The Bundy Team

The Bundy Team Melanie Bundy, Senior Loan Officer
NMLS # 1479697
Kevin Bundy, Branch Manager
NMLS # 2137038

Melanie Bundy
NMLS #: 1479697
Phone: 704-840-5548
Canopy Mortgage LLC
NMLS #1359687
Equal Housing Lender

Kevin Bundy
NMLS #2137038
Phone: 803-590-9358
Canopy Mortgage LLC
NMLS #1359687
Equal Housing Lender

Terms of Use: https://canopymortgage.com/terms-of-use/
Privacy Policy: https://canopymortgage.com/privacy-policy/
State Licenses Page: https://canopymortgage.com/state-licenses/

Mission:
At L

ake Wylie Mortgages, partnered with Canopy Mortgage, it's our responsibility to create a fun, safe environment where the team can live out our Core Values. We aim to make our team members and customers feel part of our family while providing the best customer service, speed and support by being kind, humble and giving 100% every day – it’s WHAT we do and it’s WHO we are. Canopy Mortgage LLC at a Glance:
- Mortgage lender
- Competitive rates and closing costs
- Experienced Mortgage Professionals
- Exceptional service throughout the entire home loan process and beyond

Terms of Use: https://canopymortgage.com/terms-of-use/

08/05/2026

Should you tap your home equity instead of refinancing your whole mortgage? Right now millions of homeowners are saying yes and the data shows exactly why.

The brand-new Mortgage Monitor just found that second-lien borrowing hit an 18-year high with more than half of all equity now being pulled through HELOCs and home equity loans. That is not a coincidence. That is millions of homeowners making a very smart financial decision.

Here is the thinking behind it. If you locked in a low first mortgage rate a few years ago refinancing your entire loan would mean giving that golden rate away permanently. A HELOC or a second mortgage lets you keep that low rate completely intact while still accessing the cash you need for whatever your goals are. Home improvements, debt consolidation, helping a family member, investing in another property. The equity is yours and now there is a way to use it without sacrificing the rate you worked hard to lock in.

And the timing makes this even more compelling. HELOC rates recently hit their most attractive level since 2022 making that cash easier and less expensive to reach than it has been in years. With trillions in home equity sitting available across the country this is a powerful tool that more homeowners should be exploring right now.

Reach out and let's look at what your equity could do for you without touching your existing mortgage rate.

08/04/2026

The Federal Reserve met on July 29th and as expected decided to leave interest rates unchanged. And right on cue the question I am getting from buyers is does that mean mortgage rates are coming down now?

Here is the honest answer: not necessarily. And understanding why matters for anyone trying to make a smart decision about buying or refinancing right now.

Mortgage rates are not directly controlled by the Federal Reserve. They are influenced by a combination of factors including bond market movement, inflation expectations, and the overall health of the economy. The Fed's decision to hold rates steady is one input among many and the mortgage market frequently prices in expected Fed decisions well before the meeting even happens.

That is why you can sometimes see mortgage rates move in the opposite direction of what you might expect from a Fed announcement. The market is always looking ahead.

Here is what I am seeing on the ground right now. Buyers are continuing to move forward. They are not waiting for a perfect rate environment because many of them understand that waiting for perfect can mean missing out on equity, appreciation, and the stability that comes with owning your own home.

If you or someone you know has been sitting on the sidelines waiting to time the market perfectly it may be worth having a real conversation about your options. Every situation is different. Having a clear plan based on your specific goals and financial picture is what actually helps you make the best decision for you and your family.

Reach out anytime. I am happy to walk through your situation together.

07/31/2026

AI is slowly changing the way people shop for a mortgage. And honestly I think that could be a good thing if people understand how to use it correctly.

Here is where AI genuinely shines in the mortgage world. Data digging. Running numbers. Comparing scenarios. If you want to quickly explore what different loan amounts or interest rates look like on paper AI is a useful tool for that exploratory phase. It can help you ask better questions and arrive at a conversation with a lender already better informed.

