Everyone is talking about Trump’s new housing law, but the biggest headlines may be the least important part of the bill.

In this episode, Jeb Smith and Josh Lewis break down what the new housing legislation actually does, what was removed before it passed, and whether it will have any meaningful impact on first-time homebuyers.

While much of the attention has focused on limiting large institutional investors from buying more starter homes, those investors own a much smaller percentage of the housing market than many headlines suggest. The bill also does not require them to sell the homes they already own, which means buyers should not expect a sudden flood of affordable inventory.

The more important provisions may be the ones receiving far less attention. These include a new HUD pilot program designed to make mortgages under $100,000 more accessible, a permanent process allowing buyers to challenge low appraisals, potential savings on manufactured housing, higher financing limits, and expanded options for accessory dwelling units.

Jeb and Josh explain who may benefit from these changes, why the effects will vary dramatically by market, and why buyers should not wait for Washington to solve affordability, inventory, or interest rates.

✅ Are you Ready To Become A Homeowner: https://www.buyrightborrowsmart.com/quiz.

✅ Start your stress-free journey today: https://www.theeducatedhomebuyer.com/start.

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Topics Discussed

• What Trump’s new housing law actually changes
• Why institutional investors are not being forced to sell
• How many homes large corporate investors really own
• Why the investor restrictions may have little immediate impact
• The new small-mortgage pilot program
• Grants for down payments, closing costs, appraisals, and title insurance
• What buyers can do when an appraisal comes in low
• Changes affecting manufactured homes and ADU financing
• Why government policy will not fix housing affordability overnight
• How to determine whether you are actually ready to buy

Timestamps

00:00 Trump’s new housing law and the misleading headlines
01:50 Why the bill received overwhelming bipartisan support
02:40 What happened to the proposed corporate investor selloff
04:45 Why corporations started buying single-family homes
06:35 Market-based solutions versus government restrictions
08:03 How much of the housing market institutional investors actually own
09:01 The two provisions that could help first-time buyers
09:43 The new mortgage program for loans under $100,000
12:28 What happens when an appraisal comes in low
13:03 Reconsideration of value and appraisal challenges
14:50 Manufactured housing changes and potential cost savings
15:23 Higher FHA limits, ADU financing, and chattel loans
16:20 Why the law will not transform housing overnight
17:10 The political reality behind major housing legislation
17:37 How buyers should decide whether now is the right time
18:25 The two-minute homebuyer readiness quiz
19:16 The financial and lifestyle factors that matter most

The Educated HomeBuyer helps buyers understand the housing market, mortgage process, and financial decisions involved in purchasing a home. Subscribe for straightforward conversations designed to help you buy right, borrow smart, and build wealth.

The war in Iran continues to create uncertainty across global markets, but what does that actually mean for the U.S. housing market?In this live housing market update, we’ll discuss how geopolitical tensions could impact oil prices, inflation, mortgage rates, and buyer confidence heading into the second half of the year. We’ll also break down the latest housing data and answer your real estate and mortgage questions live.

Start Here 👇🏻✅ Ready to become a homeowner? Start your stress-free journey today: http://www.theeducatedhomebuyer.com/start New podcast episode every Monday. Next week: our mortgage rate forecast for the second half of the year. Search "The Educated HomeBuyer" on Spotify, Apple Podcasts, or YouTube.

Everyone thought mortgage rates would be lower by now... but they were wrong.

Inflation surprised the market, the Fed changed its outlook, and new uncertainty has completely shifted the mortgage rate forecast. In this episode, we break down what happened with mortgage rates in the first half of the year, where rates could go in the second half, and what buyers should focus on instead of trying to perfectly time the market.

We also discuss why predicting mortgage rates is so difficult, what could finally push rates lower, and how to make a smart home buying decision when nobody knows exactly what comes next.

✅ Ready to become a homeowner? Start your stress-free journey today:
http://www.theeducatedhomebuyer.com/start

Topics Covered:

• Why mortgage rates didn’t fall like many expected
• How inflation impacts mortgage rates
• What the Fed’s latest outlook means for buyers
• Why global events can create rate volatility
• Whether mortgage rates could still move lower
• Should you buy now or wait for lower rates?
• The biggest mistake buyers make when trying to time the market

Timestamps:

• 00:00 - Mortgage Rate Forecast: What Changed?
• 00:35 - Why Experts Were Wrong About Lower Mortgage Rates
• 02:10 - How Inflation and Global Events Impact Interest Rates
• 04:25 - The Fed’s Next Move and What It Means For Mortgage Rates
• 07:15 - Will Mortgage Rates Finally Drop Below 6%?
• 10:40 - Why Predicting Mortgage Rates Is So Difficult
• 14:05 - What Lower Rates Could Mean For Home Prices
• 17:30 - Should You Buy A House Now Or Wait For Rates To Fall?
• 21:45 - The Biggest Mistake Home Buyers Make With Interest Rates
• 25:00 - How To Make A Smart Home Buying Decision In Today’s Market

Trying to decide if you should buy a house now or wait for lower mortgage rates? This episode will help you understand the market, avoid emotional decisions, and create a plan based on your goals.

