Tricia Reece

Tricia Reece Tricia Reece NMLS 1958465
Licensed in Washington, Arizona and Tennessee. My team and I are here to serve you!

Equal Housing Lender
https://canopymortgage.com/terms-of-use/ Canopy Mortgage LLC
NMLS #1359687 www.nmlsconsumeraccess.org
Corporate (801) 426-5600

05/20/2026

Big news this week as Kevin Warsh was just confirmed as the new chair of the Federal Reserve and everyone is asking the same question: what does this mean for mortgage rates?

Here is the honest answer. Warsh has historically voted in favor of reducing the federal funds rate, so having him at the helm is a positive development. But here is the truth most people miss.

The Fed actually controls short-term lending rates between banks. Mortgage rates are driven by the long-term bond market, inflation expectations, and investor sentiment. Those are completely different levers. A new Fed chair does not flip a switch and change your mortgage rate overnight.

Even with new leadership, rate decisions have to go through a 12-member committee. And with inflation currently sitting at 3.8%, the Fed will likely stay patient through Warsh's first few meetings rather than moving aggressively.

Here is the good news. Industry leaders are pointing to one word right now: stability. And stability is exactly what buyers need to confidently plan their next move. When the market is not whipping around from week to week, buyers can make informed decisions without feeling like the rug could be pulled out from under them.

If you want to know where rates are actually headed, watch the bond market. That is where the real story lives.

Follow me for more on what is actually moving the market right now.

05/11/2026

I want to share something a little different this week. Less market data, more business strategy.

There is a stat I keep thinking about. NAR surveyed nearly 50,000 agents and found that while 68% have used AI in some form, only 17% say it has made a significant positive impact on their business. That gap says everything.

The agents winning with AI right now are using it for the time-consuming tasks that eat into their day. 68% are writing listing descriptions with it. 59% are creating social media content. 53% are drafting emails and newsletters. That is an hour or more back in your day, every single day, that you can redirect toward clients and conversations that actually move the needle.

But here is where it gets really interesting. PwC just released their Emerging Trends in Real Estate 2026 report and they are calling the next phase agentic AI. These are tools that plan and act with minimal prompting and run continuous processes around the clock. Not just helping you write things but actually doing things on your behalf while you sleep. This second wave is just starting to hit residential real estate and the agents who figure it out now will have a real edge over the ones who discover it two years from now.

The agents winning with AI are not the most tech-savvy people in the room. They are the ones who treat it like a junior assistant and put it to work consistently.

Follow along for more ways to grow your real estate business.

05/10/2026

Hey everyone, it's Tricia Reece and I just wanted to send a heartfelt message as Mother's Day is right around the corner.

I have been reflecting on what I learned most from my mom. Unfortunately she passed a few years ago so I no longer have the gift and privilege of spending Mother's Day with her. For those of you who have also lost your mom, you know exactly what that feels like. It is a hole in your heart that does not go away.

But I wanted to reflect on the legacy she left behind because that legacy is very much alive.

My mom had the most beautiful gift of hospitality. She made everyone feel welcome wherever she was. If you needed a place to go, there was always a seat at her table. I loved that about her more than I can say.

She also taught me from a very young age how important it is to serve the community you live in. I have tried to honor that my entire life. It started early because of her and it is something I continue to do today. I have also passed that legacy on to my two beautiful daughters who have grown up learning to serve their community as well. I hope that honors her every single day.

What is something you learned from your mom? I would love to hear about it in the comments.

And to all the moms, stepmoms, and bonus moms out there, wishing you the happiest Mother's Day. You are so loved.
Tricia Reece with the Bright Home Loan team.

04/20/2026

The biggest story in real estate right now is not rates, inventory, or prices. It is the ceasefire, and here is why it changes everything for buyers who have been sitting on the sidelines.

When the conflict in the Middle East kicked off in late February, oil prices spiked, Treasury yields jumped, and the spring market essentially froze in place. But the two-week US and Iran ceasefire announced earlier this month has already pulled the 10-year Treasury yield back down and stabilized energy markets. That matters for one significant reason: mortgage rates follow the 10-year Treasury. When that yield comes down, your rate comes down with it.

Freddie Mac's chief economist Sam Khater is already calling this a positive development for homebuyers that could spark a stronger spring market than we saw last year. The buyers who went quiet in March are watching this closely, and a more stable backdrop tends to bring fence-sitters right back into showings fast. Add to that the fact that Bright MLS is reporting a historic rise in inventory, which means more choices and more room to negotiate the moment confidence returns.

If you paused your home search this spring, now is the time to take another look. The window is opening back up and buyers who move with the right strategy right now are going to be very well positioned.

04/08/2026

Something changed on March 18th that is going to put real money back in homeowners pockets, and almost nobody in the news is covering it.

