Jennifer Wilford

Coast National Mortgage

The Mortgage Options That Make It Possible to Buy a Fixer-Upper

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Buying a fixer-upper can be an exciting way to get into a desirable neighborhood at a lower price point, while also creating a home that reflects your style and needs. However, financing a property that needs significant repairs can be challenging if you are only looking at traditional mortgage products. The good news is there are several mortgage options designed specifically for buyers who are ready to take on a renovation project. Understanding these options can help you choose the right path to turn a home with potential into your dream property.

FHA 203(k) Rehabilitation Loan
The FHA 203(k) loan is a popular choice for buyers who want to purchase a fixer-upper and finance both the purchase price and the renovation costs in a single mortgage. Backed by the Federal Housing Administration, this program has more flexible credit requirements than many conventional loans. There are two types of 203(k) loans: the Limited 203(k) for smaller projects such as replacing flooring or appliances, and the Standard 203(k) for major renovations like structural repairs or room additions.

Fannie Mae HomeStyle Renovation Loan
The Fannie Mae HomeStyle Renovation loan allows you to borrow based on the  as-completed  value of the home, which is the estimated value after the renovations are finished. This loan can be used for a wide range of improvements, including luxury upgrades that FHA loans do not typically cover. Since it is a conventional loan, you may need a higher credit score than with FHA, but it offers competitive interest rates and can be used for primary residences, second homes, and investment properties.

Freddie Mac CHOICERenovation Loan
The Freddie Mac CHOICERenovation loan is another conventional option that can be used for repairs, upgrades, or even renovations to help a property withstand natural disasters. Like the HomeStyle loan, it is based on the post-renovation value of the property. It can also be paired with certain affordable lending programs to make the upfront costs more manageable.

VA Renovation Loan
For eligible veterans, service members, and certain surviving spouses, the VA Renovation Loan provides an opportunity to finance both the home purchase and repairs under the benefits of the VA loan program. This means no down payment in most cases and favorable terms. However, not all lenders offer this product, and the renovation work must be completed by VA-approved contractors.

Why Renovation Loans Make Sense
Renovation loans not only make it possible to buy a home that might otherwise be out of reach, they also give you the flexibility to create a space tailored to your vision. By rolling the cost of improvements into your mortgage, you avoid the need for multiple loans or high-interest credit cards to pay for repairs. In addition, the value of the home often increases after renovations are completed, which can improve your equity position more quickly.

If you have found a home with good bones and the right location but it needs some work, one of these renovation loan options could help you transform it into the home you have always wanted. The key is to work with a mortgage professional who understands the specific requirements of each program and can guide you toward the option that best fits your needs and budget.

What’s Ahead For Mortgage Rates This Week – August 18th, 2025

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This will be the first release of the CPI and PPI report data wherein the data collected and used to determine the current inflation has been reduced. The Producer Price Index has shown quite clearly that there has been the biggest whole price jump in the last 3 years, showing that the administration’s policies on tariffs are having an impact. The CPI has shown a similar increase in inflation, but still within expectations in lieu of the current tariff policies. 

There is still data to be collected, with some speculation that the Federal Reserve may implement rate cuts in the future. Consumer sentiment has also shown increased concern regarding inflation and unemployment statistics, as trends have worsened following the tariff changes, leading to a three-month low in consumer sentiment.

Consumer Price Index
A key measure of consumer prices posted the biggest increase in July in six months, suggesting inflation is showing upward pressure from tariffs but maybe not enough to deter the Federal Reserve from cutting interest rates soon. The so-called core rate of the consumer price index rose 0.3% in July to mark the biggest increase since the first month of the year. The core rate omits food and energy and is a better predictor of future inflation.

Producer Price Index
The cost of wholesale goods and services—where rising inflation tends to show up first—posted the biggest increase in July in three years, possibly heralding a sizable acceleration in price hikes tied to U.S. tariffs. The producer-price index jumped 0.9% last month after no change in June, the government said Thursday. The surge was a big surprise to Wall Street.

Consumer Sentiment
Fresh worries about inflation soured Americans on the economy in early August, underscoring lingering anxiety about the highest U.S. tariffs in decades and a further rise in unemployment. The first reading of the consumer-sentiment survey in August dropped to a three-month low of 57.2 from 61.8 in July, the University of Michigan said Friday.

Primary Mortgage Market Survey Index

  • 15-Yr FRM rates saw a decrease of -0.04% with the current rate at 5.71%
  • 30-Yr FRM rates saw a decrease of -0.05% with the current rate at 6.58%

MND Rate Index

  • 30-Yr FHA rates saw an increase of 0.03% this week. Current rates at 6.18%
  • 30-Yr VA rates saw an increase of 0.03% this week. Current rates at 6.19%

Jobless Claims
Initial Claims were reported to be 224,000 compared to the expected claims of 229,000. The prior week landed at 226,000.

