The Schildt Team

The Schildt Team The Schildt Team at Canopy Mortgage
Area Sales Manager
NMLS: 922160

About The Schildt Team
In the ever-changing mortgage industry, The Schildt Team has the knowledge and understanding to assist you in selecting the right loan for your situation. The Schildt Team is a group of extremely experienced mortgage professionals that puts our experience to work every day to help our customers meet their goals. Branch Manager 922160
Canopy Mortgage LLC 1359687
2100 Old Hwy

17 N Suite 102
North Myrtle Beach, SC 29582
843-685-1685
www.nmlsconsumeraccess.org

Equal Housing Lender

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06/03/2026

The Fed just held rates steady for the third time this year, and this was Jerome Powell's final meeting as chair. Here is what that actually means for your mortgage right now.

When the Fed holds rates steady it typically creates a window of stability, and that stability is genuinely a buyer's friend. It gives you time to shop, plan, and get prepared without the market shifting underneath you every single week. But here is what most people miss entirely. Mortgage rates do not move in lockstep with the Fed. They follow the 10-year Treasury yield and investor expectations about what comes next. That means rates can still drift lower even when the Fed holds steady, if the bond market believes cuts are coming later this year.

A new Fed chair often brings a fresh tone to the market as well. And with no June meeting on the calendar, we have a longer runway of predictable policy than we have had in a while.

If you are shopping right now, build a cushion of 0.250% to 0.500% into your numbers until you have a signed contract. That way you stay in control no matter which direction rates move. Buyers who get prepared during quiet periods like this one consistently tend to win when the market shifts.

Follow me and I will keep you ahead of the curve.

06/02/2026

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.

05/13/2026

If you have been sitting on the sidelines waiting for the right moment to buy your first home, the data is telling a story right now that most first-time buyers have not heard yet.

The market has shifted in a way we have not seen in years. Inventory is up, homes are sitting longer, and sellers are actively making concessions to get deals done. That combination is rare and it creates an opportunity that simply did not exist two or three years ago when every listing had multiple offers before the weekend.

Here is what that opportunity actually looks like in practice. When a seller is motivated and a home has accumulated days on market, three tools become available that can fundamentally change what you pay every month and what you bring to the closing table. Seller-paid rate buydowns can permanently or temporarily reduce your interest rate, and on a $400,000 home even a one percent reduction saves hundreds of dollars every single month. Closing cost credits mean a motivated seller covers expenses you would otherwise pay out of pocket, keeping more cash in your account after you move in. And price negotiations in a market with more inventory and a slower sales pace mean sellers are far more open to coming down than they have been in years, building equity for you from day one.

Here is what makes this moment truly different. All three of those tools can be used on the same transaction. A lower price, a seller-paid rate buydown, and a closing cost credit stacked together create a deal that looks nothing like what was possible when the market was running hot.

The buyers who win right now are not lucky. They are prepared. Send me a DM and I will show you exactly what your numbers look like and how to structure an offer that takes full advantage of where this market is right now.

05/06/2026

Everyone is asking whether home prices are dropping right now, and the honest answer is more nuanced than any headline is giving you credit for.

First American's Home Price Index showed a 0.2% decline in February compared to the year before, the first year over year drop since 2012. So yes, technically prices have dipped on a national level. But here is the part that actually matters. Real estate has never been national and the gap between markets right now is wider than it has been in years.

Las Vegas, Seattle, Cincinnati, and Washington DC have all seen active listings jump more than 20% year over year. More supply, more seller competition, more downward pressure on prices. If you are buying in one of those markets the data is genuinely working in your favor right now. But San Francisco, Chicago, Miami, and Orlando? Active listings are actually lower than a year ago. Less inventory, more buyer competition, prices holding firm or continuing to climb. Same country, completely different story depending on where you are.

This is exactly why national headlines are one of the most dangerous things a homebuyer can rely on when making one of the biggest financial decisions of their life. What matters is your market, your zip code, your price range, and your property type. That is the conversation worth having before you make any assumptions about what to offer or whether now is the right time to move.

Send me a DM and I will tell you exactly what the numbers say in your specific market. And follow along because this is the kind of real talk I bring every single week.

05/05/2026

Something just changed in mortgage underwriting that every real estate agent needs to know about and every buyer who has ever been told no needs to hear.

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 update in 30 years and the implications for your buyer pool are significant.