Fannie Mae and Freddie Mac announced they will now accept actual cash value coverage on roofs instead of requiring full replacement cost insurance. Before this change, lenders required you to carry insurance that would cover the full price of replacing your roof with a brand new one. Insurance companies priced that coverage at a significant premium because a modern roof replacement is expensive. Under the new rule your roof can be insured at what it is actually worth today, and that means your monthly premium can come down in a meaningful way.

Here is the context that makes this change so significant. Homeowners insurance has climbed 46% since 2021 and the average annual premium hit nearly $3,000 by the end of 2025. That increase has squeezed household budgets across the country and pushed homeownership further out of reach for buyers who were right on the edge of qualifying. This rule directly addresses that pressure. And because approximately 70% of all mortgages in the United States are sold to Fannie Mae or Freddie Mac, this is not a change that affects a small group of people. It applies to the overwhelming majority of borrowers.
If you currently own a home, call your insurance provider this week and ask specifically about adjusting your roof coverage to actual cash value. If you are a buyer tracking affordability, this is one more piece of good news working in your favor.

Send me a DM and I will walk you through how this applies to your specific situation. And follow along because this is exactly the kind of update I share every single week.

04/07/2026

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.

04/03/2026

If you have been considering buying a home outside of a major city, USDA just made a move that could seriously speed up your path to closing.

The Department of Agriculture just launched what they are calling the Rural Housing Modernization Initiative, and it changes the process in a meaningful way. Qualified lenders can now approve and close guaranteed USDA loans on their own, which means less back and forth, fewer delays, and a faster timeline from start to finish. This brings USDA in line with how VA and FHA loans already work, and if you have ever been frustrated by longer USDA timelines, that frustration is about to become a thing of the past. USDA also launched a new online portal called My RD Loan that gives borrowers with direct loans 24/7 access to their account, payments, and loan information all in one place.

Here is the best part. Nothing changed with eligibility. Same guidelines, same protections, just a smoother experience. And USDA loans are still one of the best kept secrets in home lending: zero down payment, no PMI, and now a faster process from application to closing.

If you are buying in a rural or suburban area and want to know if you qualify, send me a DM and I will check your area for free.

03/25/2026

If you have owned your home for a long time, this is the one policy conversation happening right now in Washington that every homeowner with significant equity needs to understand before they need it.

The capital gains exclusion on home sales has not been updated since 1997. Single homeowners can currently exclude up to $250,000 in profit tax free and married couples up to $500,000. The core problem is that home values have exploded since then, and a large and continuously growing number of long term owners are sitting on equity that pushes dramatically past those limits.

Many of them genuinely and sincerely want to move but are staring at a tax bill large enough to make staying put feel like the only financially rational decision available. Lawmakers are now actively and consistently discussing raising that cap and potentially indexing it to inflation, with the explicit stated goal of encouraging more long term homeowners to list and injecting much needed supply into a market that has been constrained for years.

Is it guaranteed to change? No. But is it being discussed seriously, persistently, and loudly enough that homeowners sitting on significant equity should be paying very close attention right now? Completely and without any question yes.

If you are sitting on big equity and thinking about moving in the next one to three years, comment "CAP GAINS" and I will explain the basic rules and the biggest planning mistakes I see sellers make when they delay this conversation far too long.

03/24/2026

Spring is the season of fresh starts, and if buying a home has been on your mind, there is one powerful step you can take right now.

It all starts with knowing your numbers, and the biggest one to focus on is your credit. Credit is the foundation everything else gets built on, and here is the encouraging part: even a small positive change to your score can make a significant impact on your buying journey. Every little bit moves you forward.

If you are not sure where your credit stands or what it would take to get there, you do not have to figure it out alone. I can help you put together a simple step by step plan that gets your credit to where it needs to be.

I'm Tricia Reece and I would love to help you spring into a new home this season. Give me a call at (360) 509-1044 and let's get started.

03/24/2026

The Fed kept rates unchanged again, and while most people hear that and think nothing happened, the real story underneath is actually pretty encouraging for buyers.

This is the second consecutive meeting with no change, and the Fed is still projecting at least one rate cut later this year. The direction is still pointing toward lower rates. They just want more clarity before making their next move. But here is what most people are completely missing while everyone watches the Fed. Affordability has been quietly improving in the background. A new Zillow analysis found that a median income household can now afford a home priced around $331,000, which is over $30,000 more in buying power compared to just a year ago. That is the strongest buying power we have seen since early 2022.

Three things are driving it at the same time: mortgage rates are down from their peak, incomes are rising, and home price growth has flattened. All three are working in favor of buyers right now.

The market does not send you a notification when it is time to move. But the data is telling a clear story. Follow along for more updates on what the Fed and the housing market mean for your homebuying plans.

Address

9226 Bay Shore Drive NW, Suite 150
Silverdale, WA
98383

Telephone

+13605091044

Website

https://www.brytehomeloans.com/tricia-reece

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