What’s Ahead
FOMC Minutes will give an indication where the Federal Reserve decides to still hold their “wait-and-see” approach. This will be followed by the PMI Manufacturing and Services data, relevant to the tariff changes.

The Pros and Cons of Mortgage Assumptions

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When purchasing a home, buyers typically assume a new mortgage loan. However, in some situations, a buyer may opt to assume the seller’s existing mortgage. Known as a mortgage assumption, this process allows the buyer to take over the terms and payments of the seller’s current loan. While mortgage assumptions can offer benefits, they also come with certain drawbacks. Understanding the pros and cons of mortgage assumptions can help you determine whether this option is right for you.

What is a Mortgage Assumption?
A mortgage assumption occurs when a buyer takes over the seller’s existing mortgage, including the remaining balance, interest rate, and loan terms. The buyer essentially steps into the seller’s shoes and assumes responsibility for the loan payments. Not all mortgages are assumable, as many conventional loans include a due-on-sale clause, which requires the full loan balance to be paid upon transfer. However, certain types of loans, such as FHA and VA loans, are often assumable, provided the lender approves the buyer.

Pros of Mortgage Assumptions

  1. Lower Interest Rate
    One of the main advantages of assuming a mortgage is the potential for securing a lower interest rate. If the seller’s mortgage has a lower rate than current market rates, the buyer can benefit from continuing to pay that rate. This can result in significant savings over the life of the loan, especially if the mortgage is relatively large.
  2. Lower Closing Costs
    Mortgage assumptions generally involve lower closing costs compared to obtaining a new loan. Since the buyer is assuming the existing mortgage, there may be less paperwork, fewer fees, and no need for a new appraisal or origination fees. This can make the overall cost of purchasing the home more affordable for the buyer.
  3. Faster Process
    Assuming a mortgage can be a faster process than securing a new loan. Since the terms of the loan are already established, the buyer does not have to go through the time-consuming approval process required for a new mortgage. This can be beneficial for buyers who need to move quickly.
  4. Avoiding Tight Lending Conditions
    In some cases, assuming a mortgage may allow a buyer to avoid strict lending requirements. If the buyer has difficulty qualifying for a traditional loan due to credit issues or income concerns, assuming a mortgage with more lenient requirements may be an attractive option.

Cons of Mortgage Assumptions

  1. Limited Availability
    Not all mortgages are assumable. Conventional loans, which are the most common type of mortgage, typically include a due-on-sale clause, making them non-assumable. Therefore, the buyer will need to look for FHA, VA, or other specific loan types that allow assumptions. This can limit the pool of homes available for purchase via a mortgage assumption.
  2. Seller’s Mortgage Terms May Not Be Ideal
    While assuming a mortgage can allow for a lower interest rate, the terms of the seller’s mortgage may not always be favorable. For example, the remaining balance could be large, or the repayment period may be much shorter than the buyer desires. Additionally, some older mortgages may not offer flexibility in terms of prepayment or refinancing.
  3. Lender Approval Required
    Even if the loan is assumable, the lender must approve the assumption. The buyer will need to meet the lender’s financial qualifications, similar to the approval process for a new loan. This can make the assumption process time-consuming and complicated, as the lender will need to review the buyer s financial situation before agreeing to the assumption.
  4. Remaining Seller Liabilities
    If the buyer assumes the mortgage, the seller may still be liable for any deficiencies or issues related to the loan. This is particularly important if the mortgage is not fully paid off by the end of the assumption process. In some cases, the seller may need to sign documents that protect the buyer from any future liabilities or claims, which can complicate the transaction.

Mortgage assumptions can offer significant advantages, such as lower interest rates and reduced closing costs, making them an appealing option for buyers in certain circumstances. However, the limited availability of assumable mortgages and the potential for less favorable terms should be carefully considered. Buyers should evaluate whether assuming a mortgage aligns with their financial goals and work closely with a lender to ensure the process runs smoothly.

About

Recognized by Orange Coast Magazine as one of the top 2% of mortgage professionals in Orange County, Jennifer Wilford has been doing mortgage loans in Orange County for over 32 years. She has personally closed over 3000 home loans. In 2012, 2013, and 2014 she was honored to be named as a 5 Star Mortgage Professional by Orange Coast Magazine. She is the broker and owner of Coast National Mortgage. She can help you with any of your home financing needs, whether that be for the purchase of a home or a refinance.

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