Tracy Windhorst - Loan Officer NMLS#487563

Tracy Windhorst - Loan Officer NMLS#487563 Branch Manager at HHL Group a Div. of Canopy Mortgage NMLS # 1359687 Equal Housing Lender

08/25/2026

Most people are watching the Federal Reserve to figure out where mortgage rates are headed. But the bigger story this week is happening in the bond market and it is worth understanding.

Mortgage rates are heavily influenced by investor demand for long-term bonds. This week investors continued watching inflation, government spending, and economic uncertainty. When bond yields move higher mortgage rates can feel upward pressure. When the bond market improves rates have room to move lower. The Fed is just one piece of a much larger picture.

So what does this mean for your clients right now?

The biggest mistake buyers can make is waiting for the perfect moment. The market is constantly changing and the perfect moment rarely arrives on the schedule buyers are waiting for. The right strategy is understanding your options, knowing what your payment looks like at current rates, and making a decision based on your personal goals and your financial readiness rather than a rate prediction.

The agents who stand out in today's market are the ones who go beyond the headline. Clients are watching the news and getting confused. The agents who can explain what the bond market actually means for housing and what buyers should actually be doing right now are the ones who build real trust and real referrals.

If you have clients asking about the bond market and what it means for their home purchase I am always happy to help you have that conversation.

08/17/2026

There is a lot of good news for home buyers right now and most people have absolutely no idea.

Let me break it down.

First, both consumer and wholesale inflation cooled this week. That takes pressure off the bond market and helps create a more favorable environment for mortgage rates over time. Not a guarantee of where rates go next but a genuinely constructive signal.

Second, buyers have more negotiating power than they realize right now. More homes on the market means sellers are reducing prices and buyers have real opportunities to negotiate closing cost assistance or temporary rate buydowns that change the payment picture significantly.

But here is the one nobody is talking about and it just happened.

Freddie Mac just expanded its asset depletion guidelines and as a loan officer I can use these updates immediately.

Here is what that means for you. If you have money sitting in savings, investments, or other eligible accounts I can now turn those assets into qualifying income using a more generous calculation. No age requirements. No depository account restrictions. No loan-to-value limitations.

This is a significant change. If you were previously told you did not qualify because your income on paper was not enough but you have substantial assets, your situation may look completely different under these updated guidelines.

If you stepped away from the market or thought you could not qualify this is exactly the right time to reconnect. Your numbers today could look completely different than they did just six months ago.

Reach out and let's run some updated numbers together. And follow me for more real-time updates that actually help you buy a home.

08/11/2026

Thinking about making a move but feeling unsure about the headlines? Here is the good news you actually need to hear about today's housing market.

First, if you already own a home your equity is stronger than ever. Home values have recently risen in 80 percent of US markets. Your investment is safe and it is growing. The wealth you have been building through homeownership is real and it is at or near record levels for most homeowners.

Second, if you are looking to buy the news is genuinely encouraging. Inventory is finally expanding. More homes on the market means more choices for you, fewer bidding wars, and a real opportunity to negotiate better terms than buyers have had in years. The frenzy of the past few years has calmed down and the market has become one that rewards prepared buyers rather than just the fastest ones.

And finally the market is predictable again. Experts broadly agree that a crash is not on the horizon. The structural conditions that support home values, strong equity positions, low foreclosure rates, and persistent housing demand, remain intact.

Whether you want to cash in on your record-high equity or find your dream home with less competition than you have seen in years, I can help you navigate it.

Send me a message today and let's talk about your goals.

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.

07/30/2026

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.

07/04/2026

As we prepare to celebrate the Fourth of July I have been reflecting on how genuinely grateful I am for the freedoms we enjoy as Americans.

I cherish the freedom to pursue my dreams, to build a career doing work I love, and to help families achieve homeownership and create real wealth for future generations. That opportunity is not something I take for granted. I appreciate the freedom to speak openly, to worship as I choose, and to live in a country where hard work and determination can still make a meaningful difference in a person's life and the lives of those around them.

Most of all I am thankful for the men and women, past and present, whose sacrifices have protected those freedoms and made this nation what it is today. Their service and dedication is the foundation everything else is built upon and it deserves to be honored with more than just words.

As we gather with family and friends this Independence Day I hope we all take a moment to celebrate not only our country's history but the daily blessings and opportunities we share that so many around the world do not have access to.

Happy Fourth of July and God bless America.

07/02/2026

You may start seeing some noisy headlines about a new housing law, so let me cut through them for you right now.

The 21st Century ROAD to Housing Act passed Congress with strong support from both parties. It is one of the most significant housing packages in decades and it is built to do three things: get more homes constructed to address the inventory shortage that has been squeezing buyers for years, widen mortgage options for regular buyers who have been underserved by existing programs, and rein in the large institutional investors who have been crowding everyday families out of the market.

Here is the honest status right now. It cleared the House and Senate but the signing has not happened yet and the timeline got a little bumpy this week. It is not law quite yet. So if you are seeing dramatic headlines in either direction about what this means for you right now, take them with some patience.

That is exactly why having someone in your corner matters. I am tracking every step of this so you do not have to. The moment this legislation affects what you can buy or what you can borrow you will hear it from me first with a clear and personal plan for your specific situation.

Want to get a head start while the details settle? Reach out and let's talk.

06/23/2026

Three big stories collided this week and together they point to real opportunity ahead for buyers who are paying attention.

First, a new peace framework reopened the Strait of Hormuz and oil prices fell more than 5 percent in response. That matters more than most people realize for the mortgage market because energy has been the primary driver of the inflation that has been keeping rates elevated. Headline inflation just came in at 4.2 percent with energy alone up over 23 percent year over year. That one category has been doing the heavy lifting on the scary headline number.

Here is the genuinely good news buried underneath that headline. Strip energy out and core inflation rose just 0.2 percent for the month. This has been an energy story, not a runaway structural inflation story. Those are two very different situations with very different implications for where rates go from here.

The Fed held rates steady this week which was widely expected. But with energy prices now easing meaningfully, there is real room for the inflationary pressure that has been keeping mortgage rates elevated to start coming off. That is a meaningful shift in the forward-looking picture.

The buyers who win in this environment are the ones who focus on what they can actually control: their local inventory, the quality of their offer, and their timing relative to their personal life and financial situation. National headlines set the mood. Your zip code sets the deal.

Follow me for more on what the big picture means for your specific market.

Address

1227 N Argonne Road, Suite B
Spokane Valley, WA
99212

Telephone

+15092524000

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