The Educated HomeBuyer | First Time Home Buyer Tips, Mortgage Rates & Housing Market Updates

Josh Lewis & Jeb Smith | Real Estate, Mortgage & Housing Market Experts
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Buying a home is the biggest financial decision of your life — and most buyers do it without a real guide. Certified Mortgage Consultant Josh Lewis (NMLS 234220) and Licensed Real Estate Broker Jeb Smith break down mortgage rates, FHA & conventional loans, down payment strategies, credit scores, pre-approval, affordability, and housing market trends — in plain English, with no fluff and no agenda. Whether you're a first-time home buyer or making your next move, this show gives you the education, strategies, and frameworks to buy right, borrow smart, and build wealth through homeownership.

  1. 4d ago

    New Lender Guidelines Will Have A HUGE Impact on Condos - EP235

    Thinking about buying a condo? New lending rules from Fannie Mae and Freddie Mac could make getting a mortgage on certain condos more difficult, and first-time home buyers need to understand the risks before making an offer. In this episode of The Educated HomeBuyer, Jeb Smith and Josh Lewis break down the major changes affecting condo financing, including stricter HOA financial reviews, reserve requirements, deferred maintenance, structural inspections, insurance requirements, and the elimination of the limited review for most condo projects. These changes are designed to uncover problems before you buy, but they could also cause more condo communities to become non-warrantable, potentially requiring a larger down payment, higher mortgage rate, or alternative financing. We also explain what first-time home buyers should look for when reviewing HOA documents, including reserve studies, financial statements, meeting minutes, special assessments, litigation, and upcoming repairs. A condo may look great on the surface, but problems with the HOA or building can affect your ability to finance the property today and potentially make it harder to sell later. Before buying a condo, you need to understand more than the monthly HOA payment. Knowing the financial and structural health of the community can help you avoid unexpected special assessments, financing problems, and expensive surprises after closing. Whether you're buying your first condo, comparing a condo vs. single-family home, or trying to better understand the home buying process, this episode will help you know what questions to ask before writing an offer. ✅ Are you Ready To Become A Homeowner:https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:theeducatedhomebuyer.com/start Topics Covered:Condo financing requirements, buying a condo, first-time home buyer tips, Fannie Mae condo guidelines, Freddie Mac condo guidelines, HOA reserves, HOA financials, condo special assessments, non-warrantable condos, condo inspections, condo insurance, mortgage requirements, HOA documents, and the home buying process.

  2. Aug 10

    Answer NO To Any Of These 5 Questions? Do NOT Buy A House

    Buying a house before you’re truly ready could set you back financially for years. And the scary part is, you can have good credit, qualify for a mortgage, have your down payment saved and STILL not be ready to buy. In this episode, we break down five questions every first-time home buyer should be able to answer before making an offer on a home. We discuss how to know whether you can actually afford to buy a house, why your maximum mortgage approval matters less than the payment you’re comfortable making, how much cash you should have left after closing, and why draining your savings just to become a homeowner can create unnecessary financial stress. We also explain why first-time buyers should think about staying in a home for at least five years instead of assuming they’ll build enough equity to move again in two or three years. You’ll also learn why falling home prices shouldn’t automatically scare you if you’re buying for the long term, how to think about your home as a place to live instead of an investment you check every day, and why buying because of FOMO, pressure from family, or fear of being priced out can lead to the wrong decision. The goal isn’t simply to help you qualify for a mortgage. It’s to help you become a homeowner without putting yourself in a position where the payment, unexpected expenses, or changes in the housing market keep you up at night. If you’re a first-time home buyer wondering whether now is a good time to buy a house, how much house you can afford, how much money you need to buy a home, or whether you should keep renting and save more money, this episode will help you figure out where you actually stand. Start Here 👇🏻 ✅ Take the "Am I Ready to Buy?" quiz:https://buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:http://www.buyrightborrowsmart.com/start In this episode, we cover:• How to know if you’re financially ready to buy a house• The three mortgage numbers every first-time buyer should know• Why qualifying for a mortgage doesn’t mean you can comfortably afford it• How much money you should have left after buying a home• Why using every dollar you have for your down payment and closing costs can be risky• Why a five-year time horizon matters when buying real estate• What happens if home values decline after you buy• Why you shouldn’t depend on short-term appreciation to move into your next home• How FOMO and outside pressure can lead to bad home-buying decisions• How to determine whether buying a home makes sense for you right now Buying your first home is about more than getting pre-approved, finding a house and making an offer. The right home-buying strategy starts with understanding your mortgage payment, closing costs, cash reserves, timeline and financial goals so you can buy right, borrow smart and build wealth. #FirstTimeHomeBuyer #BuyingAHouse #HomeBuying #Mortgage #RealEstate #HomeBuyer #FirstTimeBuyer #HousingMarket #MortgageTips #HomeBuyingTips

