Carla Ladd

10/06/2026

Mortgage rates are still making buyers work for it.

Mortgage News Daily’s latest 30-year fixed index finished Monday at 7.61%.

That part isn’t fun.

But here’s the other side of the conversation: Denver’s condo and townhome market currently has more than seven months of inventory.

And that can mean negotiating room.

Seller concessions. A rate buydown. Help with closing costs. Maybe a price conversation.

No, those things don’t make a high mortgage rate disappear. But they can change the monthly payment—and sometimes that’s the difference between “this doesn’t work” and “let’s take another look.”

So before you decide the market has nothing for you, let’s run the real numbers.

https://carla-ladd.com/

09/29/2026

Mortgage rates moved higher again today.

And here’s the interesting part: this morning’s jobs data actually showed fewer job openings than economists expected.

So why didn’t mortgage rates improve?
Because mortgage rates aren’t driven by one report.

The bond market is also dealing with inflation concerns, higher energy costs and some pretty significant movement in longer-term Treasury yields.

That’s why I’m careful about telling buyers, “Rates should go down because of XYZ.”

Maybe they will. Maybe they won’t.

What I can do is watch the market, show you what the numbers look like today, and help you make a decision that fits your budget and your plans.

That’s a much better strategy than trying to outguess the bond market. 😊

https://carla-ladd.com/

09/23/2026

Using a Home Equity Line of Credit (HELOC) to pay off high-interest debt can make good sense for the right person—but let’s be clear: it is not free money, and it is not a quick fix.

If you are carrying high credit-card balances, a HELOC may give you a lower interest rate and one manageable payment. That can help you get organized, stop the monthly juggling act, and put a real payoff plan in place.

But there is a serious tradeoff. Credit-card debt is unsecured. A HELOC is tied to your home. If life happens and you cannot make the payment, your home could be on the line.

Before moving forward, I encourage people to ask themselves a few honest questions:

* Can I afford the payment if the interest rate goes up?
* Am I committed to not charging those credit cards back up?
* Do I have a clear plan to pay this off—not just a plan to lower the payment?
* Have I looked at all the costs, not just the interest rate?

A HELOC can be a helpful financial tool when it is used with discipline and a plan. But if the spending habits that created the debt have not changed, we may just be moving the problem from one place to another.

The goal is not simply to make the payment smaller. The goal is to get your finances back under control.

If you are considering a HELOC for debt consolidation, let’s have a no-pressure conversation and look at whether it truly makes sense for you.

https://carla-ladd.com/

09/23/2026

More buyers are taking a second look at adjustable-rate mortgages.

The Mortgage Bankers Association reported that ARMs made up 9.8% of mortgage applications last week as 30-year fixed rates moved higher.

Does that mean everyone should get an ARM? Nope.

It means buyers should know their options.

A 30-year fixed may still make perfect sense. An ARM may be worth comparing for someone with a different timeline or financial plan. The important thing is understanding the payment, the adjustment rules and the risks before making the decision.

I’m a big believer in comparing the numbers instead of automatically choosing what everybody else chooses.

https://carla-ladd.com/

09/18/2026

Seeing different mortgage rates in the news and wondering which one is actually right?

The short answer: they may both be right.

Freddie Mac’s latest weekly average is 6.95%, while Mortgage News Daily’s latest daily average is 7.19%. Those numbers are calculated differently and cover different time periods.

And this is exactly why I tell buyers not to get too hung up on the rate they saw in a headline.

Your credit, loan program, down payment, property type—and even when you lock—can all affect the rate and payment available to you.

So instead of asking, “What are mortgage rates today?” I think the better question is:

“What does today’s market mean for me?”

That’s a conversation I’m always happy to have.

https://carla-ladd.com/

Work with an experienced mortgage loan officer to find the right home loan solution. Get help with home purchase loans, refinancing, and fast mortgage pre-approval.

09/16/2026

Today, September 16th, is Fed day, so you’re probably going to hear a lot about interest rates.

Here’s the part I want homebuyers to understand:

The Fed does not directly set mortgage rates.

Mortgage rates are influenced by what happens in the bond market, particularly Treasury yields and mortgage-backed securities. That means mortgage rates can move before a Fed announcement—and sometimes move differently than people expect afterward.

Mortgage News Daily’s latest daily average for a top-tier 30-year fixed mortgage was 7.22% yesterday, after rates moved higher for six consecutive business days.

Today could be a volatile day.

If you’re buying a home or already under contract, this is a good time to talk with your mortgage professional about your rate-lock strategy and the payment that works for you.

No crystal ball required. Just a plan. 😊

https://carla-ladd.com/

09/10/2026

Self-employed and ready to buy—but your tax returns do not reflect the full picture of what you earn?

You may have options.

A bank statement loan may allow eligible self-employed buyers to qualify using bank statements rather than traditional tax-return income documentation. It can also be a fit for certain investment-property purchases.

Every situation is different, so let’s have a conversation before you assume homeownership is out of reach. I shop more than 100 lenders to help find the right mortgage solution for your needs.

Message me for information.

All loans are subject to credit approval and qualifying factors. Not all applicants will qualify.

09/08/2026

What happened to the last good review your business received?

You probably thanked the customer—and then the review sat there.

Here is a simple AI hack: copy one genuine customer review into ChatGPT and ask it to create five different marketing pieces from it. You could get a Facebook post, a LinkedIn post, a short email P.S., a website testimonial, and a headline for a graphic.

The important part is the instruction you give AI:

“Keep the customer’s words faithful. Do not invent details, results, numbers, or claims.”

Then compare every version with the original before you publish it. If you do not have permission to use the customer’s full name, use a first name and initial or keep it anonymous.

A good review should not be stretched into something it is not. But it also does not have to sit in one place collecting dust.

09/03/2026

If you've been priced out of the Denver housing market, here's something worth knowing: condos and townhomes are telling a very different story from detached homes right now.

DMAR's new August report shows attached-home inventory up nearly 10% from last year. Condos and townhomes are taking a median 45 days to sell, compared with 24 days for detached homes, and the median attached-home price is down 4.87% year over year.

Now, that doesn't automatically mean a condo or townhome is the right answer. HOA costs, insurance, the financial health of the association and whether the project qualifies for financing all matter. A lot.

But if the price of a detached home has made you decide that buying simply isn't possible, I wouldn't stop the conversation there.

Sometimes the opportunity is in looking at a different kind of property, a different financing strategy, or an assistance program you didn't know was available.

Before you decide you can't afford to buy, let's run the numbers and look at all the options.

BOTTOM LINE
The attached-home market is today's most actionable story. Denver Metro buyers who have been focused only on detached homes may find more selection, longer decision windows, and potentially more negotiating leverage in condos and townhomes. The broker's job is to help them evaluate whether that opportunity actually works once price, HOA costs, financing, insurance, and assistance are considered together.

01/01/2026