Mark Liesner

If you’re listing a home in Texas right now, a price cut isn’t your only way to get a buyer’s attention. A seller-paid rate buydown or closing-cost credit can make a listing more compelling by addressing a buyer’s monthly payment or upfront costs. The key is to present the incentive accurately, confirm the loan rules, and make sure the numbers work for your seller. I was a successful Realtor before becoming a mortgage broker. I know agents need marketing ideas that are practical, clear, and...

You were told, “You don’t qualify.” That can feel like the end of the road. But sometimes it means, “You don’t qualify under this lender’s rules.” Mortgage programs such as FHA and conventional loans have guidelines. Individual lenders can add stricter requirements on top of them. Those extra requirements are called overlays. So the same borrower, applying for the same loan program, may get a different answer from a different lender. It depends on the full file and the lender’s rules. I don’t...

If you’re wondering whether to refinance now or wait for rates to fall, you’re not alone. Good question, and there isn’t one answer that fits every homeowner. As of the latest data available on October 14, 2026, the average 30-year fixed rate was around 7.4%. Freddie Mac reported 7.40% for the week of October 8, while one daily tracker showed about 7.36% on October 14. Those are broad market measures, not a rate you’re guaranteed to receive. Your quote depends on your loan, credit, property,...