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Notes from Michael
October 8, 2026
Phoenix Is Softening. Here's What That Actually Means for You
The Phoenix market has slowed down this fall. Fewer buyers are signing contracts, more sellers are cutting prices, and builders are working harder for every sale.
September 30, 2026
Why a Client Gave Up a 3.25% Rate to Save $1,591
One Arizona client traded a 3.25% mortgage for a higher-rate cash-out refinance and cut total monthly payments by $1,591. Here's how to run your own math.
September 28, 2026
Mike’s Monday Mortgage Minute - Week of September 21, 2026 in Review
Fed speakers flagged more hikes and the 10-year hit a 2007 high. August new-home sales hit their best pace of 2026.
September 22, 2026
Phoenix New Build Buydowns: What to Ask at 7% Rates
Temporary vs permanent vs market rate with credit to costs — what Phoenix new-build buyers should ask before locking a builder buydown.
September 21, 2026
Mike’s Monday Mortgage Minute - Week of September 14, 2026 in Review
Fed hiked 0.25%; mortgage rates held near 7.2%. Housing starts cooled; pending sales edged up. Quiet data week ahead.
September 15, 2026
Will Fed Hikes Raise Phoenix Mortgage Rates?
Why a Fed hike doesn’t automatically mean higher Phoenix mortgage rates. The bond market is the referee.
September 14, 2026
Mike’s Monday Mortgage Minute - Week of September 7, 2026 in Review
Core CPI keeps a Fed hike in play, oil spikes, and existing home sales fall a third month as rates climb.
September 8, 2026
Cash-Out Debt Consolidation: Does the Math Work?
Cash-out debt consolidation in Arizona: when the rate gap vs cards makes the math worth a look — and when to protect the first.
September 8, 2026
Mike’s Monday Mortgage Minute - Week of August 31, 2026 in Review
August jobs surprise, soft ADP private hiring, and Friday Core CPI before the Sep 15–16 Fed meeting.
September 5, 2026
How Much Home Can You Afford in Phoenix? A 2026 Framework
A Phoenix affordability framework: payment layers, taxes, insurance, HOA, and DTI — without fake payment promises.
September 5, 2026
Self-Employed Mortgage: Bank Statement vs DSCR
When bank-statement income fits vs when DSCR is the better lane — not stated income, not no-doc.
September 5, 2026
Jumbo vs Conventional in Arizona Counties
County limits explained without a stale dollar table. Get current numbers with me, not a blog chart.
September 1, 2026
Phoenix Buyers: Compare the Deal, Not Just the Price
National new-home sales dropped 10.5% in July. For Phoenix buyers, that isn’t a crash signal — it’s a reason to compare the full deal, not just list price.
August 31, 2026
Mike’s Monday Mortgage Minute - Week of August 24, 2026 in Review
Fed Chair Warsh emphasized continued progress on inflation but stopped short of a September hike. Home prices held up even as sales slowed.
August 28