Joe Harris NMLS ID 326764

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Joe Harris NMLS ID 326764 Joe Harris - Mortgage Professional
4870 Haygood Rd, suite 101
Virginia Beach, VA 23455 Let’s get started!

I’m your licensed FGMC loan officer and am looking forward to helping you along your home loan journey. Together, we’ll evaluate your financing options and find the right loan at the best rate available. We offer a wide variety of loan products for almost every financial situation, including home loans for self-employed, veterans, investors, first-time homebuyers, and everyone in between.

10/14/2026

Homebuyers Can Shape Their Mortgage Rate
After more than 30 years helping folks secure the right mortgage in the Hampton Roads area, I’ve seen firsthand how much control buyers actually have over their final rate. A recent analysis of 1.35 million US home purchase loans (from early 2023 through late 2025) found some eye-opening differences: even within the same month, the middle 80% of borrowers had rates spread across a 93-basis-point range. For someone working with a $2,000 monthly budget, that’s like gaining or losing about $28,400 in home price flexibility.

What really stood out? Credit score was the major driver. If your score moves from the high 600s up to 720, you’re likely to see better pricing—especially at those key 700 and 720 thresholds. But it’s not just about credit. Shopping around can have an immediate impact too: in retail lending, working with a highly competitive lender could mean a 19-basis-point advantage over a typical lender. That’s roughly $5,800 in value.

And if you’re aiming for a 20% down payment, know that it barely nudges your rate—just 0.7 basis points better. The real benefit is skipping mortgage insurance. Whether you’re considering VA, FHA, or Conventional loans, these details can make a significant difference. If you’re weighing your options, it’s worth paying attention to the details that matter most.

10/13/2026

Smart Home Buying Tips With Current Mortgage Rates
With mortgage rates still holding above 7%—the current 30-year fixed sits at 7.12%—many buyers are understandably looking for smart ways to approach the home search. As someone who’s spent over three decades guiding folks through the ins and outs of VA, FHA, and Conventional loans here in Hampton Roads, I’ve seen how market shifts can open up new opportunities. This fall, home prices are running about 5% lower than in the summer, and with more inventory and a slower pace, buyers have extra room to negotiate. Staying informed and strategic can really make a difference when navigating today’s lending landscape.

10/12/2026

Closing Costs Can Reach 5% of Your Loan
After more than 30 years guiding buyers through the mortgage process in Hampton Roads, I’ve seen closing costs catch many by surprise. These are not the same as your down payment—they’re paid upfront to finalize your mortgage and typically cover lender, property, legal, tax, insurance, and escrow fees. For most buyers in the US, expect closing costs to range from about 2% to 5% of your loan amount (not the home’s purchase price), so it’s important to budget a bit beyond your down payment. You’ll run into charges like origination and underwriting fees, appraisal, inspection, title work, attorney fees, recording charges, prepaid taxes, insurance premiums, and initial escrow funding. Generally, buyers take care of most of these costs, while sellers handle their own; in a slower market, you might see some seller concessions, sometimes factored into a higher offer. Before you get to the closing table, make sure to compare lender estimates, review your final disclosure early, ask about possible credits or assistance, and look out for duplicate fees that could drain your savings. My experience with VA, FHA, and Conventional loans has taught me that understanding these costs upfront makes for a much smoother homebuying journey.

10/11/2026

Honoring the Significance of Indigenous Day

Your Home's Equity Could Be Worth More Than You ThinkHaving spent over three decades helping Hampton Roads families navi...
10/11/2026

Your Home's Equity Could Be Worth More Than You Think
Having spent over three decades helping Hampton Roads families navigate the world of home financing, I've seen just how much untapped potential lies in your home's equity. Simply put, your equity is the difference between your property's value and what you still owe on your mortgage—a figure that often grows over the years. Many of my clients have leveraged this equity to consolidate debt, update their homes, cover education or medical expenses, or even invest in a business, often benefiting from lower interest rates than other types of loans. If you're curious about how your home’s equity could work for you—whether through a VA, FHA, or Conventional option—let’s explore your possibilities together.


https://www.housing-trends.com/agent-news/joseph-harris-2/2101163-Your-Home%27s-Equity-Could-Be-Worth-More-Than-You-Think

Homeowners Sit on Record Equity — Why Most Still Can't Afford to Move Up in 2026Growing up in Hampton Roads and spending...
10/10/2026

