Thomas Wolff, Mortgage Loan Originator NMLS 28763

11/13/2025

🚨 Market Alert: Could 50-year mortgages be the next big thing?

President Trump just floated a proposal for 50-year fixed-rate mortgages which aimed at lowering monthly payments and helping more Americans afford homes.

Here’s what you need to know:
✅ A 50-year term would mean smaller monthly payments which about $160 less per month on a $400K home compared to a 30-year loan.
⚠️ But slower equity growth and higher long-term costs.
⚖️ And right now, the Dodd-Frank Act doesn’t even allow loans longer than 30 years.

So, what does this mean for homebuyers?
👉 It’s still just a proposal, but if passed, it could reshape how lenders and buyers think about affordability.

Would you go for a 50-year mortgage if it meant saving a few hundred dollars a month? Let’s talk about it. 👇


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11/12/2025

He thought he had 401 thousand dollars…
Turns out, it was just his 401(k). 😅

Funny? Sure.
But it’s a good reminder that small misunderstandings about your finances can turn into big surprises later. Especially when you’re buying a home.

A quick mortgage planning check can save you time, stress, and even money down the line.

Understanding your credit, income, savings, and what actually counts with lenders makes the home-buying process smoother and a lot less overwhelming.

✅What You Can Do Now:

Get a clear picture of your savings and what’s realistic for your down payment.

Talk through your goals before you start looking at houses.
Buying a home doesn’t have to be stressful; it just has to be strategic.

Let’s go over your numbers early so you can move confidently when the time is right.

No pressure, no sales pitch, just some tips.

11/10/2025

🏡 𝗙𝗼𝗿 𝘁𝗵𝗲 𝗪𝗲𝗲𝗸 𝗼𝗳 𝗡𝗼𝘃𝗲𝗺𝗯𝗲𝗿 𝟭𝟬, 𝟮𝟬𝟮𝟱

𝗟𝗮𝘀𝘁 𝗪𝗲𝗲𝗸'𝘀 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲 𝗥𝗲𝗰𝗮𝗽: 𝗥𝗮𝘁𝗲𝘀 𝗰𝗿𝗲𝗽𝘁 𝘀𝗹𝗶𝗴𝗵𝘁𝗹𝘆 𝗵𝗶𝗴𝗵𝗲𝗿 👎
Mortgage rates were barely higher to end the week, as markets continued to hold steady waiting for more data to come when the government shutdown is over. This is actually better than we've seen in weeks following previous Fed meetings that included a policy rate cut though.

𝗧𝗵𝗶𝘀 𝗪𝗲𝗲𝗸'𝘀 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲 𝗙𝗼𝗿𝗲𝗰𝗮𝘀𝘁: 𝗥𝗮𝘁𝗲𝘀 𝗰𝗼𝘂𝗹𝗱 𝗰𝗿𝗲𝗲𝗽 𝗵𝗶𝗴𝗵𝗲𝗿 👎
Mortgage rates have a good chance of creeping slightly higher again this week if a budget is passed and the shutdown is lifted, although the moves won't be too significant. Rates aren’t in danger of moving much higher right now, but that could change later this month depending on when we start to see economic data again and what the data shows markets.

📈 𝗪𝗵𝗮𝘁’𝘀 𝗮𝗳𝗳𝗲𝗰𝘁𝗶𝗻𝗴 𝗿𝗮𝘁𝗲𝘀 𝘁𝗵𝗶𝘀 𝘄𝗲𝗲𝗸:
- Government shutdown: A budget deal is expected to get passed this week, which would end the shutdown. Preliminary reactions in markets have not been good for mortgage rates so far, as the news of progress played a role in slightly higher rates to start the week.
- Economic data: Even if the shutdown ends this week, it is still too late for the consumer and wholesale inflation data that would have been collected and released this week.

11/05/2025

11/04/2025

New 5.0-star Review: "This is my second time working with Tom and I still couldn't ask for a better experience or recommend him more. He found me a fantastic deal and then made sure I was informed every step along the way. His communication is top notch and was always on top of everything making it so we had no worries closing on our home. If you're looking for the best deal and smoothest process he's your guy!"

11/03/2025

🏡 𝗙𝗼𝗿 𝘁𝗵𝗲 𝗪𝗲𝗲𝗸 𝗼𝗳 𝗡𝗼𝘃𝗲𝗺𝗯𝗲𝗿 𝟯, 𝟮𝟬𝟮𝟱

𝗟𝗮𝘀𝘁 𝗪𝗲𝗲𝗸'𝘀 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲 𝗥𝗲𝗰𝗮𝗽: 𝗥𝗮𝘁𝗲𝘀 𝗺𝗼𝘃𝗲𝗱 𝗵𝗶𝗴𝗵𝗲𝗿 👎
Why did rates jump last week after the Fed cut its policy rate by a quarter point? Because the rate cut was expected and already priced into mortgage rates. What wasn't expected was Fed Chair Powell's comments in his press conference that a December cut, also already priced into mortgage rates, "is not a foregone conclusion - far from it." That led markets to doubt a December cut, which was immediately reflected in mortgage rates.

𝗧𝗵𝗶𝘀 𝗪𝗲𝗲𝗸'𝘀 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲 𝗙𝗼𝗿𝗲𝗰𝗮𝘀𝘁: 𝗥𝗮𝘁𝗲𝘀 𝗰𝗼𝘂𝗹𝗱 𝗺𝗼𝘃𝗲 𝗵𝗶𝗴𝗵𝗲𝗿 👎
Mortgage rates this week could continue to move higher, as happened in September after the Fed meeting when the Fed also cut its policy rate, especially since this week's labor market data is likely to be delayed due to the continued government shutdown.

