The Mortgage Files

Nationally syndicated mortgage news and advice from Senior Loan Officer Scott Sheldon.

Side-by-side comparison of FHA and conventional loans with highlights of key differences, including PMI and down payments

FHA Loan vs. Conventional Loan: Which Is Best for Your Home Purchase?

By Scott Sheldon / December 18, 2024

Deciding between an FHA loan and a conventional loan for your home purchase is an important choice that depends on your financial situation and goals. Both loan options have distinct benefits and considerations, so let’s break down the key differences to help you make the best decision for your needs. A 5% down conventional loan…

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Image of a modern house with a document titled 'Refinance Agreement' and a split keychain symbolizing a divorce settlement. The scene includes subtle financial elements like a calculator and pen, emphasizing the mortgage refinancing process

How to Structure a Divorce Buyout as a Limited Cash-Out Refinance with Fannie Mae

By Scott Sheldon / December 4, 2024

Divorce is already an emotional and challenging process, and figuring out how to handle property settlements can add another layer of stress. If you’re looking for a way to buy out your ex-spouse’s share of your home, a limited cash-out refinance under Fannie Mae guidelines could be the ideal solution. This approach simplifies the settlement…

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A vibrant depiction of the Sonoma County real estate market, showcasing modern single-family homes surrounded by vineyards and rolling hills under a clear blue sky, symbolizing opportunities with the 2025 conforming loan limits increase.

2025 Conforming Loan Limits Rise: Boosting Opportunities for Sonoma County Homebuyers and Sellers

By Scott Sheldon / November 26, 2024

2025 Conforming Loan Limits: What It Means for Sonoma County Buyers and Sellers The Federal Housing Finance Agency (FHFA) has announced an increase in the baseline conforming loan limit for single-family homes to $806,500 in 2025, a 5.2% rise from the 2024 limit of $766,550. In high-cost areas like Sonoma County, California, the conforming loan…

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Graph showing mortgage rate trends over time with a highlighted target strike rate, accompanied by a calculator and pen, symbolizing refinancing decisions

How to Decide Your Strike Rate for Refinancing: A Guide to Market Improvements and Timing

By Scott Sheldon / November 12, 2024

When it comes to refinancing your mortgage, knowing your strike rate—the interest rate at which refinancing becomes worthwhile—can save you thousands. But how do you decide what your strike rate should be? And how do you determine whether the market is moving toward your goal? In this post, we’ll break down the concept of a…

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A potential homebuyer is sitting at a desk, reviewing their credit report with a concerned expression. Papers and documents related to home loans are scattered on the table, including a visible credit score report with a lower-than-ideal score. A mortgage loan officer is standing nearby, offering advice and support, symbolizing the collaborative approach to improving credit and navigating financial hurdles. The atmosphere suggests a professional but hopeful tone, with natural lighting in a clean, modern office space. The image captures the emotional moment of seeking guidance when facing credit challenges in the homebuying process

How to Buy a House Even with a Low Credit Score: The Real Story

By Scott Sheldon / October 29, 2024

When thinking about homeownership, many people assume their credit score is a barrier. The reality, however, often extends beyond just your credit score. Concerns like not having a sufficient down payment, limited savings, or carrying significant debt such as car loans or credit card balances often cloud the full picture. If you’ve been told by…

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Navigating the "As-Is" Housing Market: Smart Offers for Homes Needing Repairs

The Realities of Buying a Home That Needs Repairs: What You Should Know Before Making an Offer

By Scott Sheldon / October 22, 2024

You’re pre-approved for a mortgage and excited to begin your home search with your real estate agent. As you look for single-family homes, a common pattern may emerge—many homes may need some level of repair. Maybe the roof needs replacing, the gutters are old, or perhaps the exterior paint is peeling. It could be as…

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picture about why the mortgage process can sometimes be a hassle

Why Mortgage Loans Can Feel Like a Hassle

By Scott Sheldon / October 15, 2024

One of the biggest complaints consumers have had in the last ten years about getting a residential home loan is the continual jumping through hoops and requests for documents and paperwork. For some, this can be quite inconvenient, borderline stressful, and can really test one’s patience, especially when dealing with something tedious, unfamiliar, and sometimes…

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Chart showing mortgage rates with points and the impact on pricing in high-interest rate environments.

How mortgage rate pricing works when rates decline

By Scott Sheldon / October 9, 2024

When interest rates are high, here’s how mortgage pricing works. Mortgage companies make money in two ways: the origination of the loan and the servicing of the loan, which involves collecting your monthly mortgage payments. When interest rates are higher, say around 7%, mortgage aggregators assess the value of that mortgage. They think, “If rates…

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