The Texas Real Estate & Finance Podcast with Mike Mills

Mike Mills
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Dive deep into the heart of Texas Real Estate with Mike Mills, your dedicated guide through the intricate world of home loans and beyond. The Texas Real Estate and Finance Podcast isn't just another industry show—it's an exploration of opportunities, a masterclass from industry titans, and a beacon for those aiming for the pinnacle of success. Whether you're a seasoned professional or a curious newcomer, Mike brings to the table not only his expertise as a home loan professional but also heart-pounding conversations with top experts and leaders from the realms of Real Estate, mortgage, finance, and other real estate-centric sectors. Our promise? No fluff, just smart, actionable advice distilled from the experiences of those who have carved niches and built legacies. Every episode is a journey – a step towards achieving your potential, realizing your goals, and making informed decisions in the world of real estate and finance. Are you ready to redefine success, shatter your ceilings, and journey through the vast landscapes of opportunity? Join Mike and his esteemed guests and step into a realm of inspiration, motivation, and success. Your potential awaits, and together, we'll help you seize it. Subscribe now!

  1. Nov 3

    Competing With New Construction: How a Resale Still Wins | Market Update 197

    Competing with new construction is the new reality for every DFW seller. 43% of home builders cut their prices last month, and 65% are throwing in incentives like rate buydowns and closing costs. So if you're selling a resale home in Dallas Fort Worth right now, the house down the street isn't your only competition. The builder is. This week, Mike Mills breaks down how a resale still wins, and kicks off a new series on building your own AI assistant from scratch. In this episode: Mortgage rates as of November 2: tied for the lowest since September 23, and what election week and Friday's jobs report could do nextWhy the Treasury's $1.4 trillion borrowing estimate works against lower ratesBuyer tip: why the credit score on your phone isn't the one your lender seesHousing data: builder confidence at 29, the lowest since 2012, new home prices down almost 4%, and Dallas 17th of 19 cities on Case-ShillerSeller tip: what to do when Zillow and your agent don't agreeMike's Mind: prices up 31% since 2019, a $28,303 family health plan, Microsoft buyouts, record retirement accounts, Texas data centers, hacked grocery freezers, and a data center built from human brain cellsAgent tip: the one line to use when a builder's rate is stealing your buyer. The incentive ends. The price doesn't.AI segment: Build Your Own AI Assistant, Part 1. Draw the map of your pillars before you build a single agent. Want the Map Your Life prompt from the AI segment? Text or email Mike and he'll send it over. ⏱ Chapters 00:00 43% of builders just cut their prices 00:51 This week's rundown 01:48 Mortgage rates: election week and the jobs report 05:59 Buyer tip: your app score vs. your mortgage score 07:22 DFW housing data: builders slashing prices 10:13 Seller tip: when Zillow and your agent don't agree 11:46 Mike's Mind 15:14 Agent tip: the incentive ends, the price doesn't 16:45 Build Your Own AI Assistant, Part 1: Draw the Map 24:00 Recap 📊 Mortgage rates (Mortgage News Daily Index, as of November 2, 2026) 30-Year Fixed Conventional: 7.27% 15-Year Fixed Conventional: 6.92% 30-Year FHA: 6.91% 30-Year VA: 6.92% 30-Year Jumbo: 7.52% These are average market rate index numbers from Mortgage News Daily and may not reflect the specific rates you qualify for. Mortgage rates vary widely depending on your credit score, loan type, down payment, and more. Talk to a licensed mortgage professional, like Mike, or your lender. 📚 Sources mentioned Mortgage News Daily rate index and 10-year Treasury data · U.S. Treasury borrowing estimates (Nov 2) · Sage Advisory on midterm-year yields · NAHB/Wells Fargo Housing Market Index (October) · Census new home sales (September) · S&P Cotality Case-Shiller Index (August) · Zillow Zestimate accuracy page · BLS CPI and Usual Weekly Earnings · KFF Employer Health Benefits Survey · TechCrunch on Microsoft buyouts · Bloomberg on hedge fund short positions · Investment Company Institute · Industrial Info Resources · AP on supermarket freezer hacks · Cortical Labs · LangChain LangGraph docs · Stanford, "Lost in the Middle" 📌 Resources & Links Podcast Website: https://www.thetexasrealestateandfinancepodcast.com/ Mike Mills TX: https://mikemillstx.com Contact Mike: mike@mikemillstx.com | 817-689-6079 📱 Connect on Social Instagram: https://www.instagram.com/mikemillstx/ YouTube: https://www.youtube.com/@mikemillstx X (Twitter): https://x.com/mikemillstx LinkedIn: https://www.linkedin.com/in/mike-mills-49a09621/ Mike Mills, NMLS #756263 · GVC Core Community Mortgage · NMLS #2334 #TexasRealEstate #DFWRealEstate #RealtorTips

