflation gives the Fed another reason to remain cautious—and gives the market another important data point to digest.

If you're waiting for the "perfect" market before making a move, let's look at the numbers that actually matter for your situation.
📲 Have questions about buying in today's market? Let's talk and build a strategy around your goals—not the headlines.
Sources: U.S. Bureau of Economic Analysis, Personal Income and Outlays, July 2026; Federal Reserve.

08/25/2026

🎥 Behind the Loan | Episode 5

Sometimes a deal that looks like a problem just needs a second look.

This week, an agent called us about a buyer purchasing a two-family home with shared gas and electric meters. Their lender was giving them a hard time—but shared utilities don't automatically mean the deal can't work.

We found a path forward, and they're putting in an offer now. 🤞

The takeaway: Don't assume a multifamily needs separate meters. The details—and the lender you’re working with—matter.

More knowledge. More options. Better decisions.

You don’t need to have everything figured out before talking to a lender.In fact, that’s often the best time to start th...
08/24/2026

You don’t need to have everything figured out before talking to a lender.

In fact, that’s often the best time to start the conversation.

Maybe you’re ready now. Maybe you’re six months away. Maybe there are a few things we need to work on first. Either way, knowing where you stand gives you a plan—and that’s a lot better than guessing.

I’ve talked to plenty of people who waited years only to find out they were much closer to buying a home than they thought.

No pressure. Just a conversation and a clear idea of what comes next.

If homeownership is on your radar, let’s talk.

👉 Swipe to see what the latest Fed minutes could mean for homebuyers and mortgage rates.The Federal Reserve just gave us...
08/20/2026

👉 Swipe to see what the latest Fed minutes could mean for homebuyers and mortgage rates.

The Federal Reserve just gave us a deeper look at what policymakers were thinking during their July meeting—and there's a lot more to the story than "the Fed held rates."

🏦 The Fed held its benchmark rate at 3.50%–3.75%.
But the decision wasn't unanimous.
Three members voted for a 0.25 percentage-point increase, showing that some policymakers believed stronger action was already warranted.

đź“Š Inflation remains the biggest concern.
The minutes showed that Fed officials continued to view inflation as elevated compared with their 2% goal. Fed staff also saw inflation risks as tilted to the upside, meaning inflation could prove more persistent than expected.

đź‘€ And here's something worth watching:
Many participants believed additional policy tightening would likely be necessary if inflation doesn't decline.

At the same time, the labor market was described as stable, economic activity continued to expand at a solid pace, and policymakers emphasized that incoming economic data would help determine what comes next.

🏠 So what does this mean for mortgage rates?
The Federal Reserve does not directly set mortgage rates.
But expectations about Fed policy can influence Treasury yields and the broader bond market—which can influence mortgage pricing.

That's why a Fed meeting can matter to homebuyers even when the Fed doesn't change its benchmark rate.

The takeaway?
The July minutes don't guarantee that rates are heading higher—or lower.
They tell us the Fed is still watching inflation closely, and the economic data between now and its next meeting on September 15–16 could play an important role in what happens next.

📲 Thinking about buying or refinancing? Let's talk about what today's market means for your numbers and build a strategy around your goals—not predictions about where rates might go next.

Sources: Federal Reserve, Minutes of the Federal Open Market Committee, July 28–29, 2026, released August 19, 2026; Federal Reserve FOMC calendar.

08/19/2026

Your pre-approval number and your comfort number aren't always the same.

Just because you can qualify for a certain purchase price doesn't mean that's what you should spend.

I encourage my clients to start with the monthly payment that actually fits their life—then work backwards.

That means accounting for the mortgage, taxes, insurance, condo fees…and also the things that don't show up on a loan application: childcare, travel, savings, and simply enjoying your life.

The goal isn't to buy the most house you can qualify for. It's to buy a home you can comfortably live in.

Want to know your real number—not just the bank's number? Let's run it together.

Address

(Not Licensed In New York State) 91 Fanklin St, 1st Floor
Boston, MA
02110

Opening Hours

Monday 6am - 5pm
Tuesday 6am - 5pm
Wednesday 6am - 5pm
Thursday 6am - 5pm
Friday 6am - 5pm

Telephone

+17818849265

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