Robert Fabian - Home Loan Advisor - NMLS# 281274

Robert Fabian - Home Loan Advisor - NMLS# 281274 Sistar Mortgage, LLC | NMLS #68434 | NMLS #281274 | Equal Housing Opportunity I’m a Mortgage Advisor who keeps the focus where it belongs—on you.

I specialize in construction and residential mortgage financing, offering single-close loans for Conventional, FHA, VA, USDA, and Jumbo programs with low down payment options. I deliver smart guidance, clear communication, and a streamlined process that makes homeownership feel achievable, not overwhelming. With local care and national strength, I help you move into your future with confidence.

09/08/2026

𝗜𝘀 𝗯𝘂𝗶𝗹𝗱𝗶𝗻𝗴 𝗺𝗼𝗿𝗲 𝗲𝘅𝗽𝗲𝗻𝘀𝗶𝘃𝗲 𝘁𝗵𝗮𝗻 𝗯𝘂𝘆𝗶𝗻𝗴? 𝗪𝗿𝗼𝗻𝗴 𝗾𝘂𝗲𝘀𝘁𝗶𝗼𝗻.

I've had this conversation with more buyers than I can count. They're comparing sticker price resale vs. new build and building always looks like the "expensive" option on paper.

But cheaper isn't always better.

I've watched people chase the lowest price on a resale home, move in thinking they got a deal, and then spend the next few years fixing exactly what they settled for. The layout that was "close enough." The finishes that were "fine." None of that shows up on the closing statement. It shows up eighteen months later.

Building flips that. Yes, there's more upfront change orders, lot premiums, the finishes you actually want instead of the ones you inherited. But you're not paying for surprises. You're paying for fit.

If you already own land or have equity in a property, that can go a long way toward reducing what you need in cash to get started.

You find the land. You choose the builder. We handle the financing and the rest.

If the "perfect house" hasn't hit the market yet maybe it's time to build it instead.

What's something you had to fix on a home right after buying it that you wish you'd known about beforehand?

09/04/2026

𝗧𝗵𝗲 𝗕𝗼𝗻𝗱 𝗠𝗮𝗿𝗸𝗲𝘁 𝗜𝘀 𝗠𝗼𝘃𝗶𝗻𝗴 𝗛𝗲𝗿𝗲’𝘀 𝗪𝗵𝗮𝘁 𝗠𝗮𝘁𝘁𝗲𝗿𝘀

The bond market moved this week and if you’re buying a home, it’s worth paying attention.

The 10-year Treasury yield climbed to 4.79% before finishing the week around 4.76%. The move came largely after August’s jobs report showed 162,000 jobs added, while unemployment remained at 4.1%. In simple terms, the economy continues to show enough strength to keep investors cautious about how quickly the Federal Reserve may ease policy.

That pressure carried into mortgage-backed securities, which weakened as Treasury yields moved higher before stabilizing toward the end of the week.

Why does that matter to you? Mortgage markets react quickly to changes in the bond market. When bonds weaken, borrowing conditions can become less favorable. And those changes can happen before you see them reflected in the broader housing headlines.

My advice is simple: don’t wait for the “perfect” market. If you’re planning to buy in the next 30–45 days, get your pre-approval in place, understand your monthly payment comfort zone, and have a strategy for when to lock.

More inflation data is coming next week, followed by the Fed’s September meeting. Expect some volatility. Being prepared gives you options.

09/01/2026

𝗟𝗼𝗰𝗸 𝗜𝗻 𝗬𝗼𝘂𝗿 𝗥𝗮𝘁𝗲 𝗕𝗲𝗳𝗼𝗿𝗲 𝗬𝗼𝘂 𝗕𝘂𝗶𝗹𝗱

If you’re planning to build a new home, one of the biggest questions you may be asking is, “What will mortgage rates look like when my home is finished?”

The truth is, nobody knows. Construction can take several months, and waiting to see if rates come down could leave you exposed to the possibility that they go the other direction. More importantly, delaying your financing decisions can make an already lengthy building process even more stressful.