Homeowners Sit on Record Equity — Why Most Still Can't Afford to Move Up in 2026
Growing up in Hampton Roads and spending over three decades in the mortgage world, I’ve seen how homeownership evolves over time. Right now, U.S. mortgage holders are sitting on a record $18 trillion in home equity as of Q2 2026—a number that would have seemed incredible when I started out. But even with all that equity, moving up isn’t as easy as it used to be. With replacement mortgage rates hovering near 7%, plus rising taxes and insurance costs, many homeowners are choosing to renovate, rent, downsize, or explore bridge financing rather than taking on a new mortgage. Navigating these choices takes a clear understanding of your options and how they fit with your long-term goals. I’ve specialized in VA, FHA, and Conventional loans for years and know firsthand how each path comes with its own set of considerations.


https://www.housing-trends.com/agent-news/joseph-harris-2/2071078-Homeowners-Sit-on-Record-Equity-%E2%80%94-Why-Most-Still-Can%27t-Affor

Homebuyers: Lending Standards Are Still Tight, but New Credit Scores May HelpHaving spent over 30 years helping folks in...
10/09/2026

Homebuyers: Lending Standards Are Still Tight, but New Credit Scores May Help
Having spent over 30 years helping folks in Hampton Roads navigate the mortgage landscape, I’ve seen firsthand how lending standards have shifted. Right now, home sales are hovering near a 31-year low, thanks to tighter credit requirements, higher mortgage rates, and increasing costs. Lenders are starting to adopt new credit models that finally count things like rent and utility payments, which is a welcome change. Still, it’s frustrating to see so many hardworking, low-income, and minority borrowers left on the sidelines, especially when their actual delinquency and default rates are low. As someone who’s always focused on helping clients with VA, FHA, and Conventional loans, I’m hopeful these changes will open more doors for buyers in our community.


https://www.housing-trends.com/agent-news/joseph-harris-2/2079092-Homebuyers%3A-Lending-Standards-Are-Still-Tight%2C-but-New-Credi

10/08/2026

Mortgage Rates Aren’t Backing Down Yet
With over 30 years in the mortgage world—right here in Hampton Roads—I’ve seen rates rise and fall, but today’s environment is a real test of patience. Mortgage rates are still holding near 7%, and unless inflation finally eases enough to redirect the Fed, affordability likely stays tight. If inflation stays stubborn or the Fed hikes again, we could see rates climb even higher, especially with wider MBS spreads adding to the pressure. For a real rate drop, we’d need consistent progress on inflation, steadier long-term yields, and a more supportive stance from the Fed—not to mention healthier spreads on mortgage-backed securities. Whether you’re buying, investing, or thinking about refinancing, it’s smart to base your planning on these current rates for now, and treat any future dip as a bonus. My experience with VA, FHA, and Conventional loans has taught me it pays to stay prepared and flexible in markets like this.

10/07/2026

Virginia Mortgage Outlook: What Buyers Should Watch
As someone who’s called the Hampton Roads area home and spent over three decades navigating the mortgage landscape in Virginia, I always keep a close eye on trends that matter to local buyers. Recently, a study ranked Virginia 26th in the nation for the fastest rise in mortgage rates, noting our state’s average rate increased by about 0.25 points between Q1 and Q2 of 2026. By the end of Q2, average rates here settled in the low-5% range—right around the national midpoint.

What’s behind this movement? The study pointed to financial distress factors, like how many Virginians have accounts in distress, and a state credit score just above 700. Thankfully, that credit score kept rates from rising even more sharply, despite the uptick in borrowing costs.

Looking down the road, the outlook signals that borrowers here may face some tougher conditions before things ease up and rates stabilize. Having specialized in VA, FHA, and Conventional loans for years, I understand how these shifts can impact your path to homeownership. Staying informed is key as the landscape changes.

10/06/2026

Mortgage preapproval vs. prequalification: Which should you choose?
When starting your homebuying journey, understanding the difference between mortgage prequalification and preapproval can make all the difference. With over 30 years navigating mortgages in Hampton Roads, I’ve seen how these early steps set the tone for the whole process. Prequalification is a quick estimate of what you might be able to borrow, based on the information you provide—no credit check required. Preapproval, on the other hand, means submitting verified documents and going through a hard credit check, resulting in a conditional loan commitment (though it’s not a final guarantee). Whether you’re weighing VA, FHA, or Conventional options, knowing which step to take first can position you for a smoother experience.

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Virginia Beach, VA
23455

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