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Canopy Mortgage, LLC 360 Technology Ct Ste 200 Lindon, UT 84042 NMLS ID #1359687 www.nmlsconsumeraccess.org

06/12/2026

Here is the good news agents should be sharing with their clients right now: buyers have not disappeared. They have just become more selective and there is a meaningful difference between those two things.

Purchase mortgage applications are still running higher than last year. That tells us people are actively trying to buy homes even with all the noise around affordability and rates. The demand is there. What has changed is the behavior. Buyers are not chasing every listing that comes to market. But they are absolutely still moving when the home, the price, and the monthly payment all make sense together.

So if a seller is feeling like the market is frozen, the more accurate and more useful message is this: the market is not dead. It is selective. Serious buyers are out there every day. They are just more intentional about what they will commit to and less willing to rationalize a purchase that does not pencil out.

What that means in practice is that pricing, presentation, and strategy matter more than ever right now. A well-priced home that shows well and is marketed strategically is still finding buyers. An overpriced home that is waiting for the market to come to it is accumulating days and losing leverage with every week that passes.

Reach out if you want to talk through how to position your clients for success in this environment.

06/02/2026

The Iran conflict may be winding down, and for buyers, sellers, and real estate professionals, that is meaningful news worth paying attention to.

Geopolitical uncertainty has been one of the primary drivers pushing mortgage spreads higher and creating the rate volatility that has made planning difficult for anyone in the market.

As that uncertainty begins to ease, it creates a more stable and predictable environment for buyers and sellers to make confident decisions.

Rates will still be influenced by broader economic conditions, including inflation and bond market movement, but removing a major source of unpredictability from the equation changes the landscape in a positive way.

For agents, this is a genuinely good moment to reassure clients who have been hesitant.

The market is steadying.

Strategic moves made now can position buyers and sellers well for the months ahead before broader awareness of this shift drives increased competition and reduces the negotiating leverage that currently exists.

Reach out and let's talk through what this means for your specific situation and how to take advantage of the current window.

05/26/2026

The buyers who said they were waiting until rates drop may not be waiting much longer, and the data is making that very clear right now.

Pending home sales just posted their third straight month of gains. Signed contracts are up over 3 percent from last year and purchase applications are running 8 percent ahead of where they were a year ago. This is not just one busy weekend or one packed open house. It is a real and measurable shift in buyer activity that is building momentum across the market.

The wait-and-see crowd is starting to turn into the active buyer crowd and that matters for everyone. Sellers who wait too long could end up listing when more inventory hits the market and more competition arrives. Buyers who wait for perfect conditions may find themselves competing with a larger group of people who had exactly the same plan.

The people who do well in this market are almost always the ones who pay attention early, get prepared, and make smart moves before everyone else figures out what is happening. If you have someone sitting on the sidelines right now, this may be exactly the right time to start the conversation.

Reach out and let's talk through what this market shift means for your specific situation.

05/21/2026

Big news this week as Kevin Warsh was just confirmed as the new chair of the Federal Reserve and everyone is asking the same question: what does this mean for mortgage rates?

Here is the honest answer. Warsh has historically voted in favor of reducing the federal funds rate, so having him at the helm is a positive development. But here is the truth most people miss.

The Fed actually controls short-term lending rates between banks. Mortgage rates are driven by the long-term bond market, inflation expectations, and investor sentiment. Those are completely different levers. A new Fed chair does not flip a switch and change your mortgage rate overnight.

Even with new leadership, rate decisions have to go through a 12-member committee. And with inflation currently sitting at 3.8%, the Fed will likely stay patient through Warsh's first few meetings rather than moving aggressively.

Here is the good news. Industry leaders are pointing to one word right now: stability. And stability is exactly what buyers need to confidently plan their next move. When the market is not whipping around from week to week, buyers can make informed decisions without feeling like the rug could be pulled out from under them.

If you want to know where rates are actually headed, watch the bond market. That is where the real story lives.

Follow me for more on what is actually moving the market right now.

05/20/2026

If you have been wondering why mortgage rates jumped again this month just when they seemed to finally be heading in the right direction, here is exactly what is happening.

Rates briefly dipped in late April and had a lot of buyers feeling optimistic. Then they climbed back up amid renewed tension over the Iran conflict, rising oil prices, and ongoing inflation concerns. Here is the key thing to understand about why that happens. Global events directly impact your mortgage rate because when uncertainty rises, investors move money into bonds for safety. That increased demand for bonds pushes yields down temporarily, but when tension escalates and inflation fears resurface, yields move back up and mortgage rates follow. The connection between geopolitical headlines and your monthly payment is more direct than most buyers realize.

The good news is that this volatility is actually creating real opportunities for prepared buyers. Rates are swinging daily, which means windows are opening where you can lock in a strong rate if you are positioned to move quickly. The buyers winning right now are the ones with their pre-approval ready, their down payment in place, and a loan officer actively watching the market for them. When rates dip even for a single day, they are ready to lock immediately.

Get fully prepared now so you can act when the next window opens. Build a small cushion into your budget for safety and stay in close contact with your loan officer for daily updates. Follow me for real-time market insights that keep you ahead.