That’s why it’s worth talking about your rate lock options early. Depending on the construction loan program you choose, you may have the ability to lock in your interest rate at the beginning of the build and carry that rate through to your permanent mortgage. This can provide valuable protection against market fluctuations while your home is being built.

Every construction project is different, and the right strategy depends on your timeline, budget and loan program. As your mortgage originator, I can help you understand your options and determine what makes the most sense for your situation.

If you’re ready to build your dream home, let’s talk before you break ground. Planning your financing early can give you greater certainty and one less thing to worry about during the building process.

08/28/2026

𝗕𝗼𝗻𝗱 𝗠𝗮𝗿𝗸𝗲𝘁 𝗣𝗿𝗲𝘀𝘀𝘂𝗿𝗲 𝗞𝗲𝗲𝗽𝘀 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗣𝗿𝗶𝗰𝗶𝗻𝗴 𝗼𝗻 𝗘𝗱𝗴𝗲

Bond markets reminded us this week that mortgage pricing can change quickly, even when there is no major Federal Reserve announcement driving the headlines.

The 10-year Treasury yield climbed to roughly 4.67% by Friday morning, about four basis points above last week’s close, while the 30-year Treasury remained near 5.19%. Mortgage-backed securities (MBS) also faced some pressure during a choppy week, making it more difficult for lenders to improve pricing.

What is keeping the market cautious? Investors continue to weigh inflation risk, increased federal borrowing, and the heavy supply of Treasury debt coming to market. A brief midweek bond rally provided some relief, but it did not last.

For homebuyers, the important thing to understand is that mortgage pricing is influenced heavily by the MBS market not simply by what the Federal Reserve does. Even relatively small moves in bonds can affect the pricing lenders are able to offer.

If you are under contract and comfortable with your payment today, this is a good time to have a serious conversation about locking. Waiting for a dramatic improvement in rates may sound appealing, but it also means accepting the risk that the market could move the other direction.

08/25/2026

𝗕𝘂𝗶𝗹𝗱𝗶𝗻𝗴 𝗮 𝗛𝗼𝗺𝗲 𝘄𝗶𝘁𝗵 𝗮 𝗩𝗔 𝗖𝗼𝗻𝘀𝘁𝗿𝘂𝗰𝘁𝗶𝗼𝗻 𝗟𝗼𝗮𝗻: 𝗪𝗵𝗮𝘁 𝗩𝗲𝘁𝗲𝗿𝗮𝗻𝘀 𝗦𝗵𝗼𝘂𝗹𝗱 𝗞𝗻𝗼𝘄

For veterans and active-duty service members, the VA home loan benefit can be a powerful tool, and it may also be an option when building a new home.

A VA construction loan can help finance the cost of purchasing land and building a primary residence. Depending on the lender and program, construction financing may be structured as a one-time close, combining the construction phase and permanent VA mortgage into one transaction. This can simplify the process and potentially reduce duplicate closing costs and paperwork.

One of the biggest advantages is that eligible borrowers may be able to finance with little or no down payment, while avoiding private mortgage insurance. During construction, funds are typically released to the builder in stages, or “draws,” as specific milestones are completed.

VA construction financing does have additional requirements. The builder generally must meet VA requirements, the property must satisfy VA minimum property standards when completed, and the project must be carefully reviewed before construction begins.

As a mortgage originator, my advice is to start the financing conversation before choosing your builder or finalizing plans. VA construction loans aren’t offered by every lender, so working with someone experienced in this type of financing can make a significant difference.

You earned your VA benefit. If building is your goal, it’s worth exploring how that benefit can help you get from the blueprint to your front door.

08/21/2026

𝗦𝗼𝗳𝘁𝗲𝗿 𝗗𝗮𝘁𝗮, 𝗧𝗼𝘂𝗴𝗵𝗲𝗿 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗣𝗿𝗶𝗰𝗶𝗻𝗴

This week was a good reminder that good economic news doesn’t always mean lower mortgage rates.

The latest economic reports showed some signs of slowing, including a 0.6% decline in July retail sales. Inflation also remained fairly contained, which helped reduce concerns about another near-term Fed rate hike.

