In September, mortgage rates continued to fall, reaching levels last seen two years ago. According to Freddie Mac, the average rate for a 30-year fixed-rate mortgage decreased to 6.18%, marking a 32-basis-point (bps) drop from August's average. The 15-year fixed-rate mortgage experienced an even sharper decline, falling by 42 bps to 5.26%. Additionally, the 10-year Treasury rate fell by 23 bps, moving from 3.98% in August to 3.75%.

Building on Your Own Lot: The Advantages

Buying a house is one of life's most significant investments. Building a home adds another layer of customization and personalization, as it allows homeowners to select the exact lot where they want to establish their dream home. Building on your own lot offers several advantages that streamline the process and help homeowners achieve their vision.

Location Matters

Building on your own lot allows for intentional location selection, ensuring that you do not have to compromise on a ZIP code or specific setting. Within a subdivision, you can even choose the precise lot—whether it's on a particular street, near a cul-de-sac, or surrounded by more green space. This creates a personalized living experience that aligns with your lifestyle, budget, and long-term plans.

Customization and Control

One of the most significant benefits of building on your lot is the complete design freedom it offers. Unlike buying a pre-built home, you have more flexibility in customizing the floor plan, layout, and finishes to reflect your personal style and preferences. Additionally, having a larger lot provides the opportunity for more outdoor space, potential additions, and long-term expansions.

Planning for the Future

Choosing to build on your own lot means you can select a property that aligns with your long-term vision. Careful planning ensures that future projects—such as landscaping, expansions, or even a pool—are feasible. You have more control over the lot's size, layout, and orientation, helping you maximize the potential of your new home.

A Personal Connection

Living in a newly built, custom-designed home often creates a strong emotional connection. The experience of stepping into a space that you've planned from the ground up—complete with the "new home smell"—is unique. The home's design, materials, and features are tailored to your preferences, making it a true reflection of your style and personality.

Fewer Restrictions

Building on your own lot often means fewer restrictions compared to neighborhoods with homeowners associations (HOAs) or development guidelines. While some communities may impose limits on home size, design, or other factors, building on your lot allows more flexibility. This freedom extends from the overall architecture to interior finishes, offering more control over your home's functionality and aesthetics.

Mortgage Outlook for 2024

Looking ahead, the National Association of Home Builders (NAHB) projects a continued decline in mortgage rates. The 30-year mortgage rate is expected to approach 6% by the end of 2024, with further easing to below 6% in 2025. The NAHB also anticipates additional rate cuts by the Federal Reserve before the close of 2024, which could contribute to improved affordability for homebuyers.

Building on your own lot not only offers a customizable living experience but also positions homeowners to benefit from the potential decline in mortgage rates. With the possibility of reduced rates on the horizon, now may be an opportune time to plan your dream home and secure a more favorable financial outlook.

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Mortgage Rates Fall in August with Further Declines Anticipated

Mortgage rates continued to decline in August, landing at an average rate of 6.50%. This represents a significant drop of 35 basis points (bps) from July's average rate of 6.85%, according to Freddie Mac. The current rate also reflects a 57 bps decrease from a year ago when rates stood at 7.07%.

The downward trend was not limited to the 30-year fixed-rate mortgage. The 15-year fixed-rate mortgage also experienced a decrease, dropping by 45 bps from July to 5.68%. This rate is 75 bps lower than it was in August of last year. Meanwhile, the 10-year Treasury rate fell by 30 bps, moving from 4.28% in July to 3.98% in August.

Looking ahead, the National Association of Home Builders (NAHB) forecasts a gradual decline in mortgage rates over the next couple of years. By the end of 2024, the 30-year mortgage rate is expected to decrease slightly to around 6.66%, with a further decline to just under 6% anticipated by the end of 2025. The NAHB outlook also suggests that the federal funds rate could see a cut of 25 bps by December, though it's possible that the Federal Reserve might opt to lower rates sooner, potentially during the September Federal Open Market Committee (FOMC) meeting.