    Competing With New Construction: How a Resale Still Wins | Market Update 197

  2. Oct 21

    The Listing That Sits: Use AI and MLS Data Before You Cut the Price

    A stale listing strategy starts before the sign goes in the yard. In September, the typical North Texas seller closed at 93.9% of their original asking price. On a $400,000 house, that's about $24,000. And most of it traces back to one decision: the starting price. This week, Mike Mills shows Texas agents how to use MLS solds and AI to build the case for their seller up front, and what to do when a listing is already sitting. In this episode: - Mortgage rates as of October 20, and why high rates keep coming back to U.S. debt - Three ways mortgage rates actually come down, and what each one costs - Buyer tip: $10,000 off the price saves about $69 a month. $10,000 toward closing costs is cash at the table. - DFW housing data for September: 93.9% of original list, 62 days on market, pending sales down 19%. A transaction recession, not a housing crash. - Seller tip: move-in ready wins, and a pre-listing inspection takes the surprise out of the option period - Mike's Mind: seven-year car loans, a $1.2 billion bank fine, tariff refunds, Gen Z betting their retirement, and a congressman talking UAPs - Agent tip: the one question to ask when a buyer wants $10K off - AI segment: the listing that sits. Pull the solds, find the difference, offer concessions before you cut, market to the buyer who wants this house, and agree on plan A, B and C at the listing appointment. Want the Listing Kit from the AI segment? Text or email Mike and he'll send you the link. ⏱ Chapters 00:00 Why DFW sellers are closing $24K under list 01:07 This week's rundown 02:07 Mortgage rates: a U.S. debt story 06:15 Buyer tip: closing costs vs. a price cut 07:30 DFW housing data for September 09:46 Seller tip: move-in ready and the pre-listing inspection 11:17 Mike's Mind 16:11 Agent tip: "$69 a month or $10K now?" 17:06 AI segment: the listing that sits 23:51 Recap 📊 Mortgage rates (Mortgage News Daily Index, as of October 20, 2026) 30-Year Fixed Conventional: 7.40% 15-Year Fixed Conventional: 7.05% 30-Year FHA: 7.02% 30-Year VA: 7.04% 30-Year Jumbo: 7.65% These are average market rate index numbers from Mortgage News Daily and may not reflect the specific rates you qualify for. Mortgage rates vary widely depending on your credit score, loan type, down payment, and more. Talk to a licensed mortgage professional, like Mike, or your lender. 📚 Sources mentioned Mortgage News Daily rate index · MetroTex Association of Realtors, September 2026 single-family report · Realtor.com days-on-market analysis (June 2026) · NAR existing-home sales · CNBC on auto loans (Edmunds data) · Federal Reserve household debt data · Bank of America Bank Secrecy Act fine · Treasury/FinCEN beneficial ownership rule repeal · The Wall Street Journal on tariff refunds · Betterment Gen Z survey · Texas Stock Exchange · Rep. Eric Burlison on X · Jay Stratton on Fox News' Special Report with Bret Baier 📌 Resources & Links Podcast Website: https://www.thetexasrealestateandfinancepodcast.com/ Mike Mills TX: https://mikemillstx.com Contact Mike: mike@mikemillstx.com | 817-689-6079 📱 Connect on Social Instagram: https://www.instagram.com/mikemillstx/ YouTube: https://www.youtube.com/@mikemillstx X (Twitter): https://x.com/mikemillstx LinkedIn: https://www.linkedin.com/in/mike-mills-49a09621/ Mike Mills, NMLS #756263 · GVC Core Community Mortgage · NMLS #2334 #TexasRealEstate #DFWRealEstate #RealtorTips

