Scott Kepler at Mortgage Approval Group, LLC

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United States
Tampa, FL
Scott Kepler at Mortgage Approval Group, LLC

For over 25 years, Scott Kepler has provided homeowners the best mortgage loan options for their purchase and refinance needs.

To schedule a free consultation please visit https://calendly.com/scott-kepler or call (813) 444-8537. Scott Kepler is a licensed Mortgage Loan Officer (NMLS 833792) offering home loans to Florida residents. Home Loan programs for just about any situation from First Time Home Buyers, Veterans, FHA, Conventional, Jumbo, Investment, Self Employed, Renovation, Reverse Mortgage and more. Contact our team to see how we can help you accomplish your home financing goals.

09/09/2026

Your sellers are asking about dropping the price. But there's a move that costs them the same and closes more deals.

Here's what's changing in 2026: A seller-paid 2-1 rate buydown costs about the same as a $15,000 price cut—but it saves your buyer $500+ a month in Year 1, not $95.

That's the difference between a qualified buyer and a deal that closes.

And homes marketed with rate relief are spending 30% less time on market.

So next time a seller asks about dropping the price, ask them about buying down the rate instead. The math is completely different.

Realtors, comment BUYDOWN if you want to see the comparison.

09/05/2026

Your buyer is pre-approved and ready to close. But the condo building just failed underwriting. Here's what changed in 2026 that could kill the deal.

Starting August 3, 2026, lenders now do a full financial review of every condo project. Buildings that don't meet new standards lose "warrantable status"—which means your buyer can only qualify for expensive portfolio loans requiring 20-30% down and rates 1-2% higher.

Three red flags that can now block financing:

1. HOA reserves below 15% — The building's financial cushion is too thin.

2. Insurance deductible over $50,000 — Too much risk for lenders.

3. No recent full project review — Missing documentation kills the deal.

This is not about your buyer's credit or income. This is about the building itself. A buyer can be perfectly qualified, but if the condo doesn't meet the new standards, conventional financing disappears.

If you're representing a buyer in a condo, check these three things before the offer goes in. It could save the deal.

Realtors, comment CONDO if you want a quick checklist of what to verify before your buyer makes an offer.

09/04/2026

Your TRIM notice just arrived—and you have 25 days to challenge it.

Most Florida homeowners don't realize they can appeal their property tax assessment. And most who do know about it wait too long or skip it entirely.

Here's the thing: property tax assessments are based on 100% of market value. If your home is assessed even 10% too high, you could be overpaying hundreds every year. That adds up fast.

The appeal process is straightforward. You file with your county's Value Adjustment Board. The deadline is mid-September, so if you think your assessment is off, now's the time to act.

This isn't about getting out of taxes. It's about making sure you're paying the right amount.

Comment TRIM if you want to know whether your assessment might be too high. I can point you toward the resources and next steps.

09/02/2026

The Fed is probably raising rates on September 16. If you're buying, that's not a reason to wait—it's a reason to lock in today.

Here's what's happening: The Federal Reserve is meeting mid-month, and there's a 66% probability they're raising rates. Now, if you're in the middle of a mortgage application right now, you might think that's a reason to pause. It's not. It's actually a reason to lock your rate today.

Here's why: Lenders don't wait for the Fed announcement. They start raising their offers before it happens. So if you're close to closing or ready to move forward, locking your rate protects you from that jump. You're not betting on rates going down—you're protecting yourself from rates going up. If rates do fall later, you can always refinance. But if they jump, you're locked in.

Are you in the middle of a mortgage application right now? Have you locked your rate yet? Comment LOCK if you want to know whether rate locking makes sense for your timeline.

09/01/2026

If you've been waiting for the right time to buy, September just became your best window—but not for the reason you think.

Here's what changed: homes are sitting longer on the market. Nationally, we're seeing 56 days on market now versus 25 days back in 2021. That's not a problem for buyers—it's an opportunity.

When homes sit, sellers get motivated. When sellers get motivated, they negotiate. And right now, most buyers don't even know what to ask for beyond a lower price.

