Huss Fennell - 717 Mortgage Group

08/31/2026

This week's housing market update is focused on something every buyer and seller is watching: inflation and what the Federal Reserve does next.

Recent economic data continues to show that inflation remains a major factor influencing the Fed's decisions. Policymakers are balancing the goal of keeping inflation under control while supporting a healthy economy. That balancing act is producing uncertainty in the rate environment and that uncertainty is trickling down directly into buyer and seller behavior.

But here is the thing about uncertainty in real estate that most people miss.

For consumers uncertainty feels like a reason to wait. For real estate professionals uncertainty is an opportunity to become the most trusted voice in the room.

Your clients do not need someone who can predict exactly what the Fed will do next or where rates will land in six months. Nobody can do that reliably. What they need is someone who can clearly explain what is happening right now and help them understand what their actual options are in this specific environment.

That is the value you can provide that no algorithm or headline can replace.

This is a great time to reconnect with your database. Check in with past clients who may be watching the news and wondering what it means for them. Educate buyers who have been waiting for the perfect moment that may never arrive exactly as they imagined it.

The agents and lenders who consistently provide real value and help people make informed decisions will be the ones who stay top of mind when opportunities arise. And opportunities are arising right now for buyers who understand how to use the current market.

08/27/2026

Most people are watching the Federal Reserve to figure out where mortgage rates are headed. But the bigger story this week is happening in the bond market and it is worth understanding.

Mortgage rates are heavily influenced by investor demand for long-term bonds. This week investors continued watching inflation, government spending, and economic uncertainty. When bond yields move higher mortgage rates can feel upward pressure. When the bond market improves rates have room to move lower. The Fed is just one piece of a much larger picture.

So what does this mean for your clients right now?

The biggest mistake buyers can make is waiting for the perfect moment. The market is constantly changing and the perfect moment rarely arrives on the schedule buyers are waiting for. The right strategy is understanding your options, knowing what your payment looks like at current rates, and making a decision based on your personal goals and your financial readiness rather than a rate prediction.

The agents who stand out in today's market are the ones who go beyond the headline. Clients are watching the news and getting confused. The agents who can explain what the bond market actually means for housing and what buyers should actually be doing right now are the ones who build real trust and real referrals.

If you have clients asking about the bond market and what it means for their home purchase I am always happy to help you have that conversation.

08/03/2026

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.

07/30/2026

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

Can you really trust AI to shop your mortgage and guide your home purchase? The newest data has some surprising answers worth paying attention to.

A brand-new survey found that 76 percent of buyers are now comfortable letting AI shop lenders for them and 89 percent would happily share their financial details to get personalized mortgage advice. Those numbers show just how powerful these tools have become and how quickly buyer attitudes toward AI in the mortgage process have shifted.

And honestly AI does some things really well. Comparing loan options across multiple lenders quickly, organizing paperwork, running payment scenarios fast, surfacing programs a buyer might not have known to ask about. For the heavy lifting of information gathering and number crunching these tools are genuinely useful.

But here is where it gets important. The buyers who win are the ones who let AI handle that heavy lifting and then bring in a great loan officer to read between the lines, catch what a screen could miss, and fight for them when it actually counts. An algorithm cannot pick up the phone and advocate for your file when an underwriter has a question. It cannot notice that your situation qualifies for a program the standard comparison missed. It cannot bring judgment and experience to a situation that does not fit neatly into a dropdown menu.

Use both and you get the best of what is available: speed and efficiency from the technology plus a real human in your corner when the stakes are highest.

Reach out and let's talk about how to put both to work for you.

07/07/2026

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.

07/06/2026

📍 Weekly Horry County Mortgage & Real Estate Market Update

Week of July 6, 2026

🏡 Grand Strand Market Snapshot

The Horry County housing market continues to favor buyers, creating opportunities that we haven't seen in several years.

📈 Mortgage Rates

National average mortgage rates moved slightly higher this week:

30-Year Fixed: Approximately 6.54%
15-Year Fixed: Approximately 5.88%

While rates remain elevated compared to historic lows, they are still below the peaks we saw in previous years. Remember—your personal rate depends on your credit score, down payment, loan program, and overall financial profile.

🏠 Horry County Real Estate

Here is what we're seeing locally:

✅ Homes are staying on the market longer, giving buyers more time to make informed decisions.

✅ Inventory remains healthy, providing significantly more options than we've had in recent years. Median time on market reached 77 days in June, reflecting a slower pace than earlier this spring.

✅ Median home prices have softened modestly compared to last year, while the number of homes selling has increased—indicating buyers are still active when homes are priced appropriately.

💡 What This Means

For Buyers:

More homes to choose from.
Better negotiating power.
Seller-paid closing costs and concessions are becoming more common.
If rates decline later, refinancing could be an option—but today's inventory may not be available then.

For Sellers:

Pricing correctly is more important than ever.
Well-prepared, well-marketed homes continue to attract serious buyers.
Professional photography, staging, and strategic pricing can make a significant difference.

🌴 Local Outlook

Horry County continues to be one of South Carolina's fastest-growing areas, with ongoing residential development throughout Myrtle Beach, North Myrtle Beach, Conway, Carolina Forest, Surfside Beach, Murrells Inlet, and Longs. Long-term demand for housing in our market remains strong despite today's more balanced conditions.

📞 Thinking About Buying, Selling, or Refinancing?

https://hussfennell.com/

Whether you're purchasing your first home, upgrading, investing, or refinancing, having the right financing strategy can save you thousands.

Let's build a plan that fits your goals—not just today's rates.

Huss Fennell is a high caliber loan officer located in Myrtle Beach, South Carolina. Our mission is to help every person get on a path to home ownership.

06/30/2026

Something big just happened in Washington and as your loan officer I want to be the one to break it down for you before the headlines confuse the picture.

Congress just passed the 21st Century ROAD to Housing Act with strong bipartisan support. This is the most significant housing legislation in nearly two decades and it matters directly to buyers, sellers, and homeowners throughout the country.

Here is what it means in plain terms. The legislation encourages more homes to get built which addresses the inventory shortage that has been one of the most persistent challenges in the housing market for years. It opens up more mortgage options for everyday buyers expanding access to financing beyond what currently exists. And it helps level the playing field so regular families get a fairer shot against large institutional investors who have been competing for the same properties.

The bill is at the President's desk now so the full timeline and implementation details are still unfolding. I am tracking every development closely and will keep you updated as this becomes clearer.

Here is what I want you to know right now. The smartest move you can make in a moment like this is having a loan officer who turns major headlines into a real and personalized plan for your specific situation. Generic information is everywhere. A strategy built around your goals, your timeline, and your financial picture is what actually makes a difference.

That is exactly what I am here for. Reach out and let's talk through what this legislation means for you specifically.

06/25/2026

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

A new peace framework reopened the Strait of Hormuz and oil prices fell more than 5 percent. That matters directly for mortgage rates 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. That is one category doing the overwhelming majority of the work behind that alarming headline number.

Here is the good news underneath it. 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 problem. Those are two fundamentally different situations with very different implications for where rates go from here.

The Fed held rates steady this week as widely expected. 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 genuinely encouraging development for buyers who have been watching and waiting.

The buyers who win in this environment are the ones focused on what they can actually control: their local inventory, the quality of their offer, and their personal timing. National news sets the mood in any given week. Your zip code sets the actual deal.

I am Huss Fennell with 717 Mortgage Group. Follow me for more weekly updates that matter to you and reach out if you want to talk through what this means for your specific situation.

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.