    The Listing That Sits: Use AI and MLS Data Before You Cut the Price

  3. Oct 9

    AI Property Tax Protest: How Texans Can Fight the Appraisal District

    Can AI help you protest your property taxes in Texas? Michael Reeves, founder and CEO of The Andy App out of McKinney, says yes, and he built the app to prove it. Every spring, Texas homeowners open an appraisal notice that says their house is worth more than last year, and most of them just pay it. In this episode, Michael and host Mike Mills break down how an AI property tax protest works, why so many Texans leave money on the table, and what Realtors, lenders and homeowners should know before the next deadline. What We Cover Michael walks through how The Andy App pulls comparable sales the moment you enter your address. It then goes past the comp game by letting you photograph everything that lowers your home’s value. The county assesses your house as if it were ready to sell, and most homes aren’t: holes in the walls, water damage, a flooded water heater, a neighbor’s half-pipe in the front yard. Michael explains why those photos matter, how the AI pairs them with Texas tax law to argue a fair taxable value, and where a certified human tax consultant still reviews the work. Mike and Michael also cover the homestead and over-65 exemptions that get missed at the closing table, the refunds homeowners can still claim on past years, and what happens now that appraisal districts are running AI of their own. Key Takeaways Your taxable value isn’t your market value. The appraisal district values your home like it’s listed for sale, with fresh paint and clean carpet. If you aren’t selling, the current condition of the house should count. Photos of real damage and wear give the county evidence it can’t see from a drive-by or a comp report. You have to protest every year. Many homeowners protest once and assume they’re done. In Texas the value resets every year, so it has to be challenged every year. Michael shared the story of a Midland storage unit owner who never protested in 17 years and overpaid by an estimated half a million dollars. Missed exemptions can mean refunds. Michael says about two in ten Texas homeowners don’t have the homestead or over-65 exemption they qualify for, often because the form handed over at closing never gets filed. According to Michael, missed homestead and over-65 exemptions can be refunded for up to two years. Errors like being taxed on the wrong acreage, or a porch counted as living space, can be corrected for prior years too. The county is using AI too. Appraisal districts are starting to run their own AI on protest evidence. Michael shared a case where the county threw out photos that were three years old. Honest, current evidence is what wins, and Michael says the Andy App is built for its AI to work directly with the county’s systems as those develop. Hardship can be part of your case. A job loss, divorce, illness or drop in income can be included as part of a protest. The appraisal review board doesn’t have to grant relief, but Michael says counties have been open to hearing these cases. Questions This Episode Answers How do I protest my property taxes in Texas?Can I protest my property taxes with an app?Will photos of damage to my house hurt its resale value?What is the Texas property tax protest deadline?How do I get a refund for a missed homestead exemption in Texas?How are appraisal districts using AI? Important Dates The Texas protest deadline is May 15, or 30 days after your appraisal notice is delivered, whichever is later. Michael recommends taking photos of damage as it happens throughout the year, the same way you keep receipts for your income taxes. About Michael Reeves Michael Reeves is the founder and CEO of The Andy App, a property tax protest and exemption app for Texas homeowners. He has worked in the Texas property tax industry since 2014, including property tax consulting and property tax lending. The Andy App won the Wells Fargo-sponsored North Texas Startups Demo Day and the McKinney Economic Development Innovation Technology Award. Michael is also the author of Taxed By Algorithm. Resources The Andy App – Protest your Texas property taxes from your phone – https://theandyapp.comMichael Reeves – Michael’s website and book – https://themichaelreeves.comPodcast website – Past episodes and guests – https://www.thetexasrealestateandfinancepodcast.comMike Mills TX – Mortgage tools and resources – https://mikemillstx.com