05/13/2026

The Fed just held rates steady for the third time this year, and this was Jerome Powell's final meeting as chair. Here is what that actually means for your mortgage right now.

When the Fed holds rates steady it typically creates a window of stability, and that stability is genuinely a buyer's friend. It gives you time to shop, plan, and get prepared without the market shifting underneath you every single week. But here is what most people miss entirely. Mortgage rates do not move in lockstep with the Fed. They follow the 10-year Treasury yield and investor expectations about what comes next. That means rates can still drift lower even when the Fed holds steady, if the bond market believes cuts are coming later this year.

A new Fed chair often brings a fresh tone to the market as well. And with no June meeting on the calendar, we have a longer runway of predictable policy than we have had in a while.

If you are shopping right now, build a cushion of 0.250% to 0.500% into your numbers until you have a signed contract. That way you stay in control no matter which direction rates move. Buyers who get prepared during quiet periods like this one consistently tend to win when the market shifts.

Follow me and I will keep you ahead of the curve.

05/11/2026

I want to share something a little different this week. Less market data, more business strategy.

There is a stat I keep thinking about. NAR surveyed nearly 50,000 agents and found that while 68% have used AI in some form, only 17% say it has a significant positive impact on their business. That gap says everything.

The agents winning with AI right now are using it for the time-consuming tasks that eat into their day. 68% are writing listing descriptions with it. 59% are creating social media content. 53% are drafting emails and newsletters. That is an hour or more back in your day, every single day, that you can redirect toward clients and conversations that actually move the needle.

But here is where it gets really interesting. PwC just released their Emerging Trends in Real Estate 2026 report and they are calling the next phase agentic AI. These are tools that plan and act with minimal prompting and run continuous processes around the clock. Not just helping you write things but actually doing things on your behalf while you sleep. This second wave is just starting to hit residential real estate and the agents who figure it out now will have a real edge over the ones who discover it two years from now.

The agents winning with AI are not the most tech-savvy people in the room. They are the ones who treat it like a junior assistant and put it to work consistently.

Follow along for more ways to grow your real estate business.

05/05/2026

Something just changed in mortgage underwriting that every real estate agent needs to know about and every buyer who has ever been told no needs to hear.

On April 22nd, HUD, Fannie Mae, and Freddie Mac officially rolled out VantageScore 4.0 and FICO 10T for mortgage underwriting. This is the biggest credit scoring update in 30 years and the implications for your buyer pool are significant.

Here is what changed. The new models now factor in on-time rent payments and 24 months of credit trends, giving lenders a much fuller and more accurate picture of a buyer's real financial habits rather than just a snapshot of their debt history. The result is that an estimated 5 million buyers who were previously turned down may now qualify for a home loan under the new guidelines.

Think about what that means for your business. Every past client who walked away disappointed. Every person who came close but could not quite get there. Every renter who has been paying on time for years but could not get credit for it in the traditional model. This update changes the conversation for all of them.

Now is the perfect time to reach back out, reconnect, and get those clients paired with a loan officer who understands these new guidelines and knows how to position their file correctly.

Follow me for more updates that help you grow your business in today's market.

04/29/2026

The buyers who feel like they finally have leverage right now are not imagining it. The data is saying the same thing and agents who understand what it means are going to have a significant edge this spring.

Redfin just reported that sellers outnumbered buyers by approximately 43% in March. That is nearly the largest gap they have tracked since 2013. By every measure buyers have more negotiating power right now than they have had in years. And here is the part that makes this moment even more interesting: purchase mortgage applications jumped 10% last week and are running 14% ahead of last year. Real buyers with real financing are showing up and they are ready to move.

So what separates the agents who are going to win this spring from the ones who are going to watch it happen? The top producers are doing two things consistently. They are coaching buyers to negotiate from a position of genuine confidence because the data supports it. And they are coaching sellers to price and present with the discipline of 2019, not the expectations of 2021, because the market will reward that approach and punish the alternative.

The agents who can communicate both sides of this story clearly to their clients are the ones who will close more business this spring than everyone else. Are you having those conversations?

04/24/2026

The biggest story in real estate right now is not rates, inventory, or prices. It is the ceasefire, and here is why it changes everything for buyers who have been sitting on the sidelines.

When the conflict in the Middle East kicked off in late February, oil prices spiked, Treasury yields jumped, and the spring market essentially froze in place. But the two-week US and Iran ceasefire announced earlier this month has already pulled the 10-year Treasury yield back down and stabilized energy markets. That matters for one significant reason: mortgage rates follow the 10-year Treasury. When that yield comes down, your rate comes down with it.

Freddie Mac's chief economist Sam Khater is already calling this a positive development for homebuyers that could spark a stronger spring market than we saw last year. The buyers who went quiet in March are watching this closely, and a more stable backdrop tends to bring fence-sitters right back into showings fast. Add to that the fact that Bright MLS is reporting a historic rise in inventory, which means more choices and more room to negotiate the moment confidence returns.

If you paused your home search this spring, now is the time to take another look. The window is opening back up and buyers who move with the right strategy right now are going to be very well positioned.

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