Housing market update for this week: inventory finally topped last year, with 841,000 homes versus 831,000. Sellers are getting more realistic on price, and mortgage rates sit at 6.65%. Josh Lewis and Jeb Smith break down what it means for buyers, then answer your questions live.

In this episode: national and Orange County inventory, new listings and pending sales, price reductions at 39%, mortgage spreads at 2.02, jobs week data, Cleveland Fed inflation nowcast, real home prices by state from Visual Capitalist, and California's proposed AB 736 transfer tax.

We answer YOUR mortgage and real estate questions live every Wednesday. Drop a question in the comments or join us live next show.

Get connected with Josh's mortgage team or a realtor anywhere in the country:
https://jebsmith.net/start
https://theeducatedhomebuyer.com/start

New podcast episode every Monday. Next week: our mortgage rate forecast for the second half of the year. Search The Educated HomeBuyer on Spotify, Apple Podcasts, or YouTube.

• 0:00 Housing Market Update: Inventory Finally Tops Last Year
• 9:45 Jobs Week: JOLTS, ADP + Payrolls Preview
• 12:38 Real Home Prices, New Inflation Data + Fed Hike Odds
• 17:50 Mortgage Rates Today: 6.65%
• 18:55 LIVE Q&A: Ask Us Anything Mortgage or Real Estate
• 19:25 Max Seller Concessions on a Second Home?
• 20:35 Who Builds the Cheapest New Construction Homes?
• 22:20 Roof Replacement Cost
• 23:55 New Construction Tips
• 27:50 Realtor Commission
• 31:20 FHA vs VA vs Conventional
• 36:25 Is a $1,000 HOA Document Fee Normal?
• 37:50 California's Proposed Transfer Tax: AB 736
• 39:42 Can I Beat a 6.2% Rate?
• 43:00 Pay Down PMI or Wait It Out?
• 45:40 Offering Below the Competition
• 50:20 Is It a Good Time to Refinance?
• 51:00 75 Days on Market, Is That Normal?

Josh Lewis, BuyWise Mortgage, NMLS #1942
Jeb Smith, Realtor

#housingmarket #mortgagerates #realestate

If you're a first-time home buyer, you've probably spent months saving for your down payment... only to find out there's a whole second pile of money you didn't plan for. They're called closing costs, and most buyers have no idea what they're actually paying for, who's responsible for them, or that some of them can be negotiated. In this episode, Jeb Smith and mortgage expert Josh Lewis break down everything first-time buyers need to know about closing costs and, more importantly, how to keep your cash to close to an absolute minimum.

We start by clearing up one of the most confusing parts of the home buying process: the difference between your down payment, your closing costs, and your prepaids, and how all three combine into your total cash to close. You'll learn what actually shows up on your closing disclosure, why closing costs vary so much from state to state, and a realistic rule of thumb for how much money you'll need beyond your down payment.

Then we get into the good stuff: the five levers you can pull to get someone else to help pay your closing costs. We cover how seller concessions (also called interested party concessions) work, the concession caps by loan type for conventional, FHA, VA, and USDA loans, how lender credits let you trade a slightly higher rate for cash at closing, the difference between a permanent buy down and a temporary 2-1 buy down, and how gift funds can cover your down payment, closing costs, and prepaids.

Throughout the episode we hammer one key point that too many loan officers ignore: seller-paid money is NOT free money. Every dollar in concessions is a dollar you could have used to lower your purchase price, so understanding the trade-offs is everything. Whether you're buying in a hot seller's market or a slower buyer's market, you'll walk away knowing how to structure an offer that gets you into the home with a payment you're comfortable with and the least cash out of pocket possible.