    AI Property Tax Protest: How Texans Can Fight the Appraisal District

  4. Sep 30

    Why Rates Spiked, Why Texas Isn't Frozen, and How to Set Up AI Right

    The 30-year mortgage went from 6.89% to 7.58% in three weeks. Everybody's blaming oil and the war in Iran — but oil dropped 4% the same day rates hit their high, and rates went up anyway. So something else is going on. This episode breaks down what's actually moving rates, why the Texas housing market is doing the opposite of what national headlines claim, and how to set up an AI project so you stop re-explaining your entire business every single morning. WHERE RATES ARE 30-Year Fixed Conventional — 7.58% 15-Year Fixed Conventional — 7.20% 30-Year FHA — 7.24% 30-Year VA — 7.25% 30-Year Jumbo — 7.60% Market averages per the Mortgage News Daily index as of 9/29/26. Not a quote. Highest the 30-year has been since April 2024. A year ago it was under 6.40%. The last cycle peak, back in late 2023, was around 7.8% — so we're close. WHY IT'S HAPPENING Mortgage rates are built off the 10-year Treasury, currently around 5.25%, plus a spread of roughly 2%. From late February to mid-September the 30-year rose 0.97 points and the 10-year rose 0.97 points — identical to the basis point. The government is borrowing enormous sums and has to pay more to attract lenders. Your mortgage rides on top of that. Matthew Graham at Mortgage News Daily said this week that oil can't explain the move. It's strong economic data, expectations of more strength, and Treasury supply pressure. And that "strong" data is AI and data centers — a handful of companies that make up about a third of the entire stock market. Real growth, just not growth that shows up in anyone's paycheck. TEXAS HOUSING — THE NATIONAL STORY ISN'T OUR STORY Texas closed sales have been running ahead of last year for months. The Texas Real Estate Research Center at Texas A&M says the first half of 2026 gained momentum. Meanwhile: • Statewide median around $343,000, about 0.4% below a year ago • Prices softening 13 consecutive months — flat with a slow leak, not a crash • Inventory around 5.5 months (4–5 is balanced) — buyer territory for the first time since before the pandemic • Typical seller price cut: about $12,000, roughly 3% off list • Homes selling in about 62 days, only two days slower than last year IS THIS 2008 AGAIN? Peak to trough in the last crisis, Dallas fell 10.5% and Austin fell 8.5%. Las Vegas fell 64%, Phoenix 56%, Miami 52%. Going in, Dallas was about 3% above fundamentals, Houston 5%, and Austin was actually undervalued. Texas never inflated, so there was nothing to give back. Boring lending laws and cheap land — still true today. BUYER TIP — THE PAYMENT ZILLOW SHOWS YOU IS WRONG Three reasons it's off in Texas: taxes pulled from the prior owner's bill (homestead exemptions and over-65 freezes don't transfer), an insurance estimate that's always low for a hail state, and mortgage insurance that depends on loan type, down payment and credit. Stack those and you're a few hundred a month off. Get pre-approved before falling in love with a house — and fully underwritten if the situation is complicated. SELLER TIP — A BETTER MOVE THAN CUTTING YOUR PRICE Cut $10,000 off a $400,000 house and the buyer's payment improves about $60 a month. It'd take that buyer almost 14 years of $60 to equal what you just handed over. Offer the same $10,000 as a closing cost credit instead — same money out of your pocket, but it lands the day the buyer actually needs it, and you keep your sale price for the appraisal and the comps. Seller credits are capped by loan type and down payment, so confirm the number with a lender before advertising it. MIKE'S MIND Hurricane Polo and a possible foot of rain. Abbott's diesel disaster declaration at $5.86 a gallon. Household income falling from 78 ounces of gold in 1990 to 19 today. A record $32,461 for a three-year-old used car. Rent, oddly, behaving itself. The bond market pricing four more hikes by June 2027. And core drilling starting at the Noah's Ark formation in eastern Turkey. AGENT TIP — TURN SHOWING FEEDBACK INTO EVIDENCE Sixty seconds after every showing, talk it into your phone's AI voice button. One agent saying the kitchen is dated is an opinion. Nine agents saying it is a number you can put in front of your seller. BUILD A PROJECT — THE MAIN EVENT Every major AI tool has this and most people scroll right past it. The six pieces: title, description, custom instructions, context documents, the SOP, and connectors. Plus the part that matters most — you don't write the procedure, you do the job with the AI open and then tell it to write down what you did. Walkthroughs for four setups: Listings, Buyers, Content, and your own business. THE BUYER PROJECT — FREE I built a project for Texas agents running a buyer through a transaction. TREC forms, the contract, timelines, deadlines, and email templates for every step. Message me and I'll send it your way. CHAPTERS 00:00 Rates jumped and it isn't oil 00:23 Welcome to the show 01:26 What's in this episode 02:30 Quick word 02:53 Rates: where we are 03:57 Why rates are climbing 05:16 How your mortgage rate gets built 07:48 Buyer tip: the payment Zillow won't tell you 08:25 Texas housing: not the frozen market you heard about 09:52 Is this 2008 again? 11:11 Seller tip: a better move than cutting price 12:50 Mike's Mind 17:14 Agent tip: turn showing feedback into proof 18:22 Build a project: the full walkthrough 28:16 Wrap SOURCES Mortgage News Daily · Texas Real Estate Research Center at Texas A&M · Texas REALTORS® · Fortune · Yahoo Finance CONNECT mikemillstx.com · mike@mikemillstx.com · 817-689-6079 YouTube: @mikemillstx Mike Mills, NMLS #756263 · GVC Mortgage, DBA Core Community Mortgage, NMLS #2334 · Equal Housing Lender. This is educational content, not a loan commitment or an offer to lend. Rates shown are market averages, not quotes.

