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Caleb Patton at Broker Brothers Mortgage

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Evansville, IN
Caleb Patton at Broker Brothers Mortgage

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I count it a privilege to help others with what is likely the biggest investment of their lives. NMLS 1707224

10/31/2026

As the weather starts to cool, life slows down just a little, and this time of year is one of my favorites for exactly that reason.

For our family, Halloween means extra time with close friends. The kids run ahead trick or treating while the parents walk a few yards behind, keeping everyone alive and actually getting a chance to just talk and enjoy the evening. There is something really good about that.

And of course, do not forget the dad tax. If you know, you know.

What about your family? What are the things you love most about this time of year? Drop it in the comments.

10/30/2026

If you have heard the term seller concession but were not sure exactly what it means, here is a simple breakdown.

A seller concession is when the seller agrees to cover some of your closing costs as part of the deal. That credit reduces the amount of cash you need to bring to the closing table, which can make a significant difference especially for buyers who are managing a down payment at the same time.

A few things to know. The concession has to be negotiated into your purchase offer upfront, it does not happen automatically. There are also limits on how much a seller can contribute, and those caps vary depending on your loan type and down payment amount.

In today’s market, seller concessions are more common than they have been in years. If you have questions about how to structure this in your offer, reach out to Caleb Patton at Broker Brothers Mortgage. NMLS 1707224. Broker Brothers Mortgage NMLS 2552976.

10/29/2026

Congratulations 🍾🎉🎊

10/23/2026

Ever wonder what a contingency actually is and why it matters when buying a home? A contingency is a built-in exit clause in your contract that protects your money if things don’t go as planned. The most common ones are financing, appraisal, and inspection — and if one of those conditions isn’t met, you can walk away without losing your deposit. Which contingencies are included depends on your contract, so it’s important to know what you’re signing. Have questions? Reach out to Caleb Patton at Broker Brothers Mortgage.

Caleb Patton | NMLS #1707224 | Broker Brothers Mortgage | NMLS #2552976

10/21/2026

Should you buy today or wait until mortgage rates come down?

It is a question I am hearing constantly right now and the honest answer is: waiting for lower rates does not always make buying easier. When rates improve more buyers jump back into the market, competition increases, and prices can move higher. You trade a higher rate for a bidding war and a higher purchase price.

Instead of trying to predict the perfect moment focus on your personal situation. Does the payment fit your budget? Is this the right home for your family? The best time to buy is not always when rates are at their lowest. It is when the numbers and your goals make sense.

10/20/2026

Your buyers have never had this much negotiating power. And most of them do not realize it.

Sellers now outnumber buyers by nearly 58 percent. The largest margin ever recorded. That means price cuts, closing cost credits, and rate buydowns are all back on the table in ways they have not been in years.

Agents across the country are closing deals $40,000 to $60,000 under asking on listings that sat for 30 days. Mortgage applications just hit their lowest level since 1995 which means your buyers are not fighting bidding wars. They are negotiating with real leverage.

And here is the part nobody is talking about: September home sales rose in defiance of surging rates. The agents winning right now are not waiting for rates to drop. They are writing aggressive offers with every contingency intact.

Send me your buyers and I will run the payment scenarios that show them exactly what buying today looks like with a buydown included.

This market will not last forever. Once rates fall competition returns and all of this leverage disappears.

10/17/2026

Always thankful for opportunities to share more about how Broker Brothers Mortgage is here to serve our community!

10/16/2026

Can you use a gift for your down payment? Yes and many buyers do.

Here is how it works.

Gifts are allowed and most commonly come from family members or close relations. A gift letter is required to confirm that the funds are not a loan that needs to be repaid. And the paper trail matters because lenders will verify where the money came from before it can be applied to the transaction.

One important note: the rules on who can give the gift and how much can come from a gift vary depending on the loan type. It is worth a conversation before you assume.

Have questions? Reach out.

Caleb Patton, Broker Brothers Mortgage. NMLS 1707224. Company NMLS 2552976.

10/09/2026

Do you need a home inspection? Not required. But one of the smartest checks you can make.

Here is why it matters even when nobody is forcing you to do it.

A home inspection is your choice not the lender’s. That means you are deciding whether to walk into one of the biggest purchases of your life with eyes open or eyes closed.

A good inspector looks at the roof, the systems, the structure, and more. Things that look fine on the surface can be hiding expensive problems underneath. A few hundred dollars now can save you tens of thousands later.

And here is the part buyers often forget: the inspection gives you leverage. Depending on what comes back you may be able to negotiate repairs, seller credits, or a price adjustment. That is real money staying in your pocket.

Usually a few hundred dollars. Almost always worth it.

Caleb Patton, Broker Brothers Mortgage. NMLS 1707224.

Address

Evansville, IN

Opening Hours

Monday	9am - 5pm
Tuesday	9am - 5pm
Wednesday	9am - 5pm
Thursday	9am - 5pm
Friday	9am - 5pm

Telephone

+18125682955

Website

facebook.com

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