What you'll learn in this episode:

• What closing costs actually are and how they differ from prepaids and your down payment
• How much cash you really need to buy a home as a first-time buyer
• How seller concessions work and the caps for each loan program
• How lender credits, points, and buy downs affect your cash to close and monthly payment
• How gift funds can cover your down payment AND closing costs
• Why seller-paid credits are not "monopoly money" and how to weigh the trade-offs

✅ Ready to become a homeowner? Start your stress-free journey today: http://www.theeducatedhomebuyer.com/start

Buy right, borrow smart, and build wealth.

Keywords: closing costs explained, first time home buyer, seller concessions, cash to close, how much money to buy a house, FHA loan, conventional loan, VA loan, USDA loan, down payment assistance, gift funds, mortgage buy down, 2-1 buy down, lender credits, home buying tips, first time home buyer guide

A new Fed Chair and fewer expected Federal Reserve rate cuts could have a huge impact on mortgage rates, first-time home buyers, and housing affordability in 2026. If you're wondering whether you should buy a house now or wait for lower mortgage rates, this video breaks down what actually drives mortgage interest rates and why the Fed doesn't directly control them. Learn how inflation, the bond market, and investor expectations affect home loan rates and what it means for first-time home buyers trying to navigate today's housing market.

Whether you're buying your first home, getting pre-approved for a mortgage, or trying to decide if waiting for lower rates is the right strategy, understanding how mortgage rates work could save you thousands. Discover what the new Fed Chair means for the housing market, why rate cuts don't always translate into lower mortgage rates, and the biggest mistakes first-time buyers make when trying to time the market.

If you're a first-time home buyer looking to buy a house in 2026, this video will help you understand mortgage rates, affordability, and how to make smarter home buying decisions in today's market.

✅ Ready to buy a house in 2026? Start your stress-free journey today: theeducatedhomebuyer.com/start

Most first-time home buyer closing problems do not happen at the closing table. They usually start weeks earlier because buyers were not prepared for what happens after their offer is accepted.

In this episode of The Educated Homebuyer, Jeb Smith and Josh Lewis break down the 10 insider rules that help first-time home buyers avoid closing delays, financing surprises, homeowners insurance issues, appraisal problems, and last-minute stress. The big lesson is simple: a smooth home closing starts before the contract clock ever begins. :contentReference[oaicite:0]{index=0}

If you are buying your first home, the home buying process can feel overwhelming. You have to think about your mortgage approval, down payment, closing costs, inspections, appraisal, homeowners insurance, escrow, title, final loan conditions, and moving plans. But with the right preparation, your closing does not have to feel chaotic.

• Why first-time home buyers should prepare before writing an offer
• How homeowners insurance can delay or disrupt your home closing
• Why choosing your mortgage program early matters
• What financial mistakes to avoid while under contract
• How inspections, appraisals, and underwriting affect your closing timeline
• Why a “boring” closing is exactly what every home buyer should want

This episode is especially helpful for first-time home buyers who want to understand what happens after an offer is accepted and how to avoid common mistakes that can delay closing. Whether you are just starting your home buying journey or already shopping for homes, these tips can help you buy with more confidence and less stress.

✅ Ready to become a homeowner? Start your stress-free journey today:
https://www.theeducatedhomebuyer.com/start

Subscribe to The Educated Homebuyer for more first-time home buyer tips, mortgage education, real estate guidance, and strategies to help you buy right, borrow smart, and build wealth through homeownership.

If you’re a first-time home buyer waiting for the housing market to crash before you buy a home, this video is for you. A lot of buyers are comparing today’s market to 2008, but the data tells a very different story.

In 2008, loose lending standards, zero-down loans, risky adjustable-rate mortgages, and a flood of foreclosures pushed home prices down. Today, most homeowners have significant equity, stronger credit profiles, fixed-rate mortgages, and there is still a major shortage of housing inventory across the country.

For first-time home buyers, the real question isn’t “will the housing market crash?” It’s whether you are financially prepared to buy the right home, with the right mortgage, for the right long-term reasons. That means understanding your budget, improving your credit score, building an emergency fund, and getting clear on what you can comfortably afford.

If you’re trying to decide whether to buy now or wait, this conversation breaks down the biggest differences between today’s housing market and 2008 so you can make a confident decision as a first-time home buyer.

✅ Ready to become a Homeowner ? Start your stress-free journey today: theeducatedhomebuyer.com/start

• First-time home buyer tips in today’s housing market
• Why the 2026 housing market is not like 2008
• Should first-time buyers wait to buy a home?
• How mortgage lending standards have changed
• Why homeowner equity matters
• How supply and demand impact home prices
• How to prepare to buy your first home

Watch before buying your first home in today’s housing market.