📈 𝗪𝗵𝗮𝘁’𝘀 𝗮𝗳𝗳𝗲𝗰𝘁𝗶𝗻𝗴 𝗿𝗮𝘁𝗲𝘀 𝘁𝗵𝗶𝘀 𝘄𝗲𝗲𝗸:
- Government shutdown: This week would have been a big week of labor market data that will be delayed for the second month in a row.
- Fed speakers: Markets will be listening to Fed members for clues on if a December Fed rate cut is more likely than currently being speculated. If markets increase expectations of a cut, it could help mortgage rates hold steady, but isn't likely to see them improve much from here.

10/29/2025

👻 Homeowners, don’t just check the candy this Halloween, check your mortgage too! 🍬

Rates change fast, and a quick review could save you more than you think. 💰

Want to see if it’s time to refinance? Let’s take a look together! 🏠

10/27/2025

🏡 𝗙𝗼𝗿 𝘁𝗵𝗲 𝗪𝗲𝗲𝗸 𝗼𝗳 𝗢𝗰𝘁𝗼𝗯𝗲𝗿 𝟮𝟳, 𝟮𝟬𝟮𝟱

𝗟𝗮𝘀𝘁 𝗪𝗲𝗲𝗸'𝘀 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲 𝗥𝗲𝗰𝗮𝗽: 𝗥𝗮𝘁𝗲𝘀 𝗶𝗺𝗽𝗿𝗼𝘃𝗲𝗱 👍
Rates ended the week slightly better, helped by Friday’s consumer price index (CPI) report showing September inflation came in cooler than expected. Other than that single report, there was little data to influence mortgage rates for the week as the government shutdown continues.

𝗧𝗵𝗶𝘀 𝗪𝗲𝗲𝗸'𝘀 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲 𝗙𝗼𝗿𝗲𝗰𝗮𝘀𝘁: 𝗥𝗮𝘁𝗲𝘀 𝗰𝗼𝘂𝗹𝗱 𝗯𝗲 𝘃𝗼𝗹𝗮𝘁𝗶𝗹𝗲 ⚠️
Mortgage rates appeared to cap out last week, but this week’s Fed meeting could offer another chance for them to move slightly lower. However, mortgage rates already reflect traders' expectations of two more cuts this year, and it isn't likely that mortgage rates have much room to improve.

📈 𝗪𝗵𝗮𝘁’𝘀 𝗮𝗳𝗳𝗲𝗰𝘁𝗶𝗻𝗴 𝗿𝗮𝘁𝗲𝘀 𝘁𝗵𝗶𝘀 𝘄𝗲𝗲𝗸:
- Government shutdown: It’s been nearly a month since markets have had economic and labor market data to guide decisions. If the shutdown continues as expected, this week’s GDP and PCE inflation reports will be missed.
- The Fed: The Fed meets this week and is expected to make a second rate cut this year, with one more likely in December. This cut is already priced into mortgage rates and won’t move them lower. However, Fed Chair Powell’s press conference could provide clues about 2026 policy direction that might help rates improve.

10/22/2025

It might feel strange that you can easily afford rent each month but still don’t qualify for a mortgage around the same amount. But it all comes down to how the rules are written.

When it comes to buying a home, lenders look at your debt-to-income ratio — while landlords only care that you earn a few times your rent. Totally different math.

Getting preapproved early helps you understand what’s possible and where you stand.

Reach out if you want to break it down and plan your next move.

10/20/2025

🏡 For the Week of October 20, 2025

Last Week's Mortgage Rate Recap: Rates improved 👍
With the government shutdown still in place, there wasn’t much data to give markets direction. Even so, mortgage rates moved slightly lower, returning to levels seen before last month’s Fed meeting pushed them higher.

This Week's Mortgage Rate Forecast: Rates likely to hold steady or improve 👍
It’s still unlikely mortgage rates will fall significantly, but some improvement is possible this week despite Friday’s upcoming inflation data. If rates don’t move lower, they’ll likely hold near current levels with little risk of moving much higher.

📈 What’s affecting rates this week:
- Government shutdown: Labor market data that normally influences mortgage rates continues to be delayed, including weekly jobless claims. A budget compromise this week seems unlikely, but if one happens, markets could react quickly and add some rate volatility.
- Inflation data: The CPI consumer inflation data, postponed last week because of the shutdown, is now set for release Friday. It’s considered critical since it determines 2026 Social Security cost-of-living adjustments. If there is a big jump in inflation, that could cause mortgage rates to move higher to end the week.

10/15/2025

We love a supportive dad… but it’s not that simple. 😂🏡

When it comes to using gifted funds for a down payment, lenders have to 𝘃𝗲𝗿𝗶𝗳𝘆 𝘄𝗵𝗲𝗿𝗲 𝘁𝗵𝗲 𝗺𝗼𝗻𝗲𝘆 𝗰𝗮𝗺𝗲 𝗳𝗿𝗼𝗺... It can’t just show up in an envelope. 💌💸

✅ You’ll need a signed gift letter stating it’s not a loan
✅ The funds usually need to be transferred and documented properly

There are ways to make it work. You just need to do it the right way.
If you want to talk through your options and make sure everything’s set up correctly, reach out and let’s talk. 👋