But here is where the limitations matter and they matter a lot when you are talking about the biggest financial decision of your life.

Mortgages are not just math. A truly experienced loan officer brings creativity, knowledge, and problem-solving ability to the process that no AI tool can replicate. Structuring the loan is actually a small part of what we do. The larger part is navigating everything that comes up throughout the process. The unexpected issue on a credit report. The employment situation that needs to be documented a specific way. The property condition that affects which programs are available. The appraisal that comes in differently than expected. These are the moments where experience and creative problem-solving determine whether a deal closes or falls apart. And that is not something AI can do.

So here is my recommendation. In the exploratory phase when you are asking yourself whether now is the right time or whether homeownership is even possible for you, use AI to gather information and ask questions. Then take that information to a trusted local mortgage advisor who can verify it is accurate and make sure it actually applies to your unique situation and goals.

Used that way it can genuinely be a win-win. You just have to know how to use it.

Reach out anytime if you want to have that conversation.

07/29/2026

One of the biggest questions we are getting right now is whether to wait for interest rates to come down or go ahead and buy a home now. And my honest answer is this: there is no single right answer for every person. This is a personal decision and the best thing I can do is help you think through it clearly.

Here are the questions I would encourage you to sit down and genuinely ask yourself. Am I in a position right now to buy a home? Am I genuinely excited about the potential of homeownership? And have I actually talked to a mortgage advisor who has helped me unpack whether it makes sense for my specific situation?

Those are the conversations I have every single day and they almost always produce more clarity than any headline or market prediction.

Let me give you the honest pros and cons of buying right now. The pros: in today's market you can often negotiate with sellers. That can mean a lower purchase price, seller concessions that keep more money in your pocket, or seller contributions that make buying possible when it might not have been in a hotter market. Real advantages that did not exist a few years ago.

The cons: inventory is still limited so you may not fall in love with everything you see. And you may not love the payment at current rates. Although you might also find that the payment is similar to or even below what you are currently paying in rent. The only way to know is to run the numbers.

Here is my best piece of advice. Find a home that piques your interest on Zillow or Realtor.com and then reach out to me. Let me run the numbers for you on what it would actually look like. No application. No pressure. I am not going to talk you into anything. I am just going to give you the information you need to make the best decision for yourself.

There is no perfect time to buy a house. The perfect time is when you are ready. And there will be pros and cons in every season I promise you that. We are here to help you unpack the details whenever you are ready to take the next step.

07/28/2026

Great news for buyers in the Mecklenburg County and York County areas. USDA just released their new income limits for 2026 and I think this is going to help a lot of people who were previously told they made too much to qualify.

Here are the updated numbers. For families of 1 to 4 people the new limit is $122,800. For families of 5 or more the limit jumps significantly to $162,100. If you were just over the line before it is absolutely worth revisiting that conversation right now.

Let me give you a quick overview of what USDA financing actually is and who it is designed for. USDA is primarily used by first-time homebuyers or buyers who are purchasing again but do not have a large amount of equity from a prior sale to put down. Maybe you sold a home and used the proceeds to pay off debt and now you are looking for 100 percent financing on your next purchase. USDA is an excellent fit for exactly that situation.

Credit score requirements sit at 640 with occasional exceptions down to 620. The property location and type do factor into eligibility. And 100 percent financing means zero down payment for qualified buyers.

Now here is the most important thing I want you to hear about USDA and I am saying this from personal experience because it happened to us. Do not assume that because your W2 shows a certain income number that you automatically qualify or do not qualify. USDA income calculations are nuanced. There are two ways income gets calculated and the program looks at your potential to earn more this year, not just what you made last year. The last thing I want for you is to fall in love with a home, invest money in appraisals and inspections, and then get a call at the very end saying I am sorry but you make too much. I know exactly how that feels because we lived it. It is part of why I do what I do.

