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

Josh Lewis & Jeb Smith | Real Estate, Mortgage & Housing Market Experts
  • 4.7 (66)
  • How To
  • 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. 1d ago

    Using Your 401k To Buy A House: The $380,000 Mistake - EP239

    Should you use your 401(k) to buy a house? For first-time homebuyers struggling to save enough for a down payment and closing costs, your retirement account may be an option, but how you access that money can make a massive difference. In this episode, we break down how first-time homebuyers can use a 401(k), 403(b), TSP, traditional IRA, or Roth IRA when buying a home. We explain the difference between taking a 401(k) loan and making an early withdrawal, including the potential taxes, penalties, repayment requirements, and impact on your long-term retirement savings. We also walk through the math behind a potential $380,000 mistake and explain why borrowing from your 401(k) may be very different from simply cashing it out. If you're trying to buy your first home but don't have enough money saved for the down payment, the answer isn't automatically to raid your retirement account or give up on buying altogether. The key is understanding your options, knowing how much cash you actually need to close, and figuring out whether using retirement funds fits into your bigger financial picture. Start Here 👇🏻 ✅ Are you Ready To Become A Homeowner:https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:http://www.buyrightborrowsmart.com/start

  2. 5d ago

    Market Update - The Housing Market Is Finally CRACKING in These Cities

    Are Home Prices Falling? What First-Time Home Buyers Need to Know About the 2026 Housing MarketThe 2026 housing market is shifting, and home prices are now falling across a growing number of major U.S. cities. But does that mean we're finally headed toward the housing market crash buyers have been waiting for? Or is this simply a normal housing market correction after years of massive home price growth? In today's LIVE housing market update, we'll break down what's actually happening with home prices, housing inventory, mortgage rates, and buyer demand and, more importantly, what it means for first-time home buyers trying to decide whether they should buy a house now or wait. Buying a home based on headlines is a mistake. Your decision should come down to your finances, your monthly payment, your timeline, and whether buying makes sense for your life. We'll discuss what is driving the housing market right now, where home prices are falling, why some markets are behaving very differently than others, and what buyers can do today to put themselves in the best possible position to buy when the right opportunity comes along. 🏡 Thinking About Buying Your First Home?✅ Not sure if you're ready to buy?Take the free 2-minute home buyer quiz and find out where you actually stand:https://buyrightborrowsmart.com/quiz ✅ Already know you're ready?Get 15 minutes of real clarity on what you can actually afford, how much cash you'll need to close, what your monthly payment could look like, and exactly what to do next:http://www.buyrightborrowsmart.com/start 📊 Housing Market Article Discussed In This LiveHome Prices Are Falling in Major U.S. Cities, Realtor.com:https://www.realtor.com/news/trends/home-prices-falling-cities-august-2026/ ▶️ Watch This Next➡️ The 2026 Housing Market Has PEAKED! Where Do We Go From Here?https://youtube.com/live/qvhQhKqvFHQ Connect With Jeb SmithJeb Smith | DRE 01407449Real Broker Buying in a housing market you don't fully understand is stressful. Jeb walks you through the home buying process in plain language so you understand home prices, mortgage rates, negotiations, and what you're getting into before you make an offer. Connect With Josh LewisJosh LewisCertified Mortgage Consultant | NMLS 234220United American Mortgage CorpM: 714-916-5727 Nobody wants to be surprised at closing. Josh helps buyers understand what they actually qualify for, what their mortgage payment will look like, how much cash they'll need to close, and how to avoid common mortgage mistakes that can cost buyers thousands. Topics covered in today's live: 2026 housing market, home prices falling, housing market crash, housing market correction, first-time home buyer, buying a house in 2026, should I buy a house now or wait, mortgage rates, housing inventory, home affordability, home buyer tips, real estate market update. #HousingMarket #FirstTimeHomeBuyer #HomePrices #MortgageRates #RealEstate #HomeBuying #HousingMarket2026 #LIVE

  3. Sep 7

    5 Mistakes This Buyer Made (And How To Avoid Them) - EP238

    What happens when you buy a home, make roughly $120,000 in payments, and three years later feel like you’re barely any further ahead? That’s exactly what happened to one homebuyer who purchased in 2023 and is now wondering whether buying was a mistake. In this episode of The Educated HomeBuyer, we break down her real numbers and discuss five important homebuying lessons that every buyer should understand before purchasing a house. We cover the risks of assuming mortgage rates will fall, why “marry the house, date the rate” can backfire, temporary versus permanent mortgage rate buydowns, choosing the right loan strategy, and why your expected timeline in a home matters more than most buyers realize. We also discuss what happens when your life changes after buying a home, whether selling at or near your original purchase price is really a loss, the dangers of holding onto a property simply to “break even,” and why keeping your future down payment invested in the stock market could create unnecessary risk if you're planning to buy within the next couple of years. If you're a first-time homebuyer, thinking about buying a home, comparing mortgage options, or trying to decide whether now is the right time to buy, this episode will help you avoid some of the most common homebuying mistakes and make a smarter long-term decision. ✅ Are you Ready To Become A Homeowner?https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:theeducatedhomebuyer.com/start Buy right. Borrow smart. Build wealth.