    Why Rates Spiked, Why Texas Isn't Frozen, and How to Set Up AI Right

  5. Aug 13

    Set Up Your AI Like an Employee — The Realtor's Step-by-Step

    Most agents are using AI like it's 2010 — type a question, grab the paragraph, close the tab. That's about 10% of what the tool actually does. This week Mike Mills shows you the other 90%: how to set up ChatGPT or Claude so it knows who you are, your market, and how you talk — so it works like a real employee instead of a search box. Plus the usual market rundown: rates, DFW housing, and two tips your competition isn't using. In this episode: • Rates eased after a cool CPI print — why the Fed's September rate-hike odds got cut nearly in half • DFW went flat — ~$420K median, ~50 days on market, sellers giving back ~5% off original list • Buyer Tip: kill the credit-pull fear (soft pulls + the rate-shopping window that counts as one hit) • Seller Tip: the recast — cleaner and cheaper than a bridge loan for move-up sellers with locked-up equity • Mike's Mind: builders acting like banks, the jobs numbers nobody's checking, and yes — we crashed a rocket into the moon • Main Event: a step-by-step AI setup — custom instructions, projects, context docs, connectors, artifacts, and skills Resources: • Buyer Assistant Project & My Brand Builder (free — interviews you and hands back a paste-ready AI profile): https://mikemillstx.com/realtor-ai-toolkits/ • More at mikemillstx.com If this helped you sound smarter in front of your clients, hit subscribe, leave a review, and send it to one agent in your office who needs it. Got a client who needs a straight answer on financing, a second opinion on a pre-approval, or a lender who picks up the phone? Send them my way. — Mike Mills | NMLS #756263 | GVC Mortgage (NMLS #2334), DBA Core Community Mortgage | Equal Housing Lender | 817-689-6079 | mike@mikemillstx.com Rates referenced are market averages (Mortgage News Daily) as of 8/12/2026, not a quote; your rate depends on your specific situation.

