Barbara Masters Mortgage Loan Officer NMLS# 487448

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Barbara Masters Mortgage Loan Officer NMLS# 487448 Mortgage Loan Officer

11/14/2026

Realtors, if your buyer's loan falls apart at appraisal, that problem lands on your desk too. Horse properties trip up standard loans for reasons nobody mentions upfront. Acreage, outbuildings, an income-producing barn, or commercial boarding can push a file outside FHA, conventional, or VA guidelines. My advice: bring a lender in before the showing and ask one question: does this specific property fit a loan program? You'll know in an hour instead of two weeks before closing. Send me the listing and I'll walk you through what financing looks like before your buyer drives up the driveway. Save this for your next equestrian listing 🐴



Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

Rates told two stories today: a little lower than a week ago, a little higher than yesterday.Mortgage bonds, the investm...
11/14/2026

Rates told two stories today: a little lower than a week ago, a little higher than yesterday.

Mortgage bonds, the investments that fund home loans, got a boost this morning from a cooler inflation report on what businesses pay for goods and services. By afternoon those gains faded and bonds ended the day flat. The 10-year Treasury yield, which mortgage rates tend to follow, rose 4 basis points to 5.14%. A basis point is a tiny slice of a percentage point.

In everyday terms, the average 30-year fixed is 7.11%, down 0.07 from last week. The 15-year fixed is 6.45%. Day over day, the conforming 30-year rose 0.12 to 7.16%, FHA is at 6.98%, VA is at 6.77%, and jumbo is at 7.24%.

Questions about your situation? Send me a message.

Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

11/13/2026

Two towns can sound like twins and still be completely different places to finance. Hobart and Maple Valley get mixed up all the time, and the town name on a listing isn't always the mailing address, or the county that controls the land. For a horse property, zoning decides whether you can keep animals, build a barn, or run a business on the place, and that shapes what a lender will look at. Before you trust any estimate, pull the parcel number and check the county record. A loan built on the wrong location is a bad loan. Save this for your next property search, and comment your listing's city and county so I can tell you what to check first. 🐴



Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

Our 30-year fixed average sat at 7.18% today, but the market behind it had a rough day.Mortgage bonds, the investments t...
11/13/2026

Our 30-year fixed average sat at 7.18% today, but the market behind it had a rough day.

Mortgage bonds, the investments that help set home loan rates, fell and closed right at their lows. When those prices drop, rates tend to rise. It happened alongside a jump in the 10-year Treasury yield, which rose 14 basis points to 5.13%. Mortgage rates tend to follow that number. Today's economic reports weren't clearly the cause, and what pushed yields higher isn't confirmed.

In everyday terms, the headline averages can lag behind what's happening in real time. A weekly survey figure often blends in earlier days, so quotes today may look higher than what you've seen in the news. Producer inflation numbers come out Friday morning, and they're one more piece of the puzzle people are watching.

Questions about your situation? Send me a message.

Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

11/12/2026

Inherited a horse property? Please don't make a money move until you've asked your lender these three questions. Barns and arenas can change how a loan is classified, so ask whether the property is treated as residential or leans more toward commercial or agricultural. Next, check for an existing mortgage and ask about the due-on-sale clause. Some family transfers after a death are protected, but not every loan qualifies, so don't assume. Last, confirm who has legal authority to sign. If the property is still in an estate or split among siblings, your lender will need that paperwork, and missing it can stall closing. Save this before your next lender call, and comment which horse property question you'd add to the list. 🐴



Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

Mortgage rates held mostly steady today, with the 30-year fixed at 7.18%, unchanged from a week ago.The bond market was ...
11/12/2026

Mortgage rates held mostly steady today, with the 30-year fixed at 7.18%, unchanged from a week ago.

The bond market was closed for Veterans Day, so there was no live trading to move things. Bonds are the investments that mortgage rates are priced from. Tuesday's hotter-than-expected inflation report and a weak government debt auction (not enough buyers at the price offered) had already pushed things the wrong way. When inflation runs hot, investors want higher returns to lend money for 30 years, and mortgage rates follow.

