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Tim Rhey Team

Tim Rhey, True Rate Mortgage Group, Powered by Altamont Funding, an Equal Housing Lender. Xpert Home Lending, Inc.

https://www.true-rate.com/

IMPORTANT: True Rate Mortgage Group, LLC is a division of Xpert Home Lending, Inc. (XHL) is not a law firm, tax, or financial planning organization. XHL does not provide legal, tax, or financial planning advice. NMLS Consumer Access: https://mortgage.nationwidelicensingsystem.org/about/Pages/NMLSConsumerAccess.aspx

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04/11/2026

Your vote didn’t change your mortgage rate. 🗳️📉
For months we heard “wait until after the election.” Rates will drop if one side wins. Rates will spike if the other side wins.
So I pulled up the chart.
A normal week of gas prices and jobs news moved mortgage rates about 3x more than election night. The bond market barely blinked.
Here’s what actually moves rates:
🛒 Grocery prices
⛽ Gas prices
💼 Jobs
And here’s what moves YOUR rate:
✅ Your credit score
✅ Your down payment
✅ Getting more than one quote
You can’t control the market. You can control those three.
📲 Text “LETSGO” and I’ll show you your real number. No jargon, I promise.
💬 Did you hold off on buying because of the election? Tell me below.
🔁 Send this to the friend who’s still “waiting for rates to drop.”
Tim Rhey NMLS #883312 | Altamont Funding, Inc. NMLS #2603233 | Equal Housing Opportunity
coloradorealestate truerate

31/10/2026

🎃 YOUR LENDER SAID NO. BUT IS THAT ACTUALLY THE RULE? 🏠

Here’s something most homebuyers don’t know. And honestly, some mortgage professionals could use a refresher.

Not every lender plays by the exact same rules.

I recently had a conversation with a buyer who was absolutely convinced he needed to put more money down to waive his property tax and insurance escrows.

“I’ve bought two houses. I know how this works. My lender told me.”

Fair enough.

But here’s what he didn’t know. 👇

There’s a BIG difference between a mortgage guideline and a lender overlay.

✅ GUIDELINES: The baseline mortgage requirements established by agencies and programs like Fannie Mae, Freddie Mac, FHA, and VA.

🚩 OVERLAYS: Additional restrictions a lender chooses to impose beyond those requirements.

In plain English?

Just because one lender says NO doesn’t mean every lender has to.

That extra down payment? It might be that lender’s requirement, not a universal mortgage rule.

Of course, escrow waivers still depend on your loan program, lender, and applicable laws.

But before you accept “that’s just how mortgages work,” ask this:

“Is that an actual guideline, or is that YOUR lender’s overlay?”

One question. Potentially very different options.

🎃 Happy Halloween! Apparently, the scariest thing in mortgage lending isn’t the interest rate. It’s being confidently incorrect.

📌 SAVE THIS before your next mortgage conversation.

📤 SHARE THIS with someone buying a home. They might not know they have options.

💬 Have you ever had two lenders tell you completely different things? I’d love to hear about it.

31/10/2026

🏠 IS THE HOUSING MARKET CRASHING IN 2026? 📉

Everybody’s talking about the next housing crash.

“It’s coming!”
“It’s already here!”
“Just wait until prices collapse!”

Okay… but do we actually know what a housing crash is? 🤔

Here’s what the numbers tell us.

📉 2008 Housing Crisis: U.S. home prices eventually dropped roughly 27% from their peak.

📈 2026 Housing Market: National median home prices were still UP 1.3% year over year in September.

So what’s happening?

✔️ Homes are taking longer to sell.
✔️ Sellers are reducing prices.
✔️ Buyers have more negotiating power.
✔️ Some local markets are struggling.

But here’s the difference…

A slowdown isn’t a correction. And a correction isn’t necessarily a crash.

Just because your neighbor’s house hasn’t sold in two weeks doesn’t mean the entire housing market is collapsing. 😂

And here’s what REALLY matters.

You don’t buy a house in the national housing market. You buy one in YOUR neighborhood.

National headlines are interesting. Local numbers are what matter when you’re buying or selling.

💬 I’m curious: Do you think we’re headed for another housing crash, or is this simply the market getting back to normal?

👇 Let’s hear it.

30/10/2026

“Where are mortgage rates headed?”

Nobody knows.

“Okay, but what do YOU think?”

So I got a chalkboard. That seems to help.

My optimistic scenario: the national 30-year mortgage average around 6.25% by June 2027—if war tensions ease, oil prices fall and inflation fears cool.

Those are assumptions. This is a scenario, not a tested forecast or a rate quote.

The useful part: you don’t need to predict the market to make a good decision.

Buying? Make sure the payment works today.
Refinancing? Know what rate saves you money AFTER closing costs.

DM “RATE” and let’s run your numbers.

Save this reel. We’ll check mine in June.

What’s your guess: higher or lower than 6.25%? 👇

30/10/2026

🏡 9 DAYS vs. 68 DAYS. SAME DENVER HOUSING MARKET. 😳

This is something EVERY homeowner thinking about selling needs to hear.

According to the Colorado Association of REALTORS, homes that sold in September without a price reduction spent a median of just 9 days on the market.

Homes that needed a price cut? 68 DAYS.

That’s a 59-day difference. 🤯

Here’s what sellers don’t always realize…

Your biggest competition isn’t the house down the street. It’s the price you put on yours.

When a home sits too long, buyers start wondering:

Is something wrong with it?
Is it overpriced?
Should I wait for another reduction?

And suddenly, that exciting NEW listing isn’t so new anymore.

Now, price reductions aren’t always bad, and this study doesn’t prove they caused homes to take longer to sell.