The overall downward trajectory of mortgage rates offers some optimism for potential homebuyers and the broader housing market as 2024 approaches, with the hope of greater affordability on the horizon.

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Single-Family Built-for-Rent Construction Surges Amid High Mortgage Rates

As the housing market grapples with elevated mortgage interest rates, builders are increasingly turning to single-family built-for-rent (SFBFR) homes to meet rising demand for rental properties. According to data from the Census Bureau's Quarterly Starts and Completions by Purpose and Design, analyzed by the National Association of Home Builders (NAHB), approximately 23,000 SFBFR homes were started in the second quarter of 2024. This represents a nearly 10% increase from the same period in 2023, highlighting the growing interest in this niche market.

Over the last four quarters, SFBFR starts totaled 83,000 homes, a significant rise of over 20% compared to the 69,000 homes started in the previous four quarters. The market share for these types of homes, currently averaging 8%, has increased substantially from the historical average of 2.7% between 1992 and 2012. Although the SFBFR market remains relatively small, this growth is notable as builders focus on providing inventory to renters during a period marked by high homeownership costs.

It's important to note that the data only accounts for homes built and held by builders for rental purposes, excluding homes sold to other parties for renting. NAHB estimates suggest that such sales may account for an additional 3% to 5% of single-family starts.

SFBFR homes are becoming a key solution for prospective renters seeking single-family living arrangements, particularly as home affordability remains a challenge for many buyers due to rising interest rates and larger down payment requirements. This trend highlights how the rental market is evolving to accommodate growing demand for more spacious, family-oriented housing in suburban environments.

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PJ Morton's Bolden House Project Faces Uncertain Future After Five Years

In 2019, Grammy Award-winning musician PJ Morton announced ambitious plans to restore the home of jazz pioneer Buddy Bolden in Central City, New Orleans. Morton, along with the Buddy's House Foundation, intended to convert the dilapidated shotgun house into a community recording studio and museum to honor the jazz legend. However, five years later, the project remains unfinished and the future of the iconic property is in limbo.

The house, located near the corner of First Street and Simon Bolivar Avenue, was once home to Bolden, a trumpet player who many historians consider the first true jazz musician. Despite Bolden's profound influence, no recordings of his music exist, making the preservation of his home even more crucial as one of the few tangible links to his legacy. Over the years, the house has received basic renovations, including new paint, repaired stoops, and weatherboards. Most recently, a fresh coat of butter-yellow paint was applied, along with the installation of gutters and the removal of surrounding trash.

But despite these visible improvements, the building remains unoccupied and unused. City officials have flagged the property multiple times for neglect, even threatening fines before the church paid them off to retain ownership. While Morton and his foundation initially showed great promise, the project's progress has been slow, and emails and phone calls to PJ Morton and the Greater St. Stephen church have gone unanswered.

The Bolden house, now valued at $250,000, continues to be at risk as natural threats like termites and vines creep into the structure. The house's future remains unclear, raising concerns about whether the long-delayed renovation will ever come to fruition.

As of now, the legacy of Buddy Bolden remains in limbo, with hopes that PJ Morton's vision for a tribute to the jazz legend will eventually be realized.

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Mortgage Rates Trending Are Down

Mortgage rates have been a major point of focus in the housing market, as they directly affect affordability for prospective buyers. Over the past few weeks, there's been some promising news on this front—rates have been steadily declining. According to recent reports, mortgage rates have fallen to levels not seen since February, thanks to favorable economic data, lower inflation, and reassuring comments from the Federal Reserve. Freddie Mac recently confirmed this decline, creating a more optimistic outlook for buyers who have been waiting for rates to drop.

If you've been holding off on buying a home due to high mortgage rates, this dip may provide the perfect window of opportunity. However, it's important to manage expectations. Many experts agree that the ultra-low 3% rates of the pandemic are a thing of the past. As Greg McBride, Chief Financial Analyst at Bankrate, explains, "lower doesn't mean we're going back to 3% mortgage rates. . . the best we may be able to hope for over the next year is 5.5 to 6%." Even so, this recent dip could still offer significant savings compared to earlier in the year when rates were higher.

