Huss Fennell - 717 Mortgage Group

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.

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.

06/08/2026

🏡 Horry County Real Estate Market Update – June 2026

The Horry County housing market continues to shift toward a more balanced environment, creating opportunities for both buyers and sellers.

📊 Market Snapshot:
• Inventory levels remain elevated compared to last year, giving buyers more choices.
• Homes are averaging approximately 67-68 days on market, significantly longer than the frenzy we saw in previous years.
• Median home values across the county are generally ranging from the upper $280s to low $320s depending on the source and property type. Recent data shows median sale prices around $317,000, while median listing prices are hovering near $320,000.
• Buyers are gaining negotiating power, with homes selling for approximately 97% of list price on average.

🔑 What This Means for Buyers:
More inventory means more options, less competition, and greater opportunities to negotiate price, repairs, and seller concessions.

🔑 What This Means for Sellers:
Proper pricing is critical. Well-prepared homes are still selling, but today's buyers are taking more time and comparing multiple properties before making offers.

💰 Mortgage Rates:
Rates remain elevated compared to historical lows, but many buyers are choosing to move forward now rather than waiting for significant rate drops. Remember: you can refinance a rate later, but you can't go back and buy a house at yesterday's price.

If you're thinking about buying, selling, investing, or refinancing in Horry County, let's discuss your options and build a strategy that works in today's market.

Huss C. Fennell III | NMLS #1215922
717 Mortgage Group | NMLS #2424724

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.

06/03/2026

The Iran conflict may be winding down, and for buyers, sellers, and real estate professionals, that is meaningful news worth paying attention to.

Geopolitical uncertainty has been one of the primary drivers pushing mortgage spreads higher and creating the rate volatility that has made planning difficult for anyone in the market.

As that uncertainty begins to ease, it creates a more stable and predictable environment for buyers and sellers to make confident decisions.

Rates will still be influenced by broader economic conditions, including inflation and bond market movement, but removing a major source of unpredictability from the equation changes the landscape in a positive way.

For agents, this is a genuinely good moment to reassure clients who have been hesitant.

The market is steadying.

Strategic moves made now can position buyers and sellers well for the months ahead before broader awareness of this shift drives increased competition and reduces the negotiating leverage that currently exists.

Reach out and let's talk through what this means for your specific situation and how to take advantage of the current window.

05/28/2026

The buyers who said they were waiting until rates drop may not be waiting much longer, and the data is making that very clear right now.

Pending home sales just posted their third straight month of gains. Signed contracts are up over 3 percent from last year and purchase applications are running 8 percent ahead of where they were a year ago. This is not just one busy weekend or one packed open house. It is a real and measurable shift in buyer activity that is building momentum across the market.

The wait-and-see crowd is starting to turn into the active buyer crowd and that matters for everyone. Sellers who wait too long could end up listing when more inventory hits the market and more competition arrives. Buyers who wait for perfect conditions may find themselves competing with a larger group of people who had exactly the same plan.

The people who do well in this market are almost always the ones who pay attention early, get prepared, and make smart moves before everyone else figures out what is happening. If you have someone sitting on the sidelines right now, this may be exactly the right time to start the conversation.

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

05/13/2026

The rules for credit scores on mortgages just changed in a massive way, and this could genuinely be the news you have been waiting for.

On April 22nd, HUD, Fannie Mae, and Freddie Mac officially rolled out VantageScore 4.0 and FICO 10T for mortgage underwriting. This is the biggest credit scoring shakeup in 30 years and the implications for buyers who have been on the sidelines are significant. The new models now factor in on-time rent payments and 24-month credit trends rather than just a snapshot of your score on a single day. That is a genuine game changer. It rewards people who have been paying rent reliably for years and gives lenders a much fuller and more accurate picture of how you actually handle money over time.

An estimated 5 million previously rejected buyers could now qualify under these new models. If you have been told no in the past, this is the moment to circle back and get re-evaluated with fresh eyes. Even if your traditional score felt borderline, the new system may put you over the qualification line because consistent rent payments and steady payment history finally count toward your mortgage approval in a meaningful way.

Reach out and ask your loan officer to run your numbers under the new models. Follow me for more updates that can help put you in your next home.

05/12/2026

I want to share something a little different this week. Less market data, more business strategy.

There is a stat I keep thinking about. NAR surveyed nearly 50,000 agents and found that while 68% have used AI in some form, only 17% say it has made a significant positive impact on their business. That gap says everything.

