The Harkins Lending Team

The Harkins Lending Team Mortgage lending made simple for buyers across PA & MD. NMLS 134679 I look forward to working with you

Helping first time buyers, move up buyers, and investors navigate financing with clear approvals and smart strategies.
20+ years experience. Whether you’re buying, selling, refinancing, or building your dream home, you have a lot riding on your loan officer. Since market conditions and mortgage programs change frequently, you need to make sure you’re dealing with a top professional who is able to

give you quick and accurate financial advice. As an experienced loan officer I have the knowledge and expertise you need to explore the many financing options available. Ensuring that you make the right choice for you and your family is my ultimate goal, and I am committed to providing my customers with mortgage services that exceed their expectations. I hope you’ll browse my website, check out the different loan programs I have available, use my decision-making tools and calculators, and use our secure online application to get started. After you’ve applied, I’ll call you to discuss the details of your loan, or you may choose to set up an appointment with me using my online form. As always, you may contact me anytime by phone, fax or email for personalized service and expert advice.

04/22/2026

The biggest story in real estate right now is not rates, inventory, or prices. It is the ceasefire, and here is why it changes everything for buyers who have been sitting on the sidelines.

When the conflict in the Middle East kicked off in late February, oil prices spiked, Treasury yields jumped, and the spring market essentially froze in place. But the two-week US and Iran ceasefire announced earlier this month has already pulled the 10-year Treasury yield back down and stabilized energy markets. That matters for one significant reason: mortgage rates follow the 10-year Treasury. When that yield comes down, your rate comes down with it.

Freddie Mac's chief economist Sam Khater is already calling this a positive development for homebuyers that could spark a stronger spring market than we saw last year. The buyers who went quiet in March are watching this closely, and a more stable backdrop tends to bring fence-sitters right back into showings fast. Add to that the fact that Bright MLS is reporting a historic rise in inventory, which means more choices and more room to negotiate the moment confidence returns.

If you paused your home search this spring, now is the time to take another look. The window is opening back up and buyers who move with the right strategy right now are going to be very well positioned.

03/25/2026

There is a silent deal killer showing up at closing tables across the country right now and almost nobody sees it coming until the deal is already dead.

You find the house, the offer gets accepted, the appraisal comes back clean, and then right before closing everything falls apart. The reason is homeowners insurance. Insurers have been pulling back and tightening underwriting guidelines in higher risk areas nationwide, and the problem has spread well beyond Florida and California. In February 2026, Malibu made major headlines filing legal action tied to wildfire damages, another clear signal of how serious and widespread the risk and cost conversations have become. When an insurance quote comes back dramatically higher than expected, that premium gets counted directly in your monthly housing payment. Even a fully approved loan can fail at the last second if that number pushes your debt to income ratio past the lender's limit. And no insurance means no mortgage, period.

Researchers have been actively documenting how rising insurance costs are directly restricting mortgage access through debt to income limits, and buyers are getting blindsided at the worst possible moment in the transaction.

Before you remove contingencies, especially in any area with elevated risk, get a real insurance quote. Not an estimate. A confirmed quote from an actual carrier. And have a backup option ready in case the first one falls through. Comment "INSURANCE" and I will give you the exact timing I use with clients so this never sabotages your closing.

03/18/2026

If you have owned your home for a long time, this is the one conversation happening in Washington right now that could directly affect how much of your profit you actually get to keep when you sell.

The capital gains exclusion on home sales has not been updated since 1997. Single homeowners can currently exclude up to $250,000 in profit tax free and married couples up to $500,000. The problem is that home values have exploded since then, and a lot of long term owners are sitting on equity that pushes well past those limits. Many of them want to move but are staring at a serious tax bill and deciding it is easier to just stay put. Lawmakers are now actively discussing raising that cap and potentially indexing it to inflation, with the goal of unlocking more homes for a supply constrained market.

Is it guaranteed to change? No. But is it being discussed seriously and loudly enough that homeowners with significant equity should be paying close attention right now? Without question yes.