    Set Up Your AI Like an Employee — The Realtor's Step-by-Step

  6. Jul 22

    How to Start Using AI in Real Estate: Small Moves Every Realtor Can Make

    How to Start Using AI in Real Estate: Small Moves Every Realtor Can Make (with Jeff Loyd) If you want to know how to start using AI in real estate without buying 40 tools or a $999 masterclass, this episode is your on-ramp. Mike Mills sits down with Jeff Loyd — President and co-founder of Cloud Team Realty, one of the first DFW brokerages built AI-first from the studs up — for a hype-free, practical look at where agents should actually begin. No robot butler named Chad required — just a few basics that give you your time back: using AI to learn (and making it cite its sources), role-playing tough client conversations, building your own simple tools, and automating the boring, repeatable work that quietly eats your week. Jeff shares real examples — a role-play prompt that saved an agent's full commission, a compliance bot that tracks CE credits so no license lapses, and using AI to crunch MLS data on a tricky listing price — while making the case that the human relationship is still what closes the deal. Whether you're AI-curious or AI-overwhelmed, you'll leave with a clear first step. In this episode: Why "you don't need 40 tools" — the three basics to start withMaking AI cite its sources so you can trust but verifyRole-playing clients to sharpen your pitch (and protect your commission)Projects vs. chats vs. cowork — what each one is, in plain EnglishReal automations: CE-credit tracking, brand audits, MLS pricing analysisWhere Zillow's AI push leaves agents — and why relationships still winJeff's #1 rule: if you can do it manually, do it manually first Guest: Jeff Loyd — President & co-founder, Cloud Team Realty · cloudteamrealty.com · jeff@cloudteamrealty.com Host: Mike Mills — Mortgage Banker, GVC Mortgage (DBA Core Community Mortgage), NMLS #756263 · mikemillstx.com New episodes weekly — follow so you don't miss the next one, and if this helped, share it with an agent who needs it.

    How to Start Using AI in Real Estate: Small Moves Every Realtor Can Make

  7. Jul 7

    How AI Picks Realtors: What the Internet Says About You When You're Not in the Room

    How AI picks realtors is the question every Texas agent should be asking right now — because your next client is Googling you, or straight-up asking ChatGPT about you, before they ever pick up the phone. After six months away, Mike Mills is back with a full relaunch and an episode that runs from a Middle East war and a brand-new Fed chair all the way to the uncomfortable truth about what the internet says about you when you're not in the room. Part market update, part comeback story, part wake-up call for any Texas Realtor who wants to get found online in a world where AI increasingly decides who gets the referral. In this episode: - Where Mike's been for six months — the rebrand, and the AI tool he's been building all year - The rate story connecting your buyer's mortgage payment to a Middle East war, a Venezuela oil play, and the US–China bond market - Why "marry the house, date the rate" is lazy advice — and what to say instead - A quick, honest look at where DFW prices, inventory, and days on market actually sit - The five-minute, zero-cost agent tip that might be the most important thing you do all week - Mike's Mind: failed Pentagon audits, a housing bill nobody wants to sign, Wall Street dumping homes… and yes, aliens - The one seller mistake quietly costing thousands in this market - The AI brand audit Mike built — showing you exactly how AI picks realtors, what it says about you, and how to fix it Want your own AI brand audit? Email Mike at mike@mikemillstx.com and tell him you want the audit — he'll run it and send back your score, your five biggest opportunities ranked by impact, and a fix-list. Rather build it yourself? Same email, and he'll show you how. Buying, selling, or refinancing in North Texas? That's Mike's day job — reach out anytime. If this helped: subscribe, share it with an agent who needs it, or leave a quick review. Costs nothing, helps a lot. mike@mikemillstx.com | mikemillstx.com Rates discussed are provided by Mortgage News Daily. Check with a licensed loan officer like me to get your specific rate.

    How AI Picks Realtors: What the Internet Says About You When You're Not in the Room