The agents winning with AI right now are using it for the time-consuming tasks that eat into their day. 68% are writing listing descriptions with it. 59% are creating social media content. 53% are drafting emails and newsletters. That is an hour or more back in your day, every single day, that you can redirect toward clients and conversations that actually move the needle.

But here is where it gets really interesting. PwC just released their Emerging Trends in Real Estate 2026 report and they are calling the next phase agentic AI. These are tools that plan and act with minimal prompting and run continuous processes around the clock. Not just helping you write things but actually doing things on your behalf while you sleep. This second wave is just starting to hit residential real estate and the agents who figure it out now will have a real edge over the ones who discover it two years from now.

The agents winning with AI are not the most tech-savvy people in the room. They are the ones who treat it like a junior assistant and put it to work consistently.

Follow along for more ways to grow your real estate business.

05/11/2026

🏡 Horry County Market Update – May 11, 2026

The Horry County market continues to stay active as we move deeper into the spring buying season, but inventory growth is finally giving buyers more opportunities and leverage than we’ve seen over the past couple of years.

📈 Median home prices across Horry County remain stable around the mid-$330Ks, with certain areas like Myrtle Beach, Carolina Forest, and Murrells Inlet continuing to outperform.
🏘️ Inventory levels are rising, which means buyers are seeing more choices and fewer multiple-offer situations on average.
⏳ Homes are taking a little longer to sell compared to last year, especially if they’re overpriced or need updates.
💰 Mortgage rates are still hovering in the mid-6% range, but many buyers are adjusting to the “new normal” and moving forward before additional competition returns.

What we’re seeing locally:
✔️ New construction incentives remain strong
✔️ VA, FHA, and Conventional buyers are all active
✔️ Sellers still have equity, but pricing strategy matters more than ever
✔️ Buyers are negotiating closing costs and rate buydowns more frequently

A lot of people are still waiting for rates to drop significantly, but historically when rates improve, buyer competition usually ramps back up quickly. The buyers winning right now are the ones getting prepared early and negotiating while inventory is higher.

If you’re thinking about buying, refinancing, investment properties, second homes, or just want to game plan your options, let’s talk.

Huss C Fennell III – NMLS #1215922
717 Mortgage Group – NMLS #2424724
📍 641 Little Tony Avenue, Suite 4, Murrells Inlet, SC 29576
📞 843-957-4996 | 🏢 843-808-9077 | ☎️ 855-245-0208
📧 [email protected]

Legal Disclaimer:

717 Mortgage Group NMLS #2424724. All loans are subject to credit approval. Not all borrowers will meet the requirements necessary to qualify. Information, rates and terms are subject to change based on market conditions, borrower eligibility and without notice. Any offer is subject to verification of borrower qualifications, property evaluations, income verification and credit approval. This is not a commitment to lend or extend credit. Certain restrictions may apply, call for details and see our website for our assumptions and additional disclosures.Website: https://hussfennell.com/
For additional licensing information, please visit www.nmlsconsumeraccess.org.
717 Mortgage Group is not affiliated with or endorsed by any government agency, including HUD, FHA, or the VA.

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.

05/06/2026

⚡ CLEAR TO CLOSE IN JUST 16 DAYS! ⚡
In today’s market, speed matters. Another buyer in Horry County just went from application to Clear to Close in only 16 days! 🏡
Whether you’re buying in Myrtle Beach, Conway, Surfside Beach, or anywhere along the Grand Strand, having a responsive local mortgage team can make all the difference.
✅ Fast Pre-Approvals
✅ Competitive Mortgage Options
✅ Local Lending Expertise
✅ VA • FHA • Conventional • USDA
Thinking about buying a home in Horry County or refinancing in today’s market? Let’s talk strategy and get you moving fast.
📲 Message me today to get started!
Huss C Fennell III – NMLS #1215922
717 Mortgage Group – NMLS #2424724
📍 641 Little Tony Avenue, Suite 4, Murrells Inlet, SC 29576
📞 843-957-4996
📧 [email protected]

Legal Disclaimer:
717 Mortgage Group NMLS #2424724. All loans are subject to credit approval. Not all borrowers will meet the requirements necessary to qualify. Information, rates and terms are subject to change based on market conditions, borrower eligibility and without notice. Any offer is subject to verification of borrower qualifications, property evaluations, income verification and credit approval. This is not a commitment to lend or extend credit. Certain restrictions may apply, call for details and see our website for our assumptions and additional disclosures.
Website: https://717mortgagegroup.com/
For additional licensing information, please visit www.nmlsconsumeraccess.org.
717 Mortgage Group is not affiliated with or endorsed by any government agency, including HUD, FHA, or the VA.