Brittney Fleischman - True North Mortgage Team

Brittney Fleischman - True North Mortgage Team Brittney Fleischman, NMLS:1435464 True North Mortgage Team powered by Canopy Mortgage NMLS 1359687
Phone 903-638-3656 For informational purposes only.
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[email protected] | loansbybrittney.com
Brittney Fleischman - Mortgage originator
NMLS #1435464 - Canopy Mortgage LLC NMLS 1359687
www.nmlsconsumeraccess.org
1901 Rickety Lane
Tyler, TX 75703
Equal Housing Lender

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© 2021 Dream Home Lending | Partnered with American Pacific Mortgage Corporation (NMLS # 1850). No guarantee of accuracy is expressed or implied. Programs shown may not include all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice. This is not an offer to extend credit or a commitment to lend. All loans subject to underwriting approval. Some products may not be available in all states and restrictions may apply. Equal Housing Opportunity

08/28/2026

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.

08/12/2026

The Federal Reserve met on July 29th and as expected decided to leave interest rates unchanged. And right on cue the question I am getting from buyers is does that mean mortgage rates are coming down now?

Here is the honest answer: not necessarily. And understanding why matters for anyone trying to make a smart decision about buying or refinancing right now.

Mortgage rates are not directly controlled by the Federal Reserve. They are influenced by a combination of factors including bond market movement, inflation expectations, and the overall health of the economy. The Fed's decision to hold rates steady is one input among many and the mortgage market frequently prices in expected Fed decisions well before the meeting even happens.

That is why you can sometimes see mortgage rates move in the opposite direction of what you might expect from a Fed announcement. The market is always looking ahead.

Here is what I am seeing on the ground right now. Buyers are continuing to move forward. They are not waiting for a perfect rate environment because many of them understand that waiting for perfect can mean missing out on equity, appreciation, and the stability that comes with owning your own home.

If you or someone you know has been sitting on the sidelines waiting to time the market perfectly it may be worth having a real conversation about your options. Every situation is different. Having a clear plan based on your specific goals and financial picture is what actually helps you make the best decision for you and your family.

Reach out anytime. I am happy to walk through your situation together.

07/30/2026

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.

07/29/2026

Should you tap your home equity instead of refinancing your whole mortgage? Right now millions of homeowners are saying yes and the data shows exactly why.

The brand-new Mortgage Monitor just found that second-lien borrowing hit an 18-year high with more than half of all equity now being pulled through HELOCs and home equity loans. That is not a coincidence. That is millions of homeowners making a very smart financial decision.

Here is the thinking behind it. If you locked in a low first mortgage rate a few years ago refinancing your entire loan would mean giving that golden rate away permanently. A HELOC or a second mortgage lets you keep that low rate completely intact while still accessing the cash you need for whatever your goals are. Home improvements, debt consolidation, helping a family member, investing in another property. The equity is yours and now there is a way to use it without sacrificing the rate you worked hard to lock in.

And the timing makes this even more compelling. HELOC rates recently hit their most attractive level since 2022 making that cash easier and less expensive to reach than it has been in years. With trillions in home equity sitting available across the country this is a powerful tool that more homeowners should be exploring right now.

Reach out and let's look at what your equity could do for you without touching your existing mortgage rate.

07/22/2026

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.

07/08/2026

Let's talk about one of the smartest financial moves you can make right now: improving your credit score. A stronger score opens the door to better mortgage rates, lower monthly payments, and thousands of dollars in savings over the life of your loan. This is a game worth playing to win and the steps to do it are more straightforward than most people realize.

Here are the moves that make the biggest difference.

Keep your credit card balances low, ideally under 30 percent of your limit. And paying them down before your statement date can boost your score even faster than waiting until the due date.

Make every single payment on time because payment history is the single biggest factor in your credit score. One missed payment can do more damage than most people expect.

Keep your older accounts open because the age of your credit history matters significantly to the scoring model. Closing old accounts can actually hurt you even if you are not using them.

Check your credit report for errors and dispute anything that does not look right. Mistakes on credit reports are more common than people realize and clearing them up can create a quick and meaningful score jump.

Avoid opening new credit accounts if you are planning to buy or refinance a home soon. Each new inquiry and new account can temporarily pull your score down at exactly the wrong moment.

The best move of all is working with a lender who can pull your credit, review it with you, and build a custom plan that gets you loan ready as fast as possible.

Text me, call me, or DM me for a free credit review. Follow along for more tips that help you make smart moves with your money.

07/04/2026

One freedom I will never take for granted is the freedom of choice.

I am so grateful every single day that I have the freedom to decide what to do, where to go, and what is best for me and my kids. As needs change and as life changes that freedom to choose what works best for our family is something I genuinely do not ever want to stop appreciating.

Speaking of making the most of that freedom, I recently took my boys blueberry picking and it turned out to be one of those simple adventures that becomes a memory. They got to explore, experience something new, and discover that blueberries picked fresh are about as delicious as it gets. The look on their faces made the whole trip absolutely worth it.

I hope you have the most amazing Fourth of July weekend. Enjoy the freedom to gather with the people you love, make some memories, and appreciate the life you get to live. Happy Fourth of July and Happy Independence Day from our family to yours.

07/01/2026

Your mortgage payment is fixed but your total monthly payment might not be and here is the explanation most homeowners never get until they are already surprised by an unexpected increase showing up in their statement.

When you have a fixed rate mortgage what is actually fixed is your principal and interest. That component is locked in for the life of the loan and will never change. But if you have an escrow account your lender is also collecting money every single month for property taxes and homeowners insurance and those two things are absolutely not fixed. When your county reassesses your home and raises your property taxes or your insurance company increases your annual premium your total monthly payment goes up even though your interest rate never moved by a single point.

And sometimes the increase feels even larger than you would expect because your escrow account was short from the year before. Your servicer is not just adjusting for the new higher amounts going forward. They are simultaneously collecting extra to recover the shortfall from the previous year. Two adjustments hitting your payment at the same time when you were only expecting one.

The important thing to understand is this: your lender did not change your fixed rate. The cost of owning the home around the mortgage changed. Here is what you can do about it. Review your escrow analysis statement every single year so increases never catch you off guard. Shop your homeowners insurance regularly because pricing varies meaningfully between carriers and switching is often simpler than most people realize. And look into whether you can appeal your property tax assessment because in many areas that process is more successful than most homeowners know.

Follow me for more mortgage tips that homeowners usually learn the hard way.

06/29/2026

Something big just happened in Washington and as your loan officer I want to be the one to break it down for you before the headlines confuse the picture.

Congress just passed the 21st Century ROAD to Housing Act with strong bipartisan support. This is the most significant housing legislation in nearly two decades and it matters directly to buyers, sellers, and homeowners throughout the country.

Here is what it means in plain terms. The legislation encourages more homes to get built which addresses the inventory shortage that has been one of the most persistent challenges in the housing market for years. It opens up more mortgage options for everyday buyers expanding access to financing beyond what currently exists. And it helps level the playing field so regular families get a fairer shot against large institutional investors who have been competing for the same properties.

The bill is at the President's desk now so the full timeline and implementation details are still unfolding. I am tracking every development closely and will keep you updated as this becomes clearer.

Here is what I want you to know right now. The smartest move you can make in a moment like this is having a loan officer who turns major headlines into a real and personalized plan for your specific situation. Generic information is everywhere. A strategy built around your goals, your timeline, and your financial picture is what actually makes a difference.

That is exactly what I am here for. Reach out and let's talk through what this legislation means for you specifically.

06/22/2026

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.

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1901 Rickety Lane
Tyler, TX
75703

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