Here is what changed. The new models now factor in on-time rent payments and 24 months of credit trends, giving lenders a much fuller and more accurate picture of a buyer's real financial habits rather than just a snapshot of their debt history. The result is that an estimated 5 million buyers who were previously turned down may now qualify for a home loan under the new guidelines.

Think about what that means for your business. Every past client who walked away disappointed. Every person who came close but could not quite get there. Every renter who has been paying on time for years but could not get credit for it in the traditional model. This update changes the conversation for all of them.

Now is the perfect time to reach back out, reconnect, and get those clients paired with a loan officer who understands these new guidelines and knows how to position their file correctly.

Follow me for more updates that help you grow your business in today's market.

05/01/2026

The buyers who feel like they finally have leverage right now are not imagining it. The data is saying the same thing and agents who understand what it means are going to have a significant edge this spring.

Redfin just reported that sellers outnumbered buyers by approximately 43% in March. That is nearly the largest gap they have tracked since 2013. By every measure buyers have more negotiating power right now than they have had in years. And here is the part that makes this moment even more interesting: purchase mortgage applications jumped 10% last week and are running 14% ahead of last year. Real buyers with real financing are showing up and they are ready to move.

So what separates the agents who are going to win this spring from the ones who are going to watch it happen? The top producers are doing two things consistently. They are coaching buyers to negotiate from a position of genuine confidence because the data supports it. And they are coaching sellers to price and present with the discipline of 2019, not the expectations of 2021, because the market will reward that approach and punish the alternative.

The agents who can communicate both sides of this story clearly to their clients are the ones who will close more business this spring than everyone else. Are you having those conversations?

04/14/2026

Redfin just dropped a report that every buyer and seller needs to see, and the numbers are more significant than most people realize.

Buyers currently have more leverage than at any point in the last 13 years. Let that sink in for a moment. There are approximately 46% more sellers than buyers in today's market, and that imbalance is doing something we have not seen in years: bringing back real concessions, closing cost credits, and genuine room to negotiate. Inventory just crossed 723,000 single-family homes, which means buyers finally have options again instead of fighting over the same three listings in their price range.

And sellers are not losing here either. More homes are being priced accurately from day one, which is producing cleaner transactions and faster closings across the board. That is a better experience for everyone involved.

Here is the piece I am most excited to share right now. The week of April 12th through April 18th is statistically the single best week of the entire year to list a home according to Realtor.com data. Buyer traffic peaks, search volume spikes, and homes listed during this window consistently sell faster and for more money than listings from any other week of the year. If you have been waiting for the right moment to list, that moment is right now.

Follow me for more real-time market updates every week.

04/13/2026

If you have been renting and quietly wondering whether buying is actually possible for you, this is worth your time.

Most first-time buyers are not stuck because they do not want it. They are stuck because nobody has ever clearly explained the steps, the real costs, or what it actually takes to qualify. That is exactly what I am breaking down in a free live online class called Renting To Owning: A Simple Roadmap For First Time Buyers.

In about an hour we will cover how to estimate what you can afford, down payment options and assistance programs, what lenders actually look at when it comes to credit, and the step by step timeline from pre-approval all the way to closing. No pressure, completely educational, and everyone who registers also gets the replay.

Register here and I will see you in the training: https://bobschildt.com/first-time-home-buyer-live-training

04/09/2026

Two things just happened in real estate that are worth paying close attention to right now.

First, Fannie Mae just approved crypto-backed mortgages for the first time ever. A new partnership between Better Home and Finance and Coinbase now allows borrowers to pledge Bitcoin or USDC as collateral for a loan that covers their down payment, and you keep ownership of your crypto the entire time. This is the first time a government-sponsored enterprise has ever backed a product like this, and the significance of that cannot be overstated.

According to a Redfin survey, about 13% of younger buyers have already had to sell their crypto just to fund a down payment. This changes that entirely.

Second, Realtor.com just identified the week of April 12th through April 18th as the single best time to list a home this year. Listings during that window historically get nearly 17% more views and sell about 17% faster than other weeks. Spring is when buyer activity peaks, more people are searching, more people are touring, and there is genuine urgency because families want to be settled before summer.

Whether you are buying, selling, or just watching the market, these two developments matter. Follow me for more data-driven updates on what is actually happening in real estate right now.

Address

2100 Old Highway 17 N, Suite 102
North Myrtle Beach, SC
29582

Telephone

+18436851685

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