The Rory Ford Team Nmls-75564 at Canopy Mortgage

The Rory Ford Team Nmls-75564 at Canopy Mortgage Branch Manager - Canopy Mortgage

We're here serving the amazing states of Alabama, Florida, Kentucky, North Carolina and Tennessee.

Please call, email, or log on any time to start our Easy Application! Branch Manager - Movement Mortgage

We're here serving the amazing states of North Carolina and Tennessee.

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.

07/21/2026

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.

03/13/2026

The trigger lead era is officially dead, and if you have ever had your phone blown up by strangers the moment you applied for a mortgage, this news is for you.

For years, the second your credit was pulled during a mortgage application, credit bureaus could legally sell your personal information to dozens of competing lenders within hours. Calls, texts, and emails from lenders you never contacted and never gave permission to reach you. That practice is now federally banned in all 50 states.

President Trump signed the Homebuyers Privacy Protection Act on September 5th, 2025, and it took effect this week on March 5th, 2026.

Your data stays private. Your phone stays quiet. And the lender you chose is the one you actually get to work with, without the noise and confusion of strangers pretending to know your file.

The home buying process is already stressful enough. You deserve to go through it with focus, trust, and peace of mind. If you are thinking about buying, now is a great time to start that conversation with someone you actually chose. Follow me for more updates on what is changing in real estate and how it affects you.

02/20/2026

The 2026 housing outlook is starting to look a lot more optimistic.

According to NAR’s latest Broker Power Hour recap, mortgage rates are expected to trend lower over time. NAR Chief Economist Lawrence Yun is forecasting about a 14% year-over-year increase in existing-home sales in 2026.

A double-digit jump like that usually signals a recovery-style year. Momentum returns. More buyers re-enter the market. The “frozen” segments start to thaw.

If you’re a buyer, that could mean more inventory and more negotiating power. If you’re a homeowner, it could finally create a path to move up or right-size.

The key is preparing now. Get your credit, income docs, and down payment strategy dialed in so you’re ready when opportunity shows up.

02/12/2026

In 2025, 60% of buyers paid below asking price — and the discounts were bigger than we’ve seen in over a decade.

That means one thing: sellers are negotiating again.

This is your chance to ask for things like seller-paid rate buydowns, closing cost credits, and pre-move-in repairs — but only if you know how to structure the offer.

If your offer isn’t worded the right way, you could leave thousands on the table or lose the home entirely.

Want to know the top 3 strategies we’re using to help clients negotiate better deals? Send me a message.

12/09/2025

Zillow is calling 2026 a year of slow but steady movement in housing.

Home prices are expected to rise about 1.2 percent and home sales could climb over 4 percent after a sluggish 2025.

We are not in a frenzy anymore, but the market is finally starting to thaw. Builders are slowing down on new construction and using more incentives to move the homes they already have.

That combination creates a sweet spot for buyers and sellers who have been sitting on the sidelines.

11/27/2025

Thanksgiving is a beautiful reminder to pause, reflect, and appreciate the blessings in our lives, big or small.

Food satisfies us for a moment, but family and friends stay with us for a lifetime.

Take a minute today to give thanks for the people and moments that made this year meaningful.

Wishing you and your family a wonderful and love-filled Thanksgiving!

11/18/2025

📢 Fannie Mae just made a big move.

Starting Nov 16, 2025, their Desktop Underwriter (DU) will no longer require a 620 minimum credit score.

That means approvals will consider your entire financial profile including income, assets, and overall loan structure, not just your score.

This could be a game changer for buyers with strong finances but lower scores.

And about that 50-year mortgage rumor? Still just talk for now.

10/30/2025

🚨 The Fed just cut rates—but that doesn’t mean mortgage rates are dropping too.

It’s a common assumption, but the truth is more nuanced.

The Fed controls short-term rates like credit cards and HELOCs.

Mortgage rates, on the other hand, move with long-term bonds—especially the 10-year Treasury and mortgage-backed securities.

So if you're house hunting or refinancing, don't wait for a Fed headline.

Watch the bond market instead—and I’ll help you time it right.

10/10/2025

The real estate landscape is shifting fast—are you keeping up?
From builders ramping up incentives to a cooling luxury market, there are key trends shaping how we serve clients right now.

New homes are becoming more appealing as builders offer rate buydowns, closing cost credits, and design upgrades. Meanwhile, luxury buyers are pulling back, and regulatory changes are creating uncertainty across credit and lending.

Now’s the time to get proactive.
Leverage builder incentives to help frustrated buyers see the opportunity in today’s market.

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1211 Hazelwood Drive
Smyrna, NC
37167

Telephone

+13364977379

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