So, you might expect mortgage rates to improve.

But that didn’t happen.

Instead, longer-term interest rates moved higher as investors continued to worry about government borrowing, the amount of new debt coming to market, and what the Federal Reserve may do next. Mortgage rates tend to follow these longer-term market trends, which means they can move higher even when some economic reports look encouraging.

What Does This Mean for Buyers?

The biggest takeaway is that mortgage rates can change quickly and sometimes the market doesn't react the way you might expect.

One positive inflation report or a weaker economic number doesn't guarantee that rates will suddenly drop. There are several factors influencing mortgage pricing at any given time.

That’s why I encourage buyers to focus less on trying to perfectly time the market and more on being prepared when the right opportunity comes along.

If you're thinking about buying, getting pre-approved early can put you in a much stronger position. And if you're already under contract, it's important to have a conversation about your rate lock strategy rather than waiting until the last minute.

The market can change quickly. Being prepared gives you more options when it does.

08/18/2026

𝗪𝗵𝘆 𝗬𝗼𝘂𝗿 𝗟𝗲𝗻𝗱𝗲𝗿 𝗮𝗻𝗱 𝗕𝘂𝗶𝗹𝗱𝗲𝗿 𝗡𝗲𝗲𝗱 𝘁𝗼 𝗕𝗲 𝗔𝗹𝗶𝗴𝗻𝗲𝗱

Buying a newly built home is exciting, but new construction comes with a few more moving pieces than purchasing an existing home. As your mortgage originator, one of the things I want to emphasize is the importance of keeping your builder and lender aligned from the very beginning.

Your builder is focused on construction timelines and completion milestones, while your lender is managing underwriting, appraisals, loan approval, closing disclosures, and all of the financing requirements needed to get you to the closing table. When everyone is communicating, we can make sure your financing timeline stays in step with the construction schedule.

This becomes especially important when there are changes along the way. Construction delays, upgrades, changes to the purchase contract, or adjustments to the completion date can all impact your loan timeline. The sooner your lender knows about these changes, the better we can help you prepare.

Your interest rate lock is another important consideration. If your home isn't completed before your rate lock expires, there may be options available, but it's important to discuss those possibilities early. Your builder can provide updates on the anticipated completion date, while your mortgage originator can help you understand how that timeline may affect your financing.

You are always free to compare lenders, and I encourage you to choose a mortgage professional who understands the unique timeline and requirements of new-construction financing. Don't be afraid to ask both your lender and builder:

How will you communicate throughout the process?
What information will be shared between you?
Who will keep me updated if the timeline changes?
What happens if construction is delayed?
How will changes or upgrades to the home affect my financing?
When your builder and lender are working together, you have a better chance of keeping your financing, construction timeline, and closing date moving in the same direction.

My goal as your mortgage originator is to help make the financing side of your new-home journey as smooth and predictable as possible so you can focus on getting ready to move into the home you've been waiting for.

08/14/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗚𝗲𝘁 𝗮 𝗕𝗿𝗲𝗮𝘁𝗵𝗲𝗿, 𝗯𝘂𝘁 𝗩𝗼𝗹𝗮𝘁𝗶𝗹𝗶𝘁𝘆 𝗜𝘀𝗻’𝘁 𝗚𝗼𝗶𝗻𝗴 𝗔𝘄𝗮𝘆

Mortgage markets gave buyers a little breathing room this week, but it was another reminder of how quickly conditions can change.

The 10-year Treasury yield climbed to around 4.75% on Tuesday before easing back toward 4.65% by Friday. That pullback was welcome news for mortgage-backed securities and helped lender pricing recover some of the pressure we saw earlier in the week.

Inflation and economic data continued to drive the market. Investors worked through July’s CPI report, followed by producer price and retail sales data later in the week. At the same time, manufacturing data showed the economy remains resilient, giving the bond market another reason to stay cautious about the path ahead.

From my perspective, volatility remains the key message for buyers. One favorable day does not necessarily signal the beginning of a sustained improvement in rates.

If you’re planning to buy, focus less on trying to perfectly time the market and more on being prepared. Keep your pre-approval current, understand how different payment scenarios affect your budget, and stay in close contact with your lender.