My job is to protect you and get you to the finish line with the fewest bumps possible. That means doing the heavy lifting on the income calculation upfront before you are emotionally and financially invested in a specific property.

If you are looking for 100 percent financing and have been told before that you might not qualify, let's revisit that conversation today. Reach out and let's run the numbers together.

Our business is 100% built on word of mouth & Jesus. If you’ve worked with us directly or shared our information with ot...
07/18/2026

Our business is 100% built on word of mouth & Jesus.
If you’ve worked with us directly or shared our information with others, thank you! You’ve helped us take one step forward in serving out our mission 🩷

Buying a home is one of the biggest financial decisions of someone's life, which can cause various feelings/emotions.“Wh...
07/17/2026

Buying a home is one of the biggest financial decisions of someone's life, which can cause various feelings/emotions.

“What if I buy and prices crash?”

“What if I lock and rates drop?”

“What if I get taken advantage of?”

That’s why we love to meet with our clients in person or accross Zoom. We love to answer all our clients questions so they can feel equipped with this very big decision for their family. We are committed to guiding them every step of the way!!

07/15/2026

A question that has come up consistently over the last couple of months: why are mortgage rates climbing because of the conflict with Iran? Here is the simple answer and it is honestly a chain reaction that connects global events directly to what you pay on your mortgage every month.

When the conflict began earlier this year it disrupted the flow of oil through critical shipping routes and prices jumped immediately. Higher oil makes almost everything cost more to produce and ship which fuels broader inflation across the economy. When inflation heats up investors demand higher returns on bonds to protect the real value of their money. That pushes the ten-year Treasury yield up and mortgage rates closely follow that yield. So up they went, peaking near 6.75 percent back in May.

Here is the encouraging part. A new peace deal framework did reopen the key oil shipping route and we saw oil prices start to drop and mortgage rates followed suit and began easing back down. Unfortunately things have started moving in the opposite direction again this week as tensions have picked back up.

But here is the genuinely good news in all of this. Because we already saw rates come down when the situation temporarily improved, we now have real evidence of how this resolves. Once the conflict with Iran truly and permanently subsides, oil prices should start coming down again, inflationary pressure should ease, and mortgage rates should follow. That is not speculation. We already saw the beginning of that chain reaction play out.

Let me know if you have any questions and reach out if you want to talk through what all of this means for your specific buying or refinancing situation.

07/09/2026

There are some big national housing headlines worth paying attention to right now and I want to break them down clearly so you know what they actually mean for buyers and sellers in today's market.

Mortgage rates are still being impacted by inflation concerns and global events, especially with ongoing conflict overseas creating uncertainty. But the good news is that rates have been more stable recently and that stability gives buyers a significantly better chance to plan, budget, and move forward with confidence.

We are also seeing positive housing policy updates including FHA changes designed to reduce costs and make financing more efficient for buyers who use government-backed loan programs. That is a real and tangible improvement in the affordability picture for a meaningful segment of buyers.

And on the seller side something important is shifting. Sellers are starting to become more realistic about pricing, which could create genuine opportunities for buyers who paused earlier this year and have been waiting for conditions to improve.

So if you have clients sitting on the sidelines right now this may be exactly the right time to reconnect, revisit their numbers, and see what options are available to them in today's environment.

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

07/03/2026

1031 exchanges don’t have to be complicated. At their core, you’re simply moving the proceeds from one investment property into another. When it’s structured correctly, you can defer capital gains taxes and keep your money working for you.

Today was an especially fun day—we got to tell one of our sweet clients that her loan is officially Clear to Close! 🎉

She’s trading seasonal mountain living for seasonal lake living in one of our favorite towns, and we couldn’t be more excited to help make that transition happen. 🏡☀️

Address

1414 Village Harbor Drive
Lake Wylie, SC
29710

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 7pm
Thursday 9am - 5pm
Friday 9am - 2pm

Telephone

+18035909358

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