Candace Clark / Canopy Mortgage NMLS 153212

09/02/2026

Here is some good news for buyers who have been sitting on the sidelines waiting for conditions to shift in their favor.

We are finally seeing more homes hit the market. That means you have more options than you have had in years. Not a little more. Meaningfully more in many areas across the country.

And here is what happens when inventory grows. Sellers start to feel it. They become more motivated. More flexible. More willing to do things that were simply not on the table when they had ten offers in the first weekend.

More sellers are reducing prices. More are offering to cover closing costs. More are willing to negotiate on repairs. And more are open to funding rate buydowns that can significantly lower your monthly payment in the first years of ownership. These are tools that experienced buyers and their agents know how to use and that can translate to thousands of dollars back in your pocket.

Now to be clear this does not mean it is suddenly a buyer's market everywhere. Some properties in some areas are still moving quickly with competition. But as a general trend buyers have more leverage today than they have had in a very long time.

If you have been sitting on the sidelines because you felt like you could not compete, because you kept losing out, because the market felt impossible, now may be the perfect time to take another look. The market is starting to create opportunities again.

Reach out and let's talk about what this means for your specific situation and your timeline. 360-301-9740

08/26/2026

If you have been watching mortgage rates over the last couple of weeks you are probably wondering why they started climbing again after finally coming down. Here is what is driving it and what it means for you.

The biggest reason is uncertainty in the global economy. Rising tensions in the Middle East have pushed oil prices higher. When oil prices rise it creates inflationary pressure across the broader economy. And when inflation becomes a concern investors demand higher returns on bonds which pushes mortgage rates up with them.

It is the same chain reaction we have talked about before. Geopolitics driving oil. Oil driving inflation concerns. Inflation concerns driving rates.

So if you got a payment estimate earlier this month there is a good chance that number has already changed. Not dramatically in most cases but enough that it is worth getting an updated picture before you make any decisions based on older information.

Here is the important thing to remember though. Rates move every single day. Sometimes multiple times a day. One headline does not mean you have missed your window. One week of rising rates does not erase the opportunity. Markets are fluid and conditions can shift in either direction quickly.

If you are thinking about buying a home or refinancing the best move is always to get updated numbers rather than rely on what you heard or saw last week. A quick conversation can tell you exactly where things stand right now and what your actual payment would look like.

Reach out anytime and let's get you current numbers to work with.

08/22/2026

08/21/2026

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 and let's take a fresh look at where things stand.

07/31/2026

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.

07/17/2026

You may have seen some headlines recently about the new federal housing bill called the 21st Century ROAD to Housing Act. Let me give you the simple, clear picture of what it actually means and why it matters for buyers, sellers, and investors right now.

The big picture is straightforward. This bill is focused on helping create more housing supply over time. It does that through several specific mechanisms. Speeding up certain construction reviews to reduce the time and cost it takes to get new homes built. Encouraging more housing options like townhomes and duplexes that can add meaningful inventory in areas where single family homes alone cannot keep up with demand. Limiting how many single-family homes the largest institutional investors can purchase, which helps level the playing field for everyday buyers competing against large corporate buyers. And reducing some of the costs tied to manufactured homes, which expands affordable homeownership options for more families.

Now this does not mean home prices are going to change overnight. Housing supply takes time to develop and the effects of this legislation will be gradual rather than immediate. But what it does show is that affordability and inventory challenges are being taken seriously at the federal level. That is meaningful.

For buyers, sellers, and investors this is a good reminder that the market is still moving and evolving. The people who are prepared, educated, and working with the right team are going to be in the best position to take advantage of what comes next regardless of how the market shifts.

Reach out if you have questions about how this affects your specific situation.

07/13/2026

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.

07/12/2026

PLEASE READ!!! Especially if you have VERIZON!

It has come to my attention that the Google Messages update the beginning of this month has caused mass issues with VERIZON. I have not been receiving my messages left on my voicemail and my personal greeting is not working most of the time either. If your client called me and left a message and I did not respond, this is why. I didnt get the message!!!

Ive been on with VERIZON for two days! Please text or email me until Verizon can figure this out! And check that your personal greeting works when the phone rings through (not when you send the call to voicemail) and that your messages are coming through!!!

I will update this when resolved but please know that I would never not call you or your clients back.... 😡😡😡

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360-301-9740