The Schildt Team

The Schildt Team The Schildt Team at Canopy Mortgage
Branch 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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08/18/2026

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 to me at 843-685-1685 and let's take a fresh look at where things stand.

07/31/2026

Hi, I am Bob from the Schildt Team at Canopy Mortgage. And if you are renting right now but keep wondering whether you can actually afford to buy a home, this is for you.

Because for most first-time buyers it is not lack of motivation holding them back. It is the uncertainty. You might be thinking I do not make enough. My credit is not good enough. I have some savings but no idea how much I actually need. Or you just want straight answers without getting sold to.

That is exactly why I am hosting a free no-pressure live online class called Renting to Owning: A Simple Roadmap for First-Time Home Buyers.

Here is what we will cover together. How much home you may actually be able to afford and a simple way to estimate your price range before you ever talk to a seller. The truth about down payment options including low down payment gifts and how assistance programs can work for your situation. How your credit affects your options, what lenders actually look at, and simple steps to get mortgage ready. The real cost of buying including down payment, closing costs, inspection, appraisal, and what can actually be negotiated. A rent versus own comparison in today's market so you can decide whether buying genuinely makes sense for you right now. And a step-by-step buying timeline from pre-approval to closing day.

A few quick things people always ask. Do you have to turn your camera on or talk? No. Can you listen quietly and submit questions in the chat? Yes. Will this be recorded? Yes. If you register we will send you the replay so you can rewatch or share it whenever you want. Is this only for people with perfect credit? Not at all. A lot of attendees are just getting started and that is exactly what this class is designed for.

And most importantly we will not pressure you to apply or buy a home. The goal is education so you can make the decision that is right for you, your timeline, and your family.

Spots are limited. Click Save My Seat to get registered. I am looking forward to seeing you there.

Save My Seat: https://bobschildt.com/renting-to-owning-a-simple-roadmap-for-first-time-buyers

07/31/2026

Should you buy now or keep waiting for rates to come down? Here is the question that actually matters.

After the Fed's June meeting rates ticked up and the signal from the Fed is clear: higher for longer. So instead of trying to guess where rates are headed next, focus on something you can actually control: your negotiating power.

Here is the good news. Cooler competition in today's market means buyers often have real leverage that simply was not on the table a couple of years ago. Price reductions, closing cost credits, and rate buydowns are all being negotiated right now by prepared buyers who know how to use the current environment to their advantage.

The strategy is straightforward. Lock in the right home and a strong deal now. Refinance the rate later when the market shifts in your favor. You capture the asset at today's price with today's seller concessions and you get the rate improvement when it comes.

Trying to time the perfect rate and the perfect price simultaneously is a strategy that rarely works. Controlling what you can control right now is the move that consistently produces results.

Reach out and let's talk through what your negotiating power actually looks like in today's market.

07/29/2026

How will the new credit scoring model change whether you qualify for a mortgage? Here is the good news and there is a lot of it.

As of this spring lenders can now use newer models like VantageScore 4.0 and for a lot of buyers this is a genuine game changer. The old system judged your credit on a single snapshot in time. One moment, one picture, one number. But the new models look at a full 24 months of credit history which means they actually reward you for trending in the right direction. Steadily paying down a balance over time? That positive behavior now shows up in your favor in ways the old model never captured.

Even better these new models can count things the old scoring system ignored completely. On-time rent payments. On-time utility payments. For buyers who have been responsible with their financial obligations for years but lacked the traditional credit profile to show for it, this is a meaningful shift.

Estimates suggest this change could help around 5 million more people qualify for a mortgage, with first-time buyers and anyone with a thin credit file among those who benefit most. If you have been told your credit is not quite there yet this new landscape is worth revisiting with fresh eyes.

One smart and immediate move: ask your lender which scoring model they are currently using because the rollout is still expanding and not every lender has made the switch yet.

Reach out and let's take a look at what this could mean for your specific situation.

07/28/2026

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.

07/24/2026

Higher mortgage rates have slowed some activity in the housing market. But that does not mean opportunity has disappeared. Not even close.

A slower market creates conditions that simply did not exist during peak competition. Less competition from other buyers means your offer is not going up against five others the same day. More time to make decisions means you are not pressured into waiving inspections or making choices you will regret. And greater flexibility when negotiating with sellers means terms, credits, and concessions that were off the table entirely twelve months ago are now genuinely available.

The key is focusing on what is actually happening in your local market rather than reacting to national headlines that may have nothing to do with the specific neighborhood or price range you are targeting.

On the lifestyle side there is an important trend worth knowing about. A recent National Association of Realtors survey found that 89 percent of people value sidewalks and places to walk and 63 percent said they would pay more to live near parks, shops, and restaurants. For agents that means highlighting the lifestyle around a property can be just as powerful as promoting the home itself. The walkability and community context of a listing is increasingly a deciding factor for buyers.

If you have buyers who want to review their options in today's market send me a message. The opportunity is there for the buyers who are paying attention and prepared to act.

07/19/2026

What an awesome view.

07/08/2026

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.

07/03/2026

Happy Fourth of July! Wishing you a day filled with celebration, laughter, and time spent with family and friends. May your Independence Day be safe, joyful, and full of gratitude for the freedoms we share. Enjoy the fireworks, good food, and all the moments that make this holiday special. Happy Independence Day!

07/01/2026

A price cut does not automatically mean the seller is desperate. But it does mean buyers have more room to negotiate than they did a year or two ago and knowing how to use that room intelligently is what separates smart buyers from the ones who lose deals they could have won.

Here is the mistake I see buyers making consistently right now. They hear that sellers are reducing prices across the market and assume that every single listing can be lowballed aggressively. That is simply not how it works. A home that was overpriced by $50,000 and just had a price cut may still not be a steal at the new number. It may still be significantly above what comparable sales support. And a home that is priced correctly in a strong neighborhood may still attract multiple offers regardless of what is happening in the broader market.

So before you throw out a low offer look carefully at three specific things. How long has the home been sitting on the market compared to what is typical in that area? How is it priced compared to recent actual sales of similar homes nearby? And has the seller already reduced the price once or multiple times? If the home has been sitting with no offers and the seller has already made cuts that combination is where your leverage genuinely lives.

But here is what most buyers miss entirely. The best offer is not always the lowest number. Sometimes it is the cleanest terms. Strong financing, a flexible closing timeline, and minimal contingency friction can make a well-structured offer more attractive than a lower one from a less prepared buyer every single time.

Follow me for more smart home buying strategies.

Address

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

Telephone

+18436851685

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