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 (64)
  • 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. 3d ago

    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.

    34 min

  2. 6d ago

    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.

    23 min

  3. 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

    54 min

  4. Jun 29

    How To Buy A Home With Almost No Cash Out Of Pocket - EP228

    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 paymentHow much cash you really need to buy a home as a first-time buyerHow seller concessions work and the caps for each loan programHow lender credits, points, and buy downs affect your cash to close and monthly paymentHow gift funds can cover your down payment AND closing costsWhy 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

    32 min

  5. Jun 22

    New Fed Chair, NO Rate Cuts: Should You Still Buy a House? - EP227

    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

    26 min

  6. Jun 15

    10 Secrets to a Smooth Home Closing for First-Time Buyers - EP226

    10 Insider Rules for a Smooth, Stress-Free Home ClosingMost 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. In this episode, you will learn:Why first-time home buyers should prepare before writing an offerHow homeowners insurance can delay or disrupt your home closingWhy choosing your mortgage program early mattersWhat financial mistakes to avoid while under contractHow inspections, appraisals, and underwriting affect your closing timelineWhy a “boring” closing is exactly what every home buyer should wantThis 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.

    26 min

  7. Jun 8

    Why A 2008-Style HOUSING CRASH Will Never Happen Again - EP225

    Why First-Time Home Buyers Shouldn’t Wait for a 2008 Housing Market CrashIf 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 Topics covered: 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 homeWatch before buying your first home in today’s housing market.

    35 min

  8. Jun 4

    Market Update - The Housing Market Just Sent Sellers a Warning

    Is the housing market finally shifting away from sellers? In this episode of The Educated Homebuyer, Jeb Smith and Josh break down why sellers are pulling homes off the market at the fastest pace since 2020, what that means for inventory levels, and how it could impact first-time home buyers heading into the second half of the year.You'll learn why many homeowners are choosing not to sell, how low mortgage rates from previous years continue to limit housing supply, and why inventory remains one of the most important factors driving home prices today. We also discuss current housing market trends, pending home sales, new listings, mortgage rate movement, and whether buyers should expect home prices to decline in the coming years. For first-time home buyers, this episode provides critical insight into affordability, real home price trends versus nominal home prices, builder incentives, mortgage options, and why waiting for a housing market crash may not be the best strategy. Jeb and Josh explain how inflation impacts housing affordability and why many experts believe home prices could remain relatively flat while becoming more affordable over time. Topics covered include: Housing inventory trends and why supply remains historically lowWhy sellers are removing listings from the marketCurrent mortgage rates and affordability challengesFirst-time home buyer opportunities in today's marketBuilder incentives and new construction risksReal estate market predictions for 2026 and beyondWhy a major housing market crash remains unlikelyHow inflation affects home values and purchasing powerWhether now is a good time to buy a houseStrategies for navigating today's housing marketWhether you're buying your first home, considering selling, or simply trying to understand where the real estate market is headed, this episode provides the data and insights you need to make informed decisions.✅ Ready to become a homeowner? Start your stress-free journey today:https://www.jebsmith.net/start

    1h 2m
See All (436)

4.7
out of 5
64 Ratings

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.

Information

You Might Also Like