When the market provides a favorable window, being ready to act can make all the difference.

08/11/2026

𝗕𝘂𝗶𝗹𝗱𝗲𝗿 𝗜𝗻𝗰𝗲𝗻𝘁𝗶𝘃𝗲𝘀: 𝗟𝗼𝗼𝗸 𝗕𝗲𝘆𝗼𝗻𝗱 𝘁𝗵𝗲 𝗛𝗲𝗮𝗱𝗹𝗶𝗻𝗲 𝗥𝗮𝘁𝗲

Builder incentives can look pretty attractive right now. A below market mortgage rate, closing cost assistance, or a temporary buydown may grab your attention but the advertised offer doesn’t always tell you which option will save you the most money.

From my perspective as a mortgage originator, the most important thing is to compare the entire financing package, not just the rate or the price of the home.

Builders often prefer financing incentives over reducing the sales price because a price cut can affect comparable sales and potentially impact the value of other homes in the development. Instead, they may offer closing cost credits, permanent rate buydowns, temporary 2-1 buydowns, upgrades, or extended rate locks.

A 2-1 temporary buydown, for example, reduces the effective rate by two percentage points during the first year and one percentage point during the second year before the payment reaches the full note rate in year three. That can provide some breathing room early on, but you need to be comfortable with the payment once the temporary assistance disappears.

A permanent buydown works differently. The builder contributes money toward discount points to reduce your mortgage rate for the life of the loan. Depending on the numbers, that may provide greater long-term value.

So, is an incentive better than a price reduction? There isn’t one answer for every buyer.

A price reduction can lower your loan balance and potentially help you build equity sooner. A builder credit may reduce the cash you need at closing. A permanent buydown could lower your payment for years. And a temporary buydown may make the first couple of years more manageable.

This is why I encourage buyers to look at several scenarios side by side. Compare the builder’s incentive, what the financing would look like with a lower purchase price or seller credit, and an outside financing option when available.

Most importantly, look beyond the first-year payment. What is your total cash to close? What will your full monthly housing payment be? What does the loan cost over five years? And how long do you realistically expect to own the home?

Builder incentives can absolutely create opportunities. But the lowest advertised rate isn’t necessarily the best deal.

Before you sign, make sure you understand where the builder’s incentive dollars are going and what you’re receiving in return. The goal isn’t simply to get the most attractive headline it’s to structure the financing, so it makes sense for your budget today and for where you expect to be several years from now.

08/07/2026

𝗕𝗼𝗻𝗱 𝗬𝗶𝗲𝗹𝗱𝘀 𝗠𝗼𝘃𝗲 𝗛𝗶𝗴𝗵𝗲𝗿: 𝗪𝗵𝗮𝘁 𝗛𝗼𝗺𝗲𝗯𝘂𝘆𝗲𝗿𝘀 𝗦𝗵𝗼𝘂𝗹𝗱 𝗞𝗻𝗼𝘄

This week was another reminder that mortgage markets can change quickl and for homebuyers, having a plan matters.

The 10-year Treasury yield finished July 24 at 4.69%, up from roughly 4.57% at the beginning of the week. Concerns about inflation, including pressure from energy prices, along with expectations surrounding the Federal Reserve, pushed bond yields higher. Mortgage-backed securities also weakened, creating a more challenging environment for mortgage pricing.

Housing data, however, offered buyers some encouraging news. June new home sales increased 1.6% to an annual pace of 628,000 homes. Builders had approximately 485,000 new homes available for sale, representing 9.3 months of supply, while the median new home price declined to $398,300.

What does this mean if you’re considering buying a home? I wouldn’t try to perfectly time the market. Instead, focus on being prepared. Get fully pre-approved, understand the monthly payment you’re comfortable with, and compare builder incentives carefully. Most importantly, talk with your mortgage professional about a rate lock strategy before you need one.

The right opportunity isn’t just about the rate it’s about finding the right home, financing, and payment for your situation.

Address

200 S Executive Drive Suite 101
Brookfield, WI
53005

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