Jack Schiavo NMLS ID: 358782

Jack Schiavo NMLS ID: 358782 Mortgage Broker License #0916578
NEXA Lending Inc
5559 S. Sossaman Rd., Bldg 1 Ste 101
Mesa, AZ 85212

08/21/2026

Some encouraging economic news came out this week and it is worth understanding what it means for real estate right now.

Both consumer and wholesale inflation showed signs of cooling this week. Here is why that matters. Lower inflation can reduce pressure on the bond market and help create a more favorable environment for mortgage rates over time. Rates are also influenced by employment data, Federal Reserve expectations, and other economic developments so no single data point tells the whole story. But cooling inflation is a constructive signal worth paying attention to.

At the same time buyers in many markets have more negotiating power than they realize right now.

More homes are available than we have seen in years. Some sellers are actively reducing their prices. And buyers may be able to negotiate closing cost assistance or a temporary rate buydown that meaningfully changes the payment picture without waiting for rates to move on their own.

The takeaway is not to wait for the perfect rate or try to time the market. It is to understand the real opportunities that exist right now and position yourself to take advantage of them.

If you stepped away from the market at some point this year this may be a good time to reconnect, update your numbers, and see what may actually be possible for you today.

Reach out and let's take a fresh look at where things stand.

08/14/2026

Thinking about making a move but feeling unsure about the headlines? Here is the good news you actually need to hear about today's housing market.

First, if you already own a home your equity is stronger than ever. Home values have recently risen in 80 percent of US markets. Your investment is safe and it is growing. The wealth you have been building through homeownership is real and it is at or near record levels for most homeowners.

Second, if you are looking to buy the news is genuinely encouraging. Inventory is finally expanding. More homes on the market means more choices for you, fewer bidding wars, and a real opportunity to negotiate better terms than buyers have had in years. The frenzy of the past few years has calmed down and the market has become one that rewards prepared buyers rather than just the fastest ones.

And finally the market is predictable again. Experts broadly agree that a crash is not on the horizon. The structural conditions that support home values, strong equity positions, low foreclosure rates, and persistent housing demand, remain intact.

Whether you want to cash in on your record-high equity or find your dream home with less competition than you have seen in years, I can help you navigate it.

Send me a message today and let's talk about your goals.

08/07/2026

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

Some of your buyers may qualify for a zero down loan today even if they did not qualify just a few weeks ago. And this is worth paying attention to right now.

USDA recently announced updated income limits for its Single Family Guaranteed Loan Program with the new limits taking effect on July 13, 2026. In many parts of the country this means more households may now qualify for USDA financing, which offers 100 percent financing with no down payment required for eligible buyers.

This is not a minor adjustment. If you have had buyers sitting on the sidelines because they were just over the income limit before July 13th it is absolutely worth taking another look at their situation right now.

Here is the important detail to keep in mind. USDA income limits are based on the property's county and household size so the exact qualifying thresholds vary depending on where your client is buying. A buyer who did not qualify in one county may qualify in a neighboring one. And a buyer who was just over the limit before the update may now be comfortably under it.

Zero down payment. No private mortgage insurance structured like conventional PMI. Competitive rates. USDA financing is one of the most powerful tools available for buyers purchasing in eligible areas and the updated income limits just expanded who can access it.

If you have a client you are not sure about reach out and I will run the numbers to see if they qualify. No pressure and no obligation.

07/08/2026

Your mortgage payment is fixed but your total monthly payment might not be and here is the explanation most homeowners never receive until they are already surprised by the increase.

When you have a fixed-rate mortgage what is actually fixed is your principal and interest. That component is stable and will not change. But if you have an escrow account your lender is also collecting money every month for property taxes and homeowners insurance and those two items are absolutely not fixed. When your county reassesses your home and raises your property taxes or your insurance company increases your annual premium your total monthly payment goes up even though your interest rate never changed by a single point.

And sometimes the increase feels even larger than you would expect because your escrow account was short from the prior year. Your servicer is not just adjusting for the new higher amounts going forward. They are simultaneously collecting extra to make up for the shortfall from the previous year. That combination can produce a jump in your payment that feels completely unexpected and that nobody warned you about when you closed.

The important distinction is this: your lender did not change your fixed rate. The cost of owning the home around the mortgage changed. Here is what you can do about it. Review your escrow analysis statement carefully every single year so you understand exactly what is changing and why before it catches you off guard. Shop your homeowners insurance on a regular basis because premiums vary meaningfully between carriers and switching can be simpler than most people realize. And look into whether you can appeal your property tax assessment because successful appeals happen more often than most homeowners know.

Follow me for more mortgage tips that homeowners usually learn the hard way.

07/01/2026

The biggest deal killer in real estate right now might not be the interest rate. It might be homeowners insurance and most buyers never see it coming until it is already too late to do anything about it.