But before waiting to see if rates drop further, it's important to consider how the relationship between rates and demand might affect your buying strategy. Historically, as mortgage rates decrease, buyer demand increases. Many potential buyers who paused their search during higher-rate periods will likely re-enter the market, potentially increasing competition. As a recent article from Bankrate points out, if rates dip below 6%, more buyers will likely flood the market, potentially driving up prices and sparking bidding wars.

For buyers who have been sitting on the sidelines, now might be the ideal time to re-engage in the housing market. The current dip in rates gives you a chance to act before demand spikes. By moving quickly, you could secure a home at a favorable rate, avoiding the rush that might follow if more buyers decide to jump back in. The key takeaway: if you're ready to buy, now is the time to strike while mortgage rates are trending down and competition remains relatively low.

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Mortgage Rates Hit a Two-Year Low: Is Now the Right Time to Buy?

As of Monday, September 16th, average 30-year fixed mortgage rates have dropped to 6.12%, the second-lowest level seen in almost two years. This decline represents a significant reduction from the 7.5% peak in April, giving homebuyers an extra $30,000 in purchasing power since July, or around $200 in monthly savings. Median monthly housing payments also dropped to $2,534, the lowest since January, making this a more favorable time for those considering buying a home.

In addition to falling mortgage rates, the Federal Reserve announced a surprising 50 basis point (0.5%) rate cut during their September 18th meeting, with further gradual reductions of 25 basis points expected in the coming months. While this could lead to a slight uptick in mortgage rates in the short term, the long-term trend suggests that rates will continue to decrease. This drop has been driven primarily by steadily improving inflation, which has seen rates fall by over 1.10% since the same time last year.

The current market landscape is also favorable for buyers as housing inventory has risen by 20% compared to last year. More sellers are entering the market, offering increased options for prospective buyers. The question many buyers are now asking is whether they should purchase a home now or wait for further rate cuts.

For those with the financial means, it may be an ideal time to buy before competition among buyers intensifies. While waiting for rates to fall further might seem tempting, there is a risk of prices increasing as more buyers flood the market. Locking in a mortgage rate at these levels allows buyers to take advantage of lower monthly payments and build equity faster over the loan term.

Despite the favorable conditions, it's essential to stay cautious, as the housing market has been unpredictable. For instance, higher mortgage rates in the past two years have not significantly reduced home prices as expected. Many sellers have held onto their homes due to lower pandemic-era mortgage rates, further reducing supply and sustaining high prices. Although mortgage rates are falling, home prices remain near record highs, especially in areas with high demand like Texas and Upstate New York.

For those wondering if rates will fall further in 2024, experts suggest that while gradual declines are likely, significant reductions are not expected. The current rates already reflect much of the anticipated Fed cuts, and mortgage rates may stabilize as inflation continues to improve.

For home sellers, the recent drops in mortgage rates could lead to increased competition. Buyers who were previously priced out due to high rates are likely to re-enter the market, boosting demand for available listings. This is an opportune moment for sellers to prepare for more interest in their homes.

If you're ready to buy, locking in a mortgage rate today could be a wise move, as rates haven't been this low in two years. With lower rates, you can qualify for larger loans or reduce your monthly payments, maximizing your investment. The longer you wait, the more competition you may face, so now could be the best time to act if you're financially prepared to purchase a home.

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Expert Tips for Navigating the Home Buying Process

If you're considering buying a home, you've likely already gathered advice from family and friends who have gone through the process. While their insights can be helpful, it's crucial to also consult with experts—your real estate agents and lenders—to make informed decisions. We've gathered top home-buying tips from four experienced agents on our Agent Advisory Board to guide you in finding a home that meets your needs and fits your budget.

Here are 20 expert tips to help you on your journey to homeownership, whether you're navigating a buyer's or seller's market.