In everyday terms, a few programs ticked down from yesterday. The conforming 30-year is 7.04%, the FHA 30-year is 6.87%, and the VA 30-year is 6.64%. The 15-year fixed is 6.57%. With the market closed, today's numbers are more of a placeholder than a true snapshot.

Questions about your situation? Send me a message.

Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

11/11/2026

Your horse property isn't a city house with a longer driveway, so it shouldn't be financed like one. Out in the country, comparable sales can be few and far apart, so an appraisal may come in low even when the price is fair. Lenders also often value the acreage as its own piece, and not every loan program counts barns, arenas, or fencing the way you'd hope. The loan that works for a subdivision lot might not fit a farm at all. Save this before you start touring properties, and tell me your state in the comments so I can point you to the right kind of lender. 🐴



Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

Mortgage rates moved higher today after a hotter inflation report.October's inflation number (CPI) came in at 0.4%, abov...
11/11/2026

Mortgage rates moved higher today after a hotter inflation report.

October's inflation number (CPI) came in at 0.4%, above the 0.3% that was expected. When prices rise faster than planned, investors want more return to hold mortgage bonds, the investments that help set home loan rates. Bond prices fell, and rates tend to rise when that happens. A weak sale of 10-year Treasuries added pressure, and that benchmark yield now sits at 4.99%.

In everyday terms, the average 30-year fixed rate is around 7.30%, up 0.12 from yesterday. That's the biggest one-day jump in over a month, though still below the 7.6%+ levels we saw in early October. Bond markets are closed tomorrow for Veterans Day, so Thursday's open will be the next real read.

Questions about your situation? Send me a message.

Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

11/10/2026

A low price per acre doesn’t always mean a horse property is a bargain. 🐴 I look at three things: how much of the acreage is truly usable, the condition of the horse facilities, and what it may cost to make them ready. Then I compare the property with similar equestrian homes that actually sold—not just ones still listed. These numbers aren’t a formal appraisal, but they can help you spot questions to ask before making an offer. Save this for your next horse-property tour, or send it to someone looking for their own place.



Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

Rates held at 7.18% on the 30-year fixed today, unchanged from a week ago, but the afternoon got bumpy.Mortgage bonds, t...
11/10/2026

Rates held at 7.18% on the 30-year fixed today, unchanged from a week ago, but the afternoon got bumpy.

Mortgage bonds, the investments that mortgage rates are tied to, started the day stronger and then gave it back. Stocks jumped, with the Dow up 808 points and the Nasdaq up 566, so money moved out of bonds and back into stocks. When fewer people want bonds, rates tend to ease less. The 10-year Treasury yield, a benchmark mortgage rates tend to follow, closed at 4.89%.

In everyday terms, today felt more like a pause than a big move. The 15-year fixed is at 6.57%, the FHA 30-year is at 6.89%, and the VA 30-year is at 6.71%. Tuesday morning brings the latest inflation report, a number the market watches closely and one that can move rates in either direction.

Questions about your situation? Send me a message.

Barbara Masters · NMLS #487448
Empire Home Loans, Inc. · NMLS #1839243
Empire Home Loans, Inc., NMLS ID #1839243, CA DRE # 02086593, CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional licensing information. The corporate office address is 4401 Hazel Ave., Ste. 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice. Empire Home Loans, Inc. supports equal housing opportunity.

Empire Home Loans, Inc., NMLS ID #1839243, CA DRE #02086593, CA DFPI/CFL License -95315, AZ Lic: MB-1012019. Refer to www.nmlsconsumeraccess.org to see additional license information.
The Corporate office address is 4401 Hazel Ave Suite 225, Fair Oaks, CA 95628; www.empirehomeloans.com. This communication is for informational purposes only. This is not a commitment to lend. All programs are subject to change or cancellation at any time and without notice.
Empire Home Loans, Inc., supports Equal Housing Opportunity.

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Port Orchard, WA
98367

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+13606212644

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