Dan Harding - Intercap Lending

Dan Harding - Intercap Lending Hi, I'm Dan Harding. I'm a licensed mortgage loan officer in Utah. NMLS # 695635

12/05/2025

Market Update – December 2025

✅ Conventional 30-Year Fixed: 5.99% (6.086% APR)

Hope you all had a great Thanksgiving! Here’s what’s happening in the housing and rate world this week:

New Loan Limits! Conventional loan limit bumped up to $832,750 for 2026, giving buyers more room before hitting jumbo loans.

Inflation (PCE Report) came in exactly as expected:
• Monthly: +0.3%
• Year-over-year: 2.8%
Stable = good for rates.

Jobs Data was mixed this week:
• ADP shows 32K job losses
• Jobless claims came in lower than expected (possibly impacted by the holiday)
Overall, labor market is cooling gradually.

Finally, there is a Federal Reserve meeting next week. The markets are pricing an 85% chance of a 0.25% rate cut. But remember, much of this is already priced into mortgage rates today. If the Fed surprises and doesn’t cut, expect rates to bump up a bit.

11/13/2025

50 year mortgage… good idea, bad idea?

✅ Conventional 30-Year Fixed: 5.875% (5.923% APR)We got some good news on inflation this morning! September’s CPI inflat...
10/24/2025

✅ Conventional 30-Year Fixed: 5.875% (5.923% APR)

We got some good news on inflation this morning! September’s CPI inflation report came in a little lower than expected — 0.3% vs. 0.4% — showing inflation is still cooling.

That basically locks in a 0.25% rate cut from the Fed next week.

Here’s what surprises a lot of people… A Fed rate cut doesn’t automatically mean mortgage rates will drop. The bond market already priced that in, so today’s mortgage rates are already reflecting that good news.

The 10-year Treasury yield is sitting just under 4%, near the lower end of its recent range. That means mortgage rates are already close to the best we’ve seen in months.

For rates to improve further, we’ll need to keep seeing softer economic data. But once the government reopens and economic reports start coming in again, expect some volatility.

If you’ve been waiting for a Fed cut to “time the market,” this might be your window. The opportunity is already here.

Send me a quick message if you’d like me to run numbers or payment options for you. Thank you!

Hi there! Good news! Mortgage rates improved this week and we’re back to the lows of the year! Even with the government ...
10/03/2025

Hi there! Good news! Mortgage rates improved this week and we’re back to the lows of the year! Even with the government shutdown delaying some of the usual economic reports, the bond market stayed calm. That’s important because uncertainty often pushes rates higher.

The job market is cooling a bit, but the overall economy is still growing. GDP is strong, retail sales are healthy, and stocks remain near record highs. The Fed is being cautious about cutting rates too quickly, and current mortgage rates already reflect the expectation of a couple of rate cuts later this year.

So, what does this mean for you? Rates are already at their best levels of 2025. It’s hard to see them getting much better from here unless unemployment goes up more significantly. If you’ve been waiting for the Fed to lower their rates, the good news is those expectations are already baked in today’s rates.

Here’s where rates are starting today:

✅ Conventional 30-Year Fixed: 5.99% (6.069% APR)

If you see a home you like, let me run the numbers on it for you.

Have a great weekend!

Mortgage rate update! Good news, mortgage rates are at 2025 lows!This week’s inflation report came in as expected, keepi...
08/29/2025

Mortgage rate update! Good news, mortgage rates are at 2025 lows!

This week’s inflation report came in as expected, keeping rates steady to slightly better. Next week’s jobs report could be the key to seeing even more improvement.

Home values remain steady: Case-Shiller shows 1.9% appreciation year-over-year through June, and Redfin reports 2.2% growth in median home prices.

Here are today’s starting rates (with 1 point):
✅ Conventional 30-Year Fixed: 6.125% (6.206% APR)

Enjoy the long weekend! Get out into the mountains!

08/08/2025

Mortgage Rates Are Knocking on the 6% Door.

Rates have been holding steady this week — and we’re getting so close to 6.25%.

Here’s why that matters: every time we’ve hit the 6% range since 2022, housing activity has taken off. Buyers jump in, sellers list, and opportunities pop up fast. We haven’t had a long stretch at these levels yet… but if we do, things will get interesting!