  3. Aug 3

    Morgan Stanely Says The Housing Market RESET Is Here - EP233

    Home affordability isn't going back to what it was, and waiting for the "perfect" time to buy could leave you even further behind. Morgan Stanley's latest housing report says the housing market has reset into a new normal, and it closely mirrors what we've been telling buyers for years. In this episode, we break down why buying a home has become more challenging, what this housing market reset means for first-time home buyers, and how to determine whether now is the right time to buy based on your financial situation, not the headlines. If you're wondering whether you should buy a house now or wait, this video walks through the latest housing market trends, mortgage rates, inventory, affordability, and the long-term financial impact of homeownership. We explain why experts believe affordability is unlikely to return to pre-2020 levels, how higher mortgage rates have changed the market, and why waiting for a major correction may not deliver the opportunity many buyers are hoping for. Whether you're a first-time home buyer, planning to purchase your first house, or simply trying to understand today's real estate market, you'll learn the strategies that can help you make a smarter decision with confidence. Our goal isn't to convince you to buy a home. It's to give you the information you need to decide if homeownership makes sense for your life and your finances. Start Here 👇🏻 ✅ Ready to Become a Homeowner? Start your stress-free journey today:https://www.theeducatedhomebuyer.com/start In This Video: Why Morgan Stanley says the housing market has entered a "new normal" Why home affordability may never return to previous levels Should you buy a house now or wait? The long-term benefits of homeownership Why mortgage rates alone shouldn't determine your decision The "flywheel" effect of building wealth through real estate How to know when you're financially ready to buyIf you found this video helpful, be sure to subscribe for weekly housing market updates, first-time home buyer tips, mortgage education, and practical real estate advice designed to help you Buy Right, Borrow Smart, and Build Wealth.

  4. Jul 30

    Market Update - The Housing Market RESET Is Ahead

    Will housing become more affordable, or is the market resetting at a higher barrier to entry? According to Morgan Stanley, you shouldn’t wait for affordability to recover. Instead, you should consider buying when the right opportunity makes sense for your circumstances. In this live housing market update, we’ll discuss why Morgan Stanley doesn’t believe buyers should wait for affordability to improve and why this housing market reset may actually mean a higher barrier to entry. We’ll also break down the latest housing data and answer your real estate and mortgage questions live. Start Here 👇🏻 ✅ Are You Ready to Become a Homeowner? ✅ Start Your Stress-Free Journey Today ✅ Read the Morgan Stanley Article Discussed in This Video 📩 info@theeducatedhomebuyer.com💻 www.buyrightborrowsmart.com Connect with Jeb 👇 Jeb SmithDRE 01407449Real Broker Connect with Josh 👇 Josh Lewis, Certified Mortgage ConsultantNMLS 234220United American Mortgage CorpM: 714-916-5727

  5. Jul 27

    Why Mortgage Interest Rates Aren't Coming Down Anytime Soon - EP232

    Mortgage rates just hit their highest level in over a year, and first-time home buyers everywhere are asking the same question: When will mortgage rates finally come down? In this video, I'll explain what's really driving today's mortgage rates, why they've stayed higher for longer than many expected, and what has to happen before interest rates move lower. If you're thinking about buying a house in 2026, understanding how mortgage rates, inflation, and the economy work together can help you make a smarter home buying decision. Whether you're a first-time home buyer, moving up to your next home, or wondering if you should buy now or wait, I'll break down what today's housing market means for you. I'll also show you why waiting for lower mortgage rates could end up costing you more than buying with today's interest rates. 👇 Ready to Take the Next Step Toward Homeownership? ✅ Are You Ready to Buy a Home?Take my FREE Home Buyer Readiness Quiz:http://www.buyrightborrowsmart.com/quiz ✅ Start Your Stress-Free Home Buying Journey TodayLearn exactly what to do before buying a house and avoid costly mistakes.http://www.theeducatedhomebuyer.com/start On this channel, you'll learn everything you need to know about buying a home, qualifying for a mortgage, understanding FHA loans, conventional loans, mortgage rates, down payments, credit scores, refinancing, and navigating today's real estate market with confidence. If you found this video helpful, be sure to Like, Subscribe, and turn on notifications so you never miss future videos about mortgage rates, first-time home buyers, home loans, and the housing market. #FirstTimeHomeBuyer #MortgageRates #HomeBuying #HousingMarket #InterestRates #BuyAHouse #Mortgage #RealEstate #HomeLoans #HomeBuyerTips

  6. Jul 23

    Market Update - Mortgage Rates Hit 11-Month High As Oil Spikes Again!

