Earl Geoghegan II, Mortgage Loan Officer - NMLS 453362

Earl Geoghegan II, Mortgage Loan Officer - NMLS 453362 Your experienced local mortgage broker. This is not a guarantee to extend consumer credit as defined by Section 1026.2 of Regulation Z. Equal Housing Lender.

Earl Geoghegan is an award-winning Loan Officer who is committed to making the home loan process simple, clear, and timely and has been providing clients with a superior mortgage service since 1997. Programs, interest rates, terms and fees are subject to change without notice. All loans are subject to credit approval and property appraisal. Abiz Mortgage NMLS ID #1444377. Consumer access at www.nmlsconsumeraccess.org . Earl Geoghegan is Licensed in Maryland & Virginia.

06/11/2026

Should you refinance right now, or keep waiting for rates to drop? 🤔

Here's the truth: waiting for the "perfect" rate could cost you 18 more months at your current payment. The smarter move is running the break-even math — closing costs divided by your monthly savings. If you're staying in the home longer than that, refinancing might make sense TODAY.

In this video I walk through exactly how to do the math, plus the difference between cash-out, rate-and-term, and streamline refinances.

Drop your current rate in the comments and I'll tell you if it's worth a closer look. Or grab a free strategy call here — no cost, no commitment: https://api.leadconnectorhq.com/widget/booking/bOrDRDmDbmJf6dElm3uA

06/10/2026

The 3% down secret most buyers don't know about 🤫

Most people think you need 20% down to buy a home with a conventional loan. Not true — and you don't need FHA to get a low down payment either.
Here's what I tell my clients:
🏡 Conventional loans start at just 3% down for first-time buyers
🎁 That 3% can be gifted money, down payment assistance, or your own savings
💰 PMI drops off AUTOMATICALLY once you hit 20% equity (with FHA, you're stuck with it much longer)
📊 Credit score of 620+? You may already qualify
The bottom line: your monthly payment with a conventional loan could be lower than you think.
Drop a 🏠 in the comments if you didn't know this!
Ready to find out what you qualify for? Your free pre-approval takes about 10 minutes — no cost, no pressure.

06/10/2026

Here is the good news agents should be sharing with their clients right now: buyers have not disappeared. They have just become more selective and there is a meaningful difference between those two things.

Purchase mortgage applications are still running higher than last year. That tells us people are actively trying to buy homes even with all the noise around affordability and rates. The demand is there. What has changed is the behavior. Buyers are not chasing every listing that comes to market. But they are absolutely still moving when the home, the price, and the monthly payment all make sense together.

So if a seller is feeling like the market is frozen, the more accurate and more useful message is this: the market is not dead. It is selective. Serious buyers are out there every day. They are just more intentional about what they will commit to and less willing to rationalize a purchase that does not pencil out.

What that means in practice is that pricing, presentation, and strategy matter more than ever right now. A well-priced home that shows well and is marketed strategically is still finding buyers. An overpriced home that is waiting for the market to come to it is accumulating days and losing leverage with every week that passes.

Reach out if you want to talk through how to position your clients for success in this environment.

06/10/2026

No down payment. No joke.

If you served this country, you've earned the most powerful mortgage benefit in America — and too many veterans never claim it.
Here's what the VA loan gives you:
🏡 Zero down payment
💰 No monthly mortgage insurance
📉 Competitive interest rates
🛡️ Limits on what lenders can charge you in closing costs
And here's what most veterans don't know — this benefit isn't one-and-done. Sold a house? You can restore your entitlement and use it again. Have remaining entitlement? You may be able to buy another property without selling your current one.
You served. You deserve this.
If you're a veteran or active duty military in Maryland, Virginia, or Pennsylvania, I'd be honored to walk you through it. No cost, no pressure — just honest answers.

06/09/2026

580 Credit Score? You Can Still Buy a House — Here's How

One of the biggest myths in real estate is that you need perfect credit to buy a home. You don't.

FHA loans are backed by the federal government and built specifically for buyers who are still building credit or working through past financial challenges.