If you are sitting on big equity and thinking about moving in the next one to three years, comment "CAP GAINS" and I will explain the basic rules and the biggest planning mistakes I see sellers make when they wait too long to think this through.

03/12/2026

The trigger lead era is officially dead, and if you have ever applied for a mortgage and had your phone immediately blow up with calls from lenders you never contacted, this news is long overdue.

For years, the moment your credit was pulled during a mortgage application, credit bureaus could legally sell your personal information to dozens of competing lenders within hours. Calls, texts, and emails from strangers pretending to know your file, all from lenders you never gave permission to reach you. That practice is now federally banned in all 50 states. President Trump signed the Homebuyers Privacy Protection Act on September 5th, 2025, and it took full effect this week on March 5th, 2026.

Here is what changes for you as a homebuyer. Your data stays private. Your phone stays quiet. And the lender you chose is the one you actually get to work with, without the noise and confusion of being bombarded by strangers at one of the most important moments of your financial life.

The home buying process is already stressful enough. You deserve to go through it with focus, trust, and peace of mind. If you are thinking about buying a home, now is a great time to start that conversation with someone you actually chose. Follow me for more updates on what is changing in real estate and how it affects you.

03/04/2026

The rate-lock effect is finally thawing, and spring is showing up early.

For the last couple years, many homeowners stayed put to avoid giving up their 3% era mortgage rate, which kept listings tight and buyers stuck in scarcity mode.

Now active inventory is up roughly 7% to 10% year over year, and buyers are getting real choices again.

The key point is demand is not disappearing, with pending sales up over 6% year over year in many markets, which signals the season is starting early.

Buyers get more options and more negotiating power, and sellers should remember the best homes priced right are still moving.

02/16/2026

The 2026 housing outlook is starting to look a lot more optimistic.

According to NAR’s latest Broker Power Hour recap, mortgage rates are expected to trend lower over time. NAR Chief Economist Lawrence Yun is forecasting about a 14% year-over-year increase in existing-home sales in 2026.

A double-digit jump like that usually signals a recovery-style year. Momentum returns. More buyers re-enter the market. The “frozen” segments start to thaw.

If you’re a buyer, that could mean more inventory and more negotiating power. If you’re a homeowner, it could finally create a path to move up or right-size.

The key is preparing now. Get your credit, income docs, and down payment strategy dialed in so you’re ready when opportunity shows up.

02/05/2026

The Fed just held interest rates steady after Wednesday’s meeting.

Inflation is cooling—but not fast enough. It’s still around 2.7%, and the Fed’s target is 2%. Meanwhile, job growth has slowed, but the labor market is holding strong.

Some Fed members even hinted at a rate cut in the near future, which tells us a pivot might be closer than expected.

But for now, mortgage rates are steady—and still sticky. If you're waiting for a massive drop before buying, you might be waiting a while.

Find the right house, focus on your monthly payment, and structure your deal smart.

01/14/2026

Wall Street vs. the First-Time Homebuyer?
The President just proposed a plan to ban large institutional investors from buying up single-family homes—but what would that actually change?

This wouldn’t affect mom-and-pop investors—it’s aimed at companies owning 100+ homes. Think tax penalties, tighter rules, and more transparency.

The goal? More fair chances for everyday buyers and fewer bidding wars with corporate giants.
But there are trade-offs, especially in neighborhoods that rely on investor-funded renovations.

12/23/2025

3 real estate updates to watch as we close out 2025 and plan for 2026.

1. CFPB uncertainty is back, with courts still shaping what happens next.
2. Freddie Mac just named a new CEO, and leadership shifts can signal new priorities.
3. Buyer agent commission trends are still evolving, and in some markets they are holding firm or even ticking up.

If you want to stay competitive, keep your strategy flexible and your buyers prepared.

12/05/2025

Big update for 2026 homebuyers.

The new conforming loan limit is $832,750, which is up $26,250 from last year.
In high cost areas, the ceiling is now $1,249,125, almost 50 thousand more than before.

These limits decide how much you can borrow with a conforming loan which often means better pricing and easier guidelines compared to jumbo.

More room means more buying power in 2026.

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York, PA
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