    The Iran ceasefire cracked this week, oil spiked back up, and that one shift rippled straight through to your rate quote. In this episode, Jeb and Josh break down what's really driving the move (hint: it's not just the Fed), walk through fresh inventory numbers nationally and here in Orange County, and answer live questions on ARMs, refinancing, non-citizen mortgages, and what it would actually take for rates to drop below 5%. 0:00 Mortgage rates hit an 11-month high 0:22 Why rates reversed: the Iran ceasefire cracks and oil spikes 4:38 Inventory update: national numbers, Orange County, and which markets are rising vs. falling 11:53 Oil shock and the Fed's growing balance sheet: what's really fueling inflation 16:24 This week's data: jobs, inflation nowcasts, and Fed rate cut odds 18:16 Today's actual rates: 6.77%, plus the new AI tool on our site 21:30 Q&A: mortgages for non-citizens and what a war's end could do to rates 27:44 ARM loans: when they make sense, and when they don't 34:36 Refinancing to fixed vs. ARM, and the case for renting while you save 42:23 Debunking the "housing crash" chatter, market by market 46:50 Bond market 101: why yields drive your mortgage rate 51:47 What Realtor commissions and closing costs actually look like 58:07 What it would take for rates to drop below 5% 1:00:37 Wrap up: get your questions answered and next steps ✅ Are you ready to become a homeowner? Take the quiz: https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today: https://www.theeducatedhomebuyer.com/start

  7. Jul 20

    5 Ways Homeowners Insurance Can Kill Your Home Purchase

    Homeowners insurance is quietly becoming one of the biggest reasons buyers lose the home they thought they were getting. You can have great credit, stable income, and a full mortgage approval, only to have an insurance issue derail the purchase at the last minute. In this episode, Josh Lewis and I break down five ways homeowners insurance can blow up a home purchase, how higher premiums affect qualification, and what buyers should check before making an offer. If you're planning to buy a home, this episode could help you avoid an expensive last-minute surprise. Timestamps: 00:00 - How homeowners insurance kills home purchases01:35 - Why insurance impacts your mortgage approval04:42 - Homes that are difficult or expensive to insure08:10 - Why insurance quotes vary so much12:35 - Red flags buyers overlook before making an offer16:48 - How to avoid insurance surprises during escrow20:10 - Final tips to protect your home purchase ✅ Are You Ready To Buy A Home?http://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:http://www.theeducatedhomebuyer.com/start 📩 Email: info@theeducatedhomebuyer.com💻 Website: http://www.theeducatedhomebuyer.com ================================================= Connect with us 👇 Jeb SmithHuntington Beach Realtor | Orange County Real EstateDRE #01407449Real Broker Josh LewisHuntington Beach Certified Mortgage ExpertDRE #01209148BuyWise MortgageM: (714) 916-5727

  8. Jul 16

    The Fed Chair Just Blamed The Fed For The Housing Market

    New Fed Chair Kevin Warsh just admitted the Fed itself is the reason homebuyers keep getting whipsawed. Boom, then bust. One generation gets a once-in-a-lifetime shot at a first home; the next gets locked out. Tonight Jeb & Josh break down what he actually said and what it means for mortgage rates and the housing market.Start Here 👇🏻✅ Ready to become a homeowner? https://www.buyrightborrowsmart.com/quiz✅Start your stress-free journey today: https://www.jebsmith.net/start =========================================Connect with me 👇 Jeb SmithDRE 01407449 Real BrokerConnect with me 👇 Josh Lewis (Huntington Beach Certified Mortgage Expert) DRE 01209148 BuyWise Mortgage M:714-916-5727

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Buying a home is the biggest financial decision of your life — and most buyers do it without a real guide. Certified Mortgage Consultant Josh Lewis (NMLS 234220) and Licensed Real Estate Broker Jeb Smith break down mortgage rates, FHA & conventional loans, down payment strategies, credit scores, pre-approval, affordability, and housing market trends — in plain English, with no fluff and no agenda. Whether you're a first-time home buyer or making your next move, this show gives you the education, strategies, and frameworks to buy right, borrow smart, and build wealth through homeownership.

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