Here's what that looks like in real numbers:
🔹 580 credit score = as little as 3.5% down
🔹 500–579 = 10% down — still very much possible
🔹 Higher debt-to-income ratio allowances than conventional loans

The trade-off? Mortgage insurance for the life of the loan if you put less than 10% down. But for a lot of buyers, that's a small price to pay to get into a home, start building equity, and have the option to refinance when the time is right.

If you've been told you can't buy — get a second opinion. I look at your actual situation, not just a number.

📲 Apply here: https://2562304.my1003app.com/453362/register
📅 Book a call: https://api.leadconnectorhq.com/widget/booking/bOrDRDmDbmJf6dElm3uA

06/09/2026

I'm going to tell you something that might seem counterintuitive coming from a mortgage loan officer — stop making your interest rate the only number you care about.

I say this not because the rate doesn't matter. It absolutely does. But because I watch buyers make worse financial decisions every single week by focusing on the rate and ignoring everything around it.

05/26/2026

The buyers who said they were waiting until rates drop may not be waiting much longer, and the data is making that very clear right now.

Pending home sales just posted their third straight month of gains. Signed contracts are up over 3 percent from last year and purchase applications are running 8 percent ahead of where they were a year ago. This is not just one busy weekend or one packed open house. It is a real and measurable shift in buyer activity that is building momentum across the market.

The wait-and-see crowd is starting to turn into the active buyer crowd and that matters for everyone. Sellers who wait too long could end up listing when more inventory hits the market and more competition arrives. Buyers who wait for perfect conditions may find themselves competing with a larger group of people who had exactly the same plan.

The people who do well in this market are almost always the ones who pay attention early, get prepared, and make smart moves before everyone else figures out what is happening. If you have someone sitting on the sidelines right now, this may be exactly the right time to start the conversation.

Reach out and let's talk through what this market shift means for your specific situation.

05/20/2026

Big news. Kevin Warsh was just confirmed as the new Federal Reserve chair and everyone is asking the same question: what does this mean for mortgage rates?

Here is the truth most people miss. The Fed actually controls short-term lending rates between banks. Mortgage rates are driven by the long-term bond market, inflation expectations, and investor sentiment. Those are completely different levers and a new Fed chair does not flip a switch that instantly moves your mortgage rate in either direction.

Rate decisions still go through a 12-member committee regardless of who is in the chair. And with inflation currently sitting at 3.8 percent, the Fed will likely stay patient through Warsh's first few meetings rather than making dramatic moves in either direction. The good news is that industry leaders are pointing to one word to describe the outlook under new leadership: stability. And stability is exactly what buyers need to confidently plan their next move.

If you want to know where mortgage rates are actually headed, stop watching Fed headlines and start watching the bond market. That is where the real story lives.
Follow me for more on what is actually moving the market right now.

05/16/2026

The Truth About Mortgage Credit Pulls

Thinking about shopping with multiple mortgage lenders but worried it will destroy your credit score?

Here’s the truth: mortgage credit pulls are treated differently than regular hard inquiries. When you shop for a mortgage within the allowed window, typically around 14 days, those mortgage inquiries are usually grouped together and treated like one inquiry.

That means you can compare rates, fees, lender credits, and loan options without letting fear stop you from making a smart financial decision.

The key is timing. Do your lender shopping in a tight window so you can protect your credit and still find the best mortgage strategy.

If you’re buying a home in Maryland, Virginia, or Pennsylvania, send me a DM and let’s put together a real game plan.

📅 Book a quick strategy call 👇
https://linktr.ee/earlgeoghegan

05/13/2026

What really happens when you click "Get Pre-Approved" on Zillow

Zillow is a great tool for browsing homes — but did you know that when you submit your info for a pre-approval, it doesn't go to one trusted lender?

Zillow sells your information as a lead to multiple lenders who pay for it. You're not getting personalized advice. You're getting a sales pitch from whoever paid the most for your number.

If you're buying in Maryland, Virginia, or Pennsylvania, you deserve a local expert who actually works FOR you. Drop a comment or DM me and let's get you truly pre-approved. 🏡

📅 Book a quick strategy call 👇
https://linktr.ee/earlgeoghegan

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9977 Old Annapolis Road
Ellicott City, MD
21042

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