But it highlights something I’ve been saying for years:

🎯 You only get ONE chance to be a NEW listing.

Price it right. Create interest. Give buyers a reason to act.

👇 REALTORS: What’s harder — convincing a seller to price it right on day one, or convincing them to reduce it 60 days later?

🔁 Share this with a realtor or homeowner who needs to see these numbers.

📊 Source: Colorado Association of REALTORS | September 2026 Denver Metro Market Analysis

29/10/2026

🏡 YOUR HOME ISN’T WORTH THAT. 😬

That’s a conversation most real estate agents dread having with a seller.

And I get it. That’s their home. Their memories. Their investment.

But here’s the uncomfortable truth…

Your home is only worth what a buyer is willing to pay for it. Not what you think it should be worth.

And in Colorado’s housing market right now, getting that listing price right from day one is more important than ever.

Here’s something I wish more agents would use: AVM reports (Automated Valuation Models).

They’re not appraisals. They’re another independent data point that can help support your pricing strategy alongside comparable sales and market analysis.

I run these for realtors all the time because sometimes having another set of numbers makes a difficult conversation a whole lot easier.

And sometimes those numbers surprise everyone.

📩 Colorado Realtors: Want another perspective on your next listing? DM me “AVM” and I’ll see what the data says.

Now I’m curious…

👇 Realtors, what’s the hardest part of telling a seller their home is overpriced?

28/10/2026

🚨 THE FED HELD RATES STEADY. THE BOND MARKET GAVE THEM THE MIDDLE FINGER. 📈

October 28, 2026. What a day for mortgage rates.

You’d think the Federal Reserve holding interest rates steady would calm the markets.

NOPE.

The 10-year Treasury yield shot higher following the announcement. And that’s a big deal for anyone buying a home or thinking about refinancing.

Here’s what’s making investors nervous:

⛽ War in the Middle East and rising oil supply concerns.

📈 Inflation fears that just won’t go away.

💰 Massive government borrowing and uncertainty about where the economy is headed.

When investors demand higher returns to buy government bonds, Treasury yields rise.

And when Treasury yields rise, mortgage rates often feel the pressure.

Here’s what most people don’t understand:

The Fed doesn’t set your 30-year mortgage rate.

The bond market has a HUGE say in where mortgage rates go.

And today was a reminder of just how quickly things can change.

🏡 Buying a home? Refinancing? Don’t make decisions based on Fed headlines alone.

👇 Do you think mortgage rates are coming down anytime soon, or is the bond market telling us something bigger?

Save this if you’re watching mortgage rates, and share it with someone waiting for the Fed to lower their mortgage payment.

28/10/2026

🏡 REALTORS: Your listing deserves more than a price tag.

You spend time getting the photos right, the staging right, and the marketing right.

But are you showing buyers what the monthly payment could look like?

That’s where I can help.

At True Rate, I’m creating custom, co-branded financing sheets for real estate agents who want to give buyers more than just a listing price.

We can show different financing possibilities, including:

✅ Temporary rate buydowns
✅ Permanent rate buydowns
✅ Potential seller concessions and lender incentives

All presented in a clean, professional format featuring YOUR listing, YOUR branding, and YOUR contact information.

Because sometimes the difference between a buyer scrolling past your listing and asking for a showing is simply understanding what’s possible.

Have a listing you’d like to showcase differently?

📩 DM me “LISTING” and let’s build one together.

Tim Rhey | True Rate Mortgage Group
NMLS #883312 | Altamont Funding, Inc. NMLS #2603333 | Equal Housing Lender

Financing options are illustrative and subject to borrower qualifications, available pricing, program guidelines, and lender approval. Seller and lender contributions, if available, must be separately approved. Co-marketing is not conditioned on referrals.

26/10/2026

🏡 YOUR MORTGAGE INSURANCE COULD LAST 30 YEARS. 😳

And the crazy part? A lot of homeowners don’t even realize it.

Here’s something I wish every homebuyer understood BEFORE signing their mortgage.

PMI and MIP are NOT the same thing.

🔴 PMI — Conventional Loans

Typically required with less than 20% down. The good news? It can generally be removed once you meet certain equity and loan requirements.

🔴 MIP — FHA Loans

Here’s where it gets interesting.

With an FHA loan, your annual mortgage insurance can last 11 years or the ENTIRE loan term, depending on your original down payment.

And just because your home goes up in value doesn’t mean your FHA mortgage insurance disappears.

💰 That difference could mean thousands of dollars over the life of your loan.

Now, don’t misunderstand me. FHA loans can be fantastic for the right buyer. It’s not about one loan being better than the other.

It’s about knowing what you’re signing up for.

🎬 PART 2: Mortgage Insurance Explained.

📌 Save this before buying your next home.

🏡 Send it to someone who’s shopping for a mortgage. They might thank you later.

I’m Tim with True Rate Mortgage. I make mortgages make sense.

25/10/2026

🏠 You’re paying for TWO different types of insurance on your mortgage. But here’s what most homeowners don’t realize…

Only ONE of them actually protects your home.

Homeowners insurance (hazard insurance) protects your home from covered damage.

Mortgage insurance (PMI or MIP)? That protects the LENDER if you default on your loan.

And here’s the crazy part… YOU could be paying for BOTH. 🤯

So why are you paying for insurance that protects the bank?

There’s actually a reason. And understanding it could help you make smarter decisions when buying a home.

🎥 PART 1 of my Mortgage Insurance Series.

I’m breaking down the confusing stuff about mortgages, one simple question at a time.

💬 Did you know the difference before watching this?

📌 Save this for later or share it with someone buying a home.

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