Buyers are finding homes they love, getting under contract, and then discovering that the insurance is either insanely expensive or not available in that area at all. And if you have a mortgage this is not something you can work around or figure out later. Your lender will require acceptable homeowners insurance before you can close. No coverage means no closing and that is a hard stop with zero exceptions regardless of how much you love the home.

Here is what I would do differently from most buyers. Start shopping for insurance the second you get serious about a property, not a week before closing when your options are severely limited and your timeline is already under pressure. Ask your agent if the seller can share their current insurance provider and premium because that single piece of information tells you a great deal about what is available and what it realistically costs for that specific property. Talk to multiple insurance brokers rather than a single company because some carriers are actively pulling back from certain geographic areas while others may still write coverage in the exact same zip code. And before you waive any contingencies make absolutely sure you know what that home will actually cost to insure every month.

A house can look completely affordable on paper. But if homeowners insurance adds hundreds of dollars to your monthly payment it can change the entire financial picture of the deal before you ever reach the closing table.

Follow me for more home buying tips that save you from expensive surprises.

06/26/2026

Three big stories collided this week and together they point to real opportunity ahead for buyers who are paying attention.

First, a new peace framework reopened the Strait of Hormuz and oil prices fell more than 5 percent in response. That matters more than most people realize for the mortgage market because energy has been the primary driver of the inflation that has been keeping rates elevated. Headline inflation just came in at 4.2 percent with energy alone up over 23 percent year over year. That one category has been doing the heavy lifting on the scary headline number.

Here is the genuinely good news buried underneath that headline. Strip energy out and core inflation rose just 0.2 percent for the month. This has been an energy story, not a runaway structural inflation story. Those are two very different situations with very different implications for where rates go from here.

The Fed held rates steady this week which was widely expected. But with energy prices now easing meaningfully, there is real room for the inflationary pressure that has been keeping mortgage rates elevated to start coming off. That is a meaningful shift in the forward-looking picture.

The buyers who win in this environment are the ones who focus on what they can actually control: their local inventory, the quality of their offer, and their timing relative to their personal life and financial situation. National headlines set the mood. Your zip code sets the deal.

Follow me for more on what the big picture means for your specific market.

06/24/2026

An adjustable-rate mortgage can save you real money upfront but it is not automatically the smart move and here is the part most buyers completely miss.

The lower payment on an ARM is usually temporary. You may get a lower rate for the first 5, 7, or 10 years but after that the rate adjusts based on market conditions. So the question you need to be asking is not whether you can afford the payment today. The question is what happens if that payment goes up significantly later and whether your financial situation can handle that movement without serious strain.

ARMs are not the same risky products that contributed to the 2008 crisis. They come with rate caps and consumer protections that did not exist back then. But they still require a clear and deliberate plan to work effectively. They make genuine sense if you know you will sell the property before the adjustment period begins, if you plan to refinance when rates improve, or if you intend to pay the loan down aggressively before the adjustment kicks in. Each of those represents a legitimate and well-considered strategy.

But if you are already stretching at the edge of what you qualify for and you are using an ARM specifically to access a payment that a fixed rate would not allow, that is where the real danger lives. You are essentially borrowing against a future rate environment you cannot control.

Before committing to an ARM ask your lender to show you three numbers: the starting payment, the maximum possible future payment, and the worst-case adjustment scenario. When you can see all three clearly you can make a genuinely informed decision rather than a hopeful one.

The ARM is not the problem. Not understanding the risk is the problem.

Follow me for more mortgage tips buyers need before they sign.

06/17/2026

If you were waiting for mortgage rates to drop, May was a frustrating reminder that rates do not move in a straight line and that trying to time the market perfectly is one of the most difficult strategies any buyer can attempt.

One hotter-than-expected inflation report can push rates higher fast and that is exactly what we saw. But that does not mean your chance has passed. It means you need a plan that works even when rates move against you rather than a strategy that depends entirely on hoping for the right moment to appear.

Here is what I tell every buyer right now. Do not shop based on the lowest rate you saw on a website two weeks ago because that number may simply no longer exist. Shop based on what you can genuinely afford today and build a cushion into your budget in case rates shift before you get under contract. Once you find the right home have a real conversation with your lender about every tool available to improve your situation. Rate locks, seller credits, temporary buydowns, and permanent buydowns can all make a meaningful difference in your monthly payment without requiring rates to fall on their own.

Waiting can be a legitimate strategy when it is grounded in something real. If prices are softening in your specific market or inventory is improving and creating better options then waiting has a logical basis. But waiting simply because you are hoping rates magically drop to a number you saw online is a strategy that has consistently backfired for buyers who have been on the sidelines since 2022 watching prices appreciate around them.

The goal is not to predict the market perfectly. It is to buy when the numbers make sense for your actual life. Follow me for more real-world mortgage advice.

Address

5559 S. Sossaman Road , Bldg 1, Ste. 101
Mesa, AZ
85212

Telephone

+14802215617

Website

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