You can ask for rate buydowns. You can ask for repair credits. You can ask for inspection contingencies that would have been laughed at two years ago. The key is knowing what to ask for and when to walk away if they say no.

This window won't stay open forever. Fall inventory typically dries up, and we'll be back to a tighter market. If you're thinking about making a move, now is the time to understand your leverage.

Comment NEGOTIATE and I'll send you the three things to ask for beyond just price.

08/31/2026

Most Florida buyers think summer is the best time to buy. Wrong.

September is when homes that sat all summer are now seller-motivated. Inventory is up. Concessions are back. And buyers who understand this shift can ask for things that would have been rejected in spring.

We're talking price reductions, rate buydowns, repair credits, and closing cost help. The leverage is real—but only if you know how to use it.

The catch? This window closes fast. Once fall buyers start competing again, the advantage disappears.

If you've been house hunting and feeling like you have no leverage, this is your moment. But you have to move now.

Comment SEPTEMBER if you want to know what to ask for in your next offer.

08/30/2026

You were denied for a mortgage last year. Here's what changed in 2026 that could change your answer.

For the first time, mortgage lenders now have an alternative to traditional FICO scores. VantageScore 4.0 looks at 24 months of your credit behavior—not just a single snapshot in time.

That matters because it rewards what you've actually been doing:
- Paying down balances consistently
- Making above-minimum payments
- Recovering from past setbacks

If you were told your credit score was too low, the scoring model they used may have missed your progress.

VantageScore 4.0 is available now for conventional loans. FHA and VA have separate timelines, but the point is the same: if you were denied before, it's worth taking another look.

Subject to approval and other qualifying factors.

Comment SCORE if you want to know whether VantageScore 4.0 or FICO 10T could help you qualify.

08/29/2026

Your mortgage payment just jumped $150-$300 a month, and your lender probably didn't explain why.

Here's what's actually happening: Your escrow account just got recalculated.

That's the account your lender holds money in to pay your property taxes and homeowners insurance. When taxes go up or insurance rates spike—which they have in Florida—your lender figures out what you'll owe each month and adjusts your payment.

The average homeowner is seeing increases of $100 to $300 right now. In Florida, escrow payments have jumped 70%. And most people have no idea why their "fixed" payment changed.

Here's the part most people don't know: You don't have to wait until next year to fix it.

You can request an off-cycle escrow analysis from your lender TODAY. It takes 10 minutes, and it could lower your payment immediately. Your lender will recalculate based on current tax and insurance estimates, and if the numbers have shifted, your payment could come down.

Comment ESCROW and I'll walk you through exactly how to request it.

08/28/2026

Your buyer is approved. The offer is accepted. Then underwriting pulls the HOA financials and denies the loan.

This is happening right now, and it's because of a rule change that went into effect on August 3, 2026.

Fannie Mae and Freddie Mac raised the HOA reserve requirement from 10% to 15%. If the building doesn't meet it, your buyer can't get conventional financing. That means 20-30% down and rates 1-2% higher—or the deal dies.

Here's the thing: most Realtors don't know this yet. They're writing offers without pulling HOA financials first. Then the deal stalls at underwriting.

You can save this. Pull the HOA reserve report before your buyer makes an offer. It takes 10 minutes and tells you whether the building qualifies for financing. If it doesn't, you know what you're dealing with before you negotiate.

Realtors, comment CONDO if you want a quick checklist of what to ask the HOA before your buyer makes an offer.

08/26/2026

You have more power in this deal than you think—and sellers know it.

Right now, there are 51% more sellers than buyers in the market. Homes are sitting longer. Sellers are motivated. And most buyers have no idea they can ask for more than just a lower price.

Stop negotiating on price alone. Ask for closing cost help. Ask for repairs to be done before closing. Ask for a rate buydown. Ask for a flexible closing date. The seller might say no—but they might say yes. And if you don't ask, you're leaving money on the table.

This window closes after Labor Day, so if you're thinking about buying, now is the time to move.

Comment NEGOTIATE if you want to know the three things to ask for beyond price.

Address

2918 Busch Boulevard Suite A
Tampa, FL
33614

Website

http://www.scottkepler.com/

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