1. Focus on Homes Within Your Financial Comfort Zone Shelly Salas, a broker with Your Home Sold Guaranteed Realty, advises buyers to get pre-qualified by a lender to understand their purchasing power. She emphasizes the importance of staying within a budget that allows you to maintain your lifestyle comfortably. "Just because you qualify for a $500,000 loan doesn't mean you should stretch your finances to the limit," she says.
2. Explore Government Programs for Down Payment Assistance Government programs can help first-time buyers and others with down payments and low-interest loans. Even if one partner has owned a home before, programs may still be available if the other partner hasn't.
3. Take Over Low-Interest Mortgages from Sellers In some cases, buyers can assume low-interest Veterans Administration (VA) loans from sellers, even if they aren't in the military. This can result in significant savings compared to current higher interest rates.
4. Negotiate Seller Concessions Don't hesitate to negotiate with sellers, especially in a buyer's market. Salas notes that sellers may be willing to cover costs like solar panels, saving buyers thousands of dollars.
5. Choose an Experienced Agent with Strong Reviews It's vital to work with an agent who understands the local market and has a track record of success. Salas recommends vetting agents by reviewing their experience and client feedback.
6. Secure Financing Early to Prepare for Interest Rate Changes Winston Murray, founder of Works Real Estate Company, advises buyers to speak with a lender early to understand their financial options and create a plan for different interest rate scenarios.
7. Consider a Fixer-Upper for More Value Purchasing a fixer-upper can be a cost-effective way to get the location or layout you want. However, Murray cautions that buyers should be aware of the home's current condition and have a clear vision for renovations.
8. Explore New Construction Options New construction homes often come with builder incentives that can lower your monthly payments and closing costs. However, Murray advises buyers to research the builder's reputation and warranty offerings.
9. Know When to Compromise on Features It's rare to find a home that checks every box on your list. Murray suggests prioritizing the most important features and being flexible with others, especially if you're not finding what you want in your desired location.
10. Consider "House Hacking" Buying a multi-family property and living in one unit while renting out the others can help offset mortgage costs, making it a smart investment for first-time buyers.
11. Keep an Eye on Homes that Have Lingered on the Market Murray recommends looking at homes that have been on the market for a while, as they may offer good value due to overpricing or poor presentation.
12. Be Aware of Hidden Costs Marcus Larrea, founder of Palm Paradise Realty, advises buyers to consider hidden costs such as insurance, condo fees, and special assessments, especially when moving to a new area.
13. Bring a Contractor to the Home Inspection If you're considering a home that needs work, Larrea suggests bringing a contractor to the inspection to estimate repair costs, helping you budget accordingly.
14. Leverage Your Agent's Connections for Discounts A good agent can connect you with tradespeople and suppliers who offer discounts on home repairs and improvements, potentially saving you money.
15. Explore Different Loan Types Larrea emphasizes the importance of understanding all financing options, including conventional loans, FHA loans, and others, as market conditions can affect what's available.
16. Consider Buying Now and Refinancing Later Even if interest rates are high, Larrea advises buyers to find a home within their budget and refinance when rates drop, rather than waiting for perfect conditions.
17. Prioritize Unchangeable Features Jason Farris, founder of FresYes Realty Group, advises focusing on features like lot size and location, which can't be changed, rather than cosmetic details that can be updated later.
18. Pay Attention to Lot Size With growing interest in Accessory Dwelling Units (ADUs), Farris notes that lot size is becoming increasingly important for buyers looking to add extra living space in the future.
19. Cast a Wide Net in Your Search Farris recommends looking beyond the Multiple Listing Service (MLS) and exploring other sources like Zillow, as not all homes are listed on the MLS.
20. Weigh the Costs of Waiting to Buy Farris advises buyers not to wait too long, as home prices may continue to rise faster than their savings. He suggests finding creative ways to enter the market sooner rather than later.

These expert tips offer valuable guidance as you navigate the home-buying process, helping you make informed decisions that align with your financial and personal goals.

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