Patty Newby - The Loan Designer

04/23/2026

Tax deadline is behind us and for a lot of Americans that means a refund check is either already in the bank or on its way, and some of those refunds are bigger than expected this year.

So the real question is: what are you going to do with that money? Paying off some debt is a solid move. A trip sounds amazing. But have you thought about putting that refund to work toward buying a home? A tax refund can go a long way toward a down payment, closing costs, or simply getting yourself into a stronger qualifying position than you were in before.
This is one of those moments where a little planning can make a big difference down the road. No pressure at all, just a conversation about what is possible and whether now might be the right time to invest in yourself.

If you have any questions or want to run some numbers, give me a call. I am happy to help you figure out if this is the right move for your situation.

04/20/2026

5.0 star review received on Experience.com for Patty Newby by Tiffany A D - Patty and her entire team go above and beyond to find the right type of loan specific to your needs. They made us feel secure in our decisions and were great at taking additional time, phone calls, and meetings to ensure we understood everything.

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03/31/2026

Buying a home outside the city just got a whole lot faster, and if you have been thinking about a USDA loan this update is worth knowing about.

USDA just announced new programs as part of their modernization initiative that allow qualified lenders to approve and close loans directly. That means less waiting, a quicker process, and a smoother experience from start to finish. They also launched 24/7 access to your loan with direct payments and full account management available whenever you need it. And the best part is that eligibility has not changed at all. If you qualified for a USDA loan before, you still qualify today.

USDA remains one of the best kept secrets in home buying: zero down payment, smaller PMI than conventional loans, and now a faster and easier process on top of it. There has never been a better time to check it out.

If you want to know whether you or the area you are looking in qualifies for USDA, DM me below and I will check it out for you.

03/27/2026

5.0 star review received on Experience.com for Patty Newby by Donna H B - Patty and Candance were very patient with us during this long almost two year home search! When it looked like things werent going to work out, they came up with a plan to move us into our new home before selling our current home! Patty is very knowledgeable and communicated well with us! Very pleased!

Click to see all 1178 reviews of Patty Newby - theLoanDesigners Powered by US Mortgage Corporation #3901, Branch Manager / MLO

03/26/2026

5.0 star review received on Experience.com for Patty Newby by Robert P U - Such an amazing process. Never had to think twice about whether or not they were looking out for me . Great experience

Click to see all 1176 reviews of Patty Newby - theLoanDesigners Powered by US Mortgage Corporation #3901, Branch Manager / MLO

03/25/2026

Are we finally in a buyer's market? The numbers suggest buyers should have full control right now, but the reality playing out in actual transactions is considerably more layered than that.

Inventory is up massively compared to just a few years ago and there are far more sellers than motivated buyers nationwide. You would expect prices to be falling fast. But instead of reducing their price, a large number of sellers are simply pulling their listings and walking away. They are not desperate. They just wanted to sell at their number, and when buyers will not meet it they choose to wait rather than negotiate. The result is a prolonged standoff where homes sit longer, buyers grow hesitant, and neither side is willing to move first.

Here is the most accurate answer. In terms of leverage, yes this is absolutely a buyer's market. In terms of headline prices, not fully, because sellers are protecting the equity they accumulated during the pandemic. The real discounts are not visible in the list price. They are hiding in seller credits, closing cost contributions, rate buydowns, and repair concessions on properties that have been sitting the longest without movement.

The longer a listing has been on the market without a price reduction or accepted offer, the more negotiating power you have sitting across the table from that seller. Comment "STALE" and I will tell you the exact signs a listing is quietly desperate even when the asking price has not changed at all.

03/18/2026

This is the silent deal killer that nobody warns buyers about until a closing is already falling apart, and it is happening with increasing frequency right now across the country.

You find the house, the offer gets accepted, the appraisal comes back clean, and then right before closing everything collapses. The reason is homeowners insurance. Insurers have been pulling back and tightening underwriting guidelines in higher risk areas nationwide, and the problem has spread far beyond Florida and California into markets most buyers never thought twice about.

In February 2026, Malibu made major headlines filing legal action tied to wildfire damages, a powerful and very public signal of just how serious and widespread the risk and cost conversations have become across the entire insurance industry. When an insurance quote comes back dramatically higher than anyone expected, that premium gets factored directly into your monthly housing payment. Even a fully approved loan can fall apart at the last second if that number pushes your debt to income ratio past the lender's maximum threshold. And without confirmed insurance coverage in place, no mortgage can close under any circumstances, period.

Researchers have been documenting how rising insurance costs are directly restricting mortgage access through debt to income limits, and buyers are getting blindsided at the single worst moment in the entire transaction.

Before you remove contingencies, especially in any area with elevated risk, get a real insurance quote. Not an estimate. A confirmed quote from an actual carrier. And have a backup option ready before you need it. Comment "INSURANCE" and I will give you the exact timing I use with clients so this never sabotages your closing.

03/17/2026

Saint Patrick's Day is all about four leaf clovers, green beer, and finding a pot of gold. But when it comes to buying a home, luck is actually the last thing you want to rely on.

Here is what the data actually shows. Buyers with a fully underwritten conditional approval close at nearly double the rate of buyers who are just pre-qualified. They win more offers, they pay less, and they face far fewer surprises at the closing table.

Prepared buyers know their budget before they fall in love with a home, they understand their credit score and what moves it, and they work with a lender who educates them on rate locks, closing costs, and exactly what to expect at every step of the process. Buyers who skip those steps and rely on luck are the ones who find the process stressful, confusing, and full of unwanted surprises.

The good news is that preparation is available to everyone. You do not have to be lucky to win in this market. You just have to be ready.

This Saint Patrick's Day, skip the four leaf clover and get a solid conditional approval instead. That is the only green you need. Follow me for more tips on how to prepare yourself to win in today's real estate market.

03/13/2026

The trigger lead era is officially dead, and if you have ever had your phone blown up by strangers the moment you applied for a mortgage, this news is for you.

For years, the second your credit was pulled during a mortgage application, credit bureaus could legally sell your personal information to dozens of competing lenders within hours. Calls, texts, and emails from lenders you never contacted and never gave permission to reach you. That practice is now federally banned in all 50 states. President Trump signed the Homebuyers Privacy Protection Act on September 5th, 2025, and it took effect this week on March 5th, 2026.

Your data stays private. Your phone stays quiet. And the lender you chose is the one you actually get to work with, without the noise and confusion of strangers pretending to know your file.

The home buying process is already stressful enough. You deserve to go through it with focus, trust, and peace of mind. If you are thinking about buying, now is a great time to start that conversation with someone you actually chose. Follow me for more updates on what is changing in real estate and how it affects you.

03/10/2026

5.0 star review received on Experience.com for Patty Newby by Sergio E G P - Anthony help a lot with getting the deal done.

Click to see all 1176 reviews of Patty Newby - theLoanDesigners Powered by US Mortgage Corporation #3901, Branch Manager / MLO