Mike Hulse Mortgage

04/19/2026

VA Funding Fee (2026)

If you’re using a VA loan, this is one of the biggest costs to understand upfront.

The VA funding fee is a one-time fee that helps keep the program running and allows for benefits like no down payment and no monthly mortgage insurance.

A few key things to keep in mind:
• It varies based on down payment and whether it’s your first time using VA
• It can be rolled into the loan or paid upfront
• It is not monthly
• It’s typically lower with more down or on subsequent use

Important:

Veterans with any VA disability rating are exempt from the funding fee

That exemption can make a meaningful difference in your total loan amount and monthly payment.

If you’re reviewing numbers or comparing options, this is one of those line items that matters more than most people realize.

03/30/2026

Rates were heading toward 6%. Now the market isn’t so sure.

What’s driving it right now:
• Oil prices up → inflation concerns back
• Inflation uncertainty → bond yields rising
• 10-year Treasury up → mortgage rates follow
• Ongoing global tension → added volatility

Where rates are sitting:
• Conventional: low 6% range
• VA / FHA: high 5’s to low 6’s

What this means:
• The market is not stable right now
• Rates are reacting quickly to new information
• We are seeing short-term swings week to week
• Direction is unclear in the near term

Big picture:
• Rates were improving
• That trend has paused
• Now we’re in a more volatile environment

This is a market with uncertainty, not a clear direction.

02/17/2026

VARIABLE INCOME — DID YOU KNOW?

Variable income is not just overtime, bonus, or commission.

It also applies to hourly employees who do not work a consistent number of hours each pay period.

If hours vary, income usually must be averaged — and a Written Verification of Employment (WVOE) is often required. This applies across most loan types and programs.

Accurate income calculations matter.

That means reviewing full documentation:
• W-2s
• Paystubs
• Year-to-date earnings
• Overtime, bonus, or commission history

Overtime and variable earnings are typically averaged over 1 year — and sometimes a full 2-year history is required.

The goal is simple: calculate stable, qualifying income the right way upfront to avoid surprises later.

01/30/2026

https://www.youtube.com/watch?v=hsnDIBAzGI8

Even when the Federal Reserve cuts interest rates, mortgage rates can remain high. That’s because home loans track closer to the bond market than the Fed rat...

01/23/2026

Bankruptcy seasoning — quick facts:

“Seasoning” is the waiting period after bankruptcy before mortgage eligibility. It varies by loan type.

• Chapter 7
– FHA: 2 years after discharge
– Conventional: 4 years after discharge

• Chapter 13
– FHA: Possible during repayment after 12 months of on-time payments (with court approval)
– After discharge: FHA ~1 year, Conventional ~2 years

• VA Loans
– Chapter 7: 2 years after discharge
– Chapter 13: No mandatory VA waiting period (lender/court approval still applies)

In limited cases, no seasoning may be required with 35–40% down or substantial equity, using short-term non-QM loans.

Bankruptcy ≠ permanent disqualification. Timing and loan type matter.

01/19/2026

Honoring Black American history is honoring American history. It deserves to be seen, taught, and remembered

01/13/2026

Mortgage Minute:

Rates matter — but they’re only one input.

How a loan is structured, including credits,
DTI thresholds, and cash-to-close strategy,
often has a bigger impact on the outcome.

Clear numbers create confident decisions.

01/01/2026

🎉 Happy New Year 2026! 🎉
Wishing everyone a healthy, happy, and productive year ahead.
As we head into 2026, here’s a quick look at where the housing market is positioned — especially here in Minnesota:

🏡 Minnesota Market Snapshot
The purchase market is expected to remain steady and competitive, but less intense than the rapid pace of the past few years.
Most projections show moderate price appreciation in the ~2–4% range statewide in 2026. Demand is still solid, and while inventory is improving slowly, it remains historically tight — which continues to support home values.

📉 Mortgage Rates & Affordability
Rates have leveled off compared to the climb in recent years. Many analysts expect 30-year fixed rates to generally hold in the low-to-mid 6% range this year, with the potential to dip below 6% depending on inflation data and Fed decisions.
Even small shifts in rates can boost affordability and open more doors for buyers and sellers.

📊 What Experts Expect in 2026
• A more balanced market, without the bidding-war intensity of the past
• Gradual appreciation, not big swings
• More inventory over time, though still below historic averages
• Expanded use of affordability tools like seller credits, buydowns, and down payment assistance

✨ Looking Ahead
Whether you plan to buy, sell, refinance, or simply watch the market this year, 2026 is shaping up as a year of opportunity with more stability than we’ve seen in a while.
If you're curious how today’s market translates into monthly payments based on your budget, here’s a helpful calculator I use often:

🔗 Mortgage Calculator: https://hulsehomeloans.com/mortgage-calculator/

Here’s to clarity, smart planning, and steady progress in the year ahead.

Cheers to 2026 🥂

Disclaimer: Results received from this calculator are designed for comparative purposes only, and accuracy is not guaranteed. We do not guarantee the accuracy o

11/11/2025

11/10/2025

A 50-year mortgage? Here’s what that could actually look like.

There’s been talk about introducing a 50-year mortgage to make housing more affordable. The idea is simple — stretch the loan longer to reduce the monthly payment.

💡 Here’s what that might look like (based on a $415,200 home price at 6.2% interest):

With 20% down:

30-year: about $2,813/month

50-year: about $2,577/month

With 5% down:

30-year: about $3,100/month

50-year: about $2,850/month

That’s roughly $250/month less on a 50-year mortgage — but here’s the tradeoff:

It would take over 20 years to pay off your first $50,000 of principal compared to about 8 years on a 30-year loan.

📉 The bottom line:

It’s short-term payment relief at the cost of long-term equity growth.

✅ A 50-year mortgage could help some buyers qualify or afford a home.

⚠️ But slower equity, higher total interest, and a longer financial obligation make it worth examining carefully.

It’s an interesting concept — but always look beyond the monthly payment when comparing loan options.

10/29/2025

Mortgage Rates Jump—Right After a Fed Rate Cut?!
Sounds backward, right? But this has actually happened before.
Even though the Fed cut rates today, mortgage rates moved higher fast. Why? Because the bond market doesn’t react to what just happened, it reacts to what’s coming next.
During his press conference, Fed Chair Powell hinted that another cut in December isn’t guaranteed. That statement alone caused investors to reprice expectations—and mortgage rates jumped immediately.
👉 Remember: Fed cuts don’t directly lower mortgage rates.
What matters most is how markets expect the Fed to move in the future.

10/14/2025

📊 Mortgage Rate Outlook: What to Expect Over the Next 12 Months

🔍 Current Snapshot

The average 30-year fixed mortgage rate recently eased to about 6.3 %, its lowest in roughly a year.
AP News

Despite that dip, rates remain elevated compared to historical norms. Many forecasts expect them to stay in the mid-6 % range through 2025.
CBS News
PBS
The Mortgage Reports

Fannie Mae revised its projections: 30-year rates are expected to end 2025 at ~6.4 %, and 2026 at ~6.0 %.
Fannie Mae

The National Association of Realtors (NAR) anticipates an average 6.0 % rate in 2025.
Reuters