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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  • Updated Weekly

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. 2d ago

    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

  2. 5d ago

    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

  3. 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

  4. 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

  5. Jul 13

    TRUMP's Housing Bill Will Have A HUGE Impact On First Time Home Buyers - EP230

    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. . Topics Discussed What Trump’s new housing law actually changesWhy institutional investors are not being forced to sellHow many homes large corporate investors really ownWhy the investor restrictions may have little immediate impactThe new small-mortgage pilot programGrants for down payments, closing costs, appraisals, and title insuranceWhat buyers can do when an appraisal comes in lowChanges affecting manufactured homes and ADU financingWhy government policy will not fix housing affordability overnightHow to determine whether you are actually ready to buyTimestamps 00:00 Trump’s new housing law and the misleading headlines01:50 Why the bill received overwhelming bipartisan support02:40 What happened to the proposed corporate investor selloff04:45 Why corporations started buying single-family homes06:35 Market-based solutions versus government restrictions08:03 How much of the housing market institutional investors actually own09:01 The two provisions that could help first-time buyers09:43 The new mortgage program for loans under $100,00012:28 What happens when an appraisal comes in low13:03 Reconsideration of value and appraisal challenges14:50 Manufactured housing changes and potential cost savings15:23 Higher FHA limits, ADU financing, and chattel loans16:20 Why the law will not transform housing overnight17:10 The political reality behind major housing legislation17:37 How buyers should decide whether now is the right time18:25 The two-minute homebuyer readiness quiz19:16 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.

  6. Jul 9

    Market Update - The Iran War Isn’t Over… What Happens To The Housing Market Now?

    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.

  7. Jul 6

    2nd Half 2026 Mortgage Interest Rate Forecast - EP229

    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 marketTimestamps: 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 MarketTrying 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.

  8. Jul 2

    Market Update - The Housing Market Is Getting BETTER

    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/starthttps://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. Chapters 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 #1942Jeb Smith, Realtor #housingmarket #mortgagerates #realestate

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About

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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