Today’s Starting Rates:

✅ Conventional: 6.375% (6.451% APR)
✅ FHA: 5.875% (6.592% APR)
✅ VA: 5.875% (6.294% APR)

If rates dip just a bit more, expect the market to heat up. If you’ve been thinking about buying, now’s the time to get ready.

08/01/2025

📉 Mortgage rates just dipped. Here’s why.

July’s jobs report came in way weaker than expected — and the bond market responded with a rally, pushing mortgage rates lower today. 👇

✅ Only 73,000 new jobs were added last month
📉 Unemployment ticked up to 4.2%
🔁 Previous job reports were revised down by 250K+

What does that mean for buyers?

➡️ Lower rates today
➡️ More inventory on the market
➡️ More sellers adjusting prices
➡️ More negotiating power for you

The Federal Reserve may even consider cutting rates in the coming months if this trend continues. Nothing’s guaranteed — but this shift could open up real opportunity for buyers.

If you’ve been waiting for a better time to re-engage, this might be it. DM me and I’ll show you how today’s rates impact your buying power.

07/25/2025

Mortgage rate and market update!

📉 Rates are steady. Inventory is up. Buyers are back. 🏡

Here’s what’s happening in the housing market right now:

✅ Mortgage rates are holding steady — thanks to improving mortgage spreads
🏡 Utah inventory is up 30% year over year = more homes to choose from
🔻 Over 40% of listings nationwide have had price cuts
📈 Buyer activity is growing — 24 straight weeks of year-over-year application growth

Bottom line:
This market isn’t crashing — it’s correcting. And for buyers, that means more leverage and more opportunity.

If mortgage spreads keep improving, we could see rates drop even closer to 6%. 👀

Thinking about making a move? Let’s run the numbers.

Here’s where rates are starting today:
• ✅ Conventional 30-Year Fixed: 6.5% (6.594% APR)
• ✅ FHA 30-Year Fixed: 5.875% (6.652% APR)
• ✅ VA 30-Year Fixed: 5.99% (6.295% APR)
• ✅ Jumbo 30-Year Fixed: 6.5% (6.588% APR)
• ✅ Investment Property 30-Year Fixed: 6.875% (6.972% APR)

Have a great weekend!

YES! The FHA 203K Loan lets you roll renovation costs into your mortgage so you can buy and renovate with one loan.If yo...
07/25/2025

YES! The FHA 203K Loan lets you roll renovation costs into your mortgage so you can buy and renovate with one loan.

If you’ve found a house with potential but need extra cash to fix it up, this could be the perfect financing option for you! Let’s see if you qualify.

📩 DM me, and let’s discuss your fixer-upper goals!

07/23/2025

Builders, let’s talk about how to keep your margins strong and help more buyers move forward with confidence.

Our Build Now, Pay Later program is a 2x Close construction loan that lets buyers lock in today’s pricing, start building their home, and delay payments until construction is complete.

It works because buyers make no payments during construction, while you still receive draws as the build progresses. There is no need to reduce prices or offer steep incentives, and we take care of the financing details with the buyer upfront.

This is an ideal solution for buyers who are waiting to sell their current home or want to avoid juggling two housing payments.

We’re already seeing this help builders move inventory while maintaining profitability. Let’s connect and talk about how it could support your next project.

Too big for conventional.Too smart for red tape.FLEX Loans by Intercap Lending cover 5–9 unit properties with ease.✔ DSC...
07/21/2025

Too big for conventional.
Too smart for red tape.

FLEX Loans by Intercap Lending cover 5–9 unit properties with ease.
✔ DSCR-based
✔ No personal income docs
✔ Collateral-first lending

This is how investors scale.

Tap into your equity—without touching that low first mortgage rate.The FLEX Equity Advantage by Intercap Lending is a st...
07/18/2025

Tap into your equity—without touching that low first mortgage rate.

The FLEX Equity Advantage by Intercap Lending is a stand-alone second mortgage designed for:
✔ Self-employed borrowers
✔ Debt consolidation
✔ Access to cash

More flexibility. More control.

Address

365 S Garden Grove Lane, Suite 130
Pleasant Grove, UT
84062

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