  8. 12/15/2025

    The Fed Rate Cut Explained: Why Mortgage Rates Could Still Drop in 2026

    Episode Description:The Federal Reserve just cut rates for the third time this year—but then signaled they're basically done. So what does that actually mean for mortgage rates and homebuyers in 2026? In this episode, Mike breaks down the December 2025 Fed meeting and explains three real reasons why mortgage rates could continue to drop in 2026, even though the Fed is pumping the brakes on future cuts. You'll learn: Why the Fed doesn't actually control your mortgage rate (and what does)How Fannie Mae and Freddie Mac's $234 billion MBS buying spree is pushing rates downWhat happens when Jerome Powell's term ends in May 2026The real math behind "waiting for lower rates" vs. buying nowCurrent opportunities in the Texas housing market Special Note: This episode was created using AI voice cloning technology. The research, analysis, and insights are 100% Mike's—but the audio is AI-generated using his cloned voice. He explains why at the end and offers to show you how to do the same for your business. Key Timestamps:[00:00] - Intro: AI voice technology transparency [02:15] - The Fed doesn't control mortgage rates—here's what does [05:30] - Reason #1: Fannie/Freddie's massive MBS buying spree [08:45] - Reason #2: New Fed Chair coming in May 2026 [11:00] - Reason #3: Rates already dropped and could fall further [13:30] - The math: Why waiting costs you $38,400 [16:15] - Texas market snapshot and current opportunities [19:00] - What you should actually do right now [21:45] - How this content was created (AI workflow explanation) [23:30] - Closing and contact info Resources Mentioned:Fannie Mae & Freddie Mac MBS Data: Referenced $234B portfolio expansionFederal Reserve December 2025 Meeting: Fed Funds Rate cut to 3.5-3.75%Texas A&M Real Estate Center: Texas housing market dataFed Chair Candidates: Kevin Hassett, Kevin Warsh, Chris Waller Key Takeaways:✅ The Fed Funds Rate and mortgage rates are NOT the same thing ✅ Mortgage rates are driven by Mortgage-Backed Securities (MBS), not Fed policy ✅ Fannie/Freddie are actively buying MBS to push rates down ✅ A new Fed Chair in May 2026 could mean more rate cuts ✅ Waiting for "perfect" rates while home prices appreciate 4-5% costs more than buying now ✅ Texas market has shifted—seller concessions available, bidding wars are rare ✅ Best strategy: Buy at today's prices, refinance later if rates drop About This Episode:This episode uses AI voice cloning technology. Mike wrote the script, conducted the research, and provided all analysis—but the audio was generated using his cloned voice through Eleven Labs. This allows for efficient content creation while maintaining quality and authenticity. Interested in learning how to create content like this for your business? Contact Mike for a walkthrough of the AI tools and workflows he uses. Connect with Mike Mills:📞 Phone: 817-689-6079 📧 Email: mmills@sfmc.com 🔗 Links: linktr.ee/mikemillsmortgage Mike Mills is a North Texas mortgage banker with Service First Mortgage (NMLS #756263), specializing in helping first-time buyers, move-up buyers, and investors navigate the mortgage process. Subscribe & Follow:🎙️ Podcast: The Texas Real Estate & Finance Podcast 🌐 Website: thetexasrealestateandfinancepodcast.com 📘 Facebook: facebook.com/millsmortgage 📸 Instagram: @mikemillsmortgage 🎬 YouTube: Mike Mills Mortgage 💼 LinkedIn: Mike Mills Fed rate cut explained, mortgage rates 2026, Federal Reserve, homebuying tips, Texas real estate, refinance strategy, Fannie Mae, Freddie Mac, mortgage-backed securities, Jerome Powell, interest rates, housing market 2026, first-time homebuyer, real estate investing, North Texas housing Legal Disclaimer:This podcast is for educational and informational purposes only. Mortgage rates, terms, and market conditions vary by individual circumstances. Contact a licensed mortgage professional for personalized advice. Mike Mills NMLS #756263 | Service First Mortgage | Equal Housing Lender Episode Notes:Recorded: December 2025 (AI-generated audio)Research Date: December 11-15, 2025Fed Meeting Referenced: December 9-10, 2025Technology Used: Eleven Labs voice cloning, AI script narration Until next time—be good humans, and just keep grinding. Because life is what you make it, so make it great.

    The Fed Rate Cut Explained: Why Mortgage Rates Could Still Drop in 2026
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About

Dive deep into the heart of Texas Real Estate with Mike Mills, your dedicated guide through the intricate world of home loans and beyond. The Texas Real Estate and Finance Podcast isn't just another industry show—it's an exploration of opportunities, a masterclass from industry titans, and a beacon for those aiming for the pinnacle of success. Whether you're a seasoned professional or a curious newcomer, Mike brings to the table not only his expertise as a home loan professional but also heart-pounding conversations with top experts and leaders from the realms of Real Estate, mortgage, finance, and other real estate-centric sectors. Our promise? No fluff, just smart, actionable advice distilled from the experiences of those who have carved niches and built legacies. Every episode is a journey – a step towards achieving your potential, realizing your goals, and making informed decisions in the world of real estate and finance. Are you ready to redefine success, shatter your ceilings, and journey through the vast landscapes of opportunity? Join Mike and his esteemed guests and step into a realm of inspiration, motivation, and success. Your potential awaits, and together, we'll help you seize it. Subscribe now!

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