Tim Windhorst Mortgage Team Nmls#51277

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Tim Windhorst Mortgage Team Nmls#51277 MLO NMLS #51277. HHL Group powered by Canopy Mortgage, NMLS License #1359687.

10/31/2026

We are not saying the house is haunted. We are just saying the inspector had some boundaries.

Jokes aside, a thorough home inspection is one of the most important steps in the buying process. A good inspector will go through everything and give you an honest picture of what you are walking into before you ever sign at the closing table.

If you are buying a home and have questions about what to expect from the inspection process, reach out. We are here to help you navigate every step, scary or otherwise.

10/29/2026

When you ask about the neighbors before you buy.

We will find you the right home, interesting neighbors and all. DM me when you are ready to start the search.

10/28/2026

You have already pictured it. Walking through that front door, making it yours. The only thing standing between you and that moment is a plan.

Step one is finding out what you actually qualify for. No guessing, no surprises waiting at the closing table, just a clear picture of where you stand and what it takes to get there.

A 15-minute conversation can shift your entire timeline. The people who end up in their dream homes are the ones who got prepared first.

Book your free consultation today at timwhomeloans.com/loan-consultation and let’s build your plan.

10/28/2026

Buying above $800,000? This 2026 loan limit change matters and here is why.

Every year the conforming loan limit gets adjusted. For 2026 the baseline limit for a single-family home is $832,750. That number is the line between a conventional loan and a jumbo loan.

If you are financing under that limit you are in conventional territory. That typically means more lender competition, more flexible underwriting, and often better pricing.

Once you cross into jumbo the requirements change: bigger reserve requirements, sometimes stricter credit and debt ratio standards, and fewer programs to choose from.

The buyers who benefit most from this change are the ones who were sitting just above last year's limit. They may now qualify for a conventional loan instead of a jumbo or they can put less down and still stay within conventional guidelines.

One more thing worth knowing: limits vary by county. High-cost areas have higher ceilings so the number in your specific market might be even higher than the baseline.

If you have been shopping in the $800,000 to $1 million range message me your county and I will tell you exactly where the line is for you and how it changes your options.

10/27/2026

Here is what the Spokane real estate market is actually doing right now.

Inventory has been climbing. There are roughly 3,100 active listings, up about 14% from a year ago. Homes are still moving with a median time on market around 19 days, but more than a third of listings are sitting past 60 days. That shift matters. Buyers have more choices and more room to negotiate than they have had in quite a few years. Sellers, pricing it right the first time matters more than ever because homes that sit tend to end up taking price cuts.

Every neighborhood in Spokane plays by slightly different rules, so the headline number only tells part of the story. If you want to walk through what this means for your specific situation, grab 15 minutes on the calendar. No pressure, just a conversation. https://timwhomeloans.com/loan-consultation

10/23/2026

Your buyers have never had this much negotiating power. And most of them do not realize it.

Sellers now outnumber buyers by nearly 58 percent. The largest margin ever recorded. That means price cuts, closing cost credits, and rate buydowns are all back on the table in ways they have not been in years.

Agents across the country are closing deals $40,000 to $60,000 under asking on listings that sat for 30 days. Mortgage applications just hit their lowest level since 1995 which means your buyers are not fighting bidding wars. They are negotiating with real leverage.

And here is the part nobody is talking about: September home sales rose in defiance of surging rates. The agents winning right now are not waiting for rates to drop. They are writing aggressive offers with every contingency intact.

Send me your buyers and I will run the payment scenarios that show them exactly what buying today looks like with a buydown included.

This market will not last forever. Once rates fall competition returns and all of this leverage disappears.

10/21/2026

The Fed just raised rates. Here is what it actually means for your mortgage and what most people get wrong.

Quick clarification worth understanding: the Fed does not set mortgage rates. The Fed controls the federal funds rate which is the short-term rate banks charge each other overnight. That rate affects credit cards, car loans, and HELOCs almost immediately.

Your 30-year mortgage rate is a completely different animal. It follows mortgage-backed securities and the 10-year Treasury which move based on inflation expectations, the job market, and where investors think the economy is headed.

So when the Fed hikes, mortgage rates do not automatically go up by the same amount. Sometimes they barely move. Sometimes they have already moved before the announcement because the market saw it coming and priced it in weeks earlier.

Here is what to focus on instead of the headline: your payment strategy. Seller concessions, a temporary rate buydown, the right loan program for your specific timeline. Those are the things that actually change your monthly number and they are all still on the table right now.

If you want to see what a purchase actually looks like for you in this rate environment send me a message and I will run the numbers. No pressure, just clarity.

10/16/2026

Closing costs might be about to get cheaper and this is worth paying attention to.

FHFA Director Bill Pulte is expected to announce as soon as today that Fannie Mae and Freddie Mac will only require credit reports from two bureaus instead of three. Fewer reports means lower costs for buyers and it could take effect within one to three months. This is especially good news for first-time buyers and anyone with thin credit who has been sitting on the sidelines.

Now pair that with what else is happening in the market.

Rents just posted their biggest annual jump since April 2025, up 2.7 percent to $1,932 a month, while home values barely moved. That gap is widening in favor of buying.

Yes rates jumped this week. But that is making sellers more flexible on credits, buydowns, and pricing. Buyers are adapting too with adjustable-rate mortgages climbing to 8.1 percent of applications.

The market is shifting and prepared buyers are the ones winning right now.

Send your buyers my way early and I will run the payment scenarios that keep your deals alive.

10/15/2026

If you are house hunting in Spokane here is what moved this week.

A hotter than expected inflation report pushed the 10-year Treasury above 5 percent and mortgage rates followed. Most national averages now have the 30-year fixed somewhere around 7.3 to 7.5 percent.

What does that mean here locally? Spokane’s typical home value sits right around $400,000. On a loan that size every quarter point in rate is roughly $60 a month. Not nothing but not a deal breaker either.

Here is the part most people miss. When rates jump some buyers step back. That means less competition, more time on homes, and sellers who are more open to credits or a rate buydown. So do not just watch the rate. Watch the leverage.

Want to see what today’s numbers look like for your specific situation? Grab 15 minutes on my calendar. No pressure, just a conversation.

𝗕𝗼𝗼𝗸 𝗵𝗲𝗿𝗲: https://timwhomeloans.com/loan-consultation

10/14/2026

One of the biggest fears I hear from buyers right now: what happens if I buy a home and prices drop after I purchase?

It is a fair question and it deserves an honest answer.

The truth is buying a home has never been about perfectly timing the market. Even experienced investors with decades of data and sophisticated tools cannot consistently predict the exact top or bottom of any market. Trying to time a purchase to avoid a potential short-term dip is a strategy that has kept more people out of homeownership than it has protected.

The bigger and more important question is whether the home makes sense for your long-term goals.

Historically homeowners who focus on building equity over time have been rewarded. Real estate is a long-term asset. The buyers who bought in markets that later dipped and held on came out ahead in the overwhelming majority of cases. The ones who waited for the perfect entry point often watched prices recover and move higher while they were still waiting.

Instead of trying to predict what happens next month or next year focus on the things you can actually control. Is this the right home for your life right now? Is it in the right location for your needs? Does the payment work comfortably within your budget?

Those are the questions that lead to good long-term outcomes. Not market timing.

Reach out and let's look at the real numbers for your situation.

Address

1227 North Argonne Road Ste B
Spokane, WA
99212

Opening Hours

Monday 8am - 5pm
Tuesday 8am - 5pm
Wednesday 8am - 5pm
Thursday 8am - 5pm
Friday 8am - 5pm

Telephone

+15095993095

Website

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