  4. Sep 3

    Market Update - Mortgage Rates SURGE To The Highest Level Since June 2025

    Mortgage rates are moving higher again, and first-time home buyers need to understand what’s driving the change. Rising oil prices, renewed concerns about inflation, and fears that interest rates could stay higher for longer are pushing bond yields up, with mortgage rates following close behind. So how high could mortgage rates go? When could home buyers finally see lower interest rates? And what does all of this mean for home prices, housing affordability, and your ability to buy a home? In today’s LIVE episode of The Educated HomeBuyer, we break down what’s happening with mortgage rates, why oil prices and inflation matter to the housing market, and what first-time home buyers should be paying attention to before making an offer. If you’re thinking about buying your first home, this episode will help you better understand the current housing market, mortgage interest rates, affordability, and how to prepare before you start shopping. ✅ Are You Ready to Buy a Home?Take the “Am I Ready to Buy?” quiz:https://buyrightborrowsmart.com/quiz ✅ Start Your Stress-Free Home Buying Journeyhttp://www.buyrightborrowsmart.com/start Watch This Next 👇🏻 ➡️ The Housing Market RESET Is Aheadhttps://youtube.com/live/uQ4Mqrj6YJo 📩 info@theeducatedhomebuyer.com💻 http://www.buyrightborrowsmart.com Connect with Jeb Smith 👇 Jeb Smith | DRE 01407449Real Broker Buying a home in a market you don’t fully understand is stressful. Jeb walks you through the home buying process in plain language so you understand mortgage rates, home prices, negotiations, and what you’re getting into before you make an offer. Connect with Josh Lewis 👇 Josh LewisCertified Mortgage Consultant | NMLS 234220United American Mortgage Corp Nobody wants to be surprised at closing. Josh gives home buyers real numbers up front, explains what they actually qualify for, and helps them avoid mortgage mistakes that can cost thousands of dollars. 📱 714-916-5727 Topics discussed: mortgage rates, mortgage interest rates, first-time home buyers, buying a home, housing market, home affordability, inflation, oil prices, bond yields, Federal Reserve interest rates, mortgage rate forecast, home prices, first-time home buyer tips, and how to buy a house.

  5. Sep 1

    Renting Is CHEAPER... So Why Would You Buy A House? EP237

    Does buying a home still make sense in 2026? The housing market looks completely different than it did just four years ago. Mortgage rates are higher, home prices have increased, affordability is stretched, and in many markets renting is considerably cheaper than owning. In this episode of The Educated HomeBuyer, we take a step back from the monthly payment and look at the bigger picture. We break down how homeownership builds wealth over time through principal paydown, appreciation, leverage, and the ability to lock in a large portion of your housing costs with a fixed-rate mortgage. We also discuss the real renting vs. buying calculation in today's housing market, why time is such an important part of the equation, and why buying a home doesn't make sense for everyone. If you're a first-time home buyer trying to decide whether you should buy now, keep renting, or wait for mortgage rates and affordability to improve, this episode will help you think through that decision. Start Here 👇🏻 ✅ Are you Ready To Become A Homeowner:https://www.buyrightborrowsmart.com/quiz ✅ Start your stress-free journey today:theeducatedhomebuyer.com/start Whether you're preparing to buy your first home or simply trying to understand if homeownership still makes financial sense in today's market, the goal isn't to convince you to buy. It's to help you understand the numbers, know where you stand, and make the decision that's right for you. Buy Right. Borrow Smart. Build Wealth.

  6. Aug 27

    Market Update - The REAL Reason Mortgage Rates Won't Come Down

    Mortgage rates are staying higher than many buyers expected, and the Fed may not be the only reason why. With U.S. national debt now topping $40 trillion, rising Treasury yields could be putting additional pressure on mortgage rates and housing affordability. In this episode, we break down what’s really driving rates, what it means for the housing market, and whether buyers should expect meaningful relief anytime soon. Start Here 👇🏻 ✅ Not sure if you're ready to buy? Take the free 2-minute quiz and find out where you actually stand:https://buyrightborrowsmart.com/quiz ✅ Already know you're ready? Get 15 minutes of real clarity: what you can actually afford, what it costs to close, and exactly what to do next:http://www.buyrightborrowsmart.com/start ✅ Article discussed at the top of the show:Uncle Sam’s $40 Trillion Tab Is Living Rent-Free in Your Mortgage Payment Watch This Next 👇🏻 ➡️ The 2026 Housing Market Has PEAKED! Where Do We Go From Here? 📩 info@theeducatedhomebuyer.com💻 www.buyrightborrowsmart.com Connect with me 👇 Jeb SmithDRE 01407449Real Broker Buying in a market you don't fully understand is stressful. Jeb walks you through it in plain language, so you know exactly what you're getting into before you make an offer. Josh LewisCertified Mortgage Consultant | NMLS 234220United American Mortgage Corp Nobody wants to be surprised at closing. Josh gets you real numbers up front, tells you what you actually qualify for, and helps you avoid the mistakes that cost buyers thousands. M: 714-916-5727 #HousingMarket #InterestRates #LIVE

  7. Aug 24

    (Red Flags) How To Know When To WALK AWAY From Your Lender

    Buying your first home can feel overwhelming, especially when you're trying to understand mortgage rates, loan options, down payment requirements, closing costs, and how much home you can actually afford. The goal of The Educated HomeBuyer is to help first-time home buyers cut through the noise, understand the mortgage and real estate process, and make smarter decisions before buying a house. Whether you're just starting to save, getting ready for a mortgage pre-approval, comparing lenders, or actively shopping for a home, understanding the process can help you avoid expensive mistakes. We break down first-time home buyer programs, FHA loans, conventional loans, mortgage rates, home affordability, credit requirements, and the home buying process so you can buy with confidence. ✅ Are you Ready To Become A Homeowner?Take the Homebuyer Readiness Quiz ✅ Start your stress-free journey today:Connect with The Educated HomeBuyer Team Our mission is simple: help you Buy Right. Borrow Smart. Build Wealth. If you're a first-time home buyer looking for straightforward advice on mortgages, real estate, and buying a home, you're in the right place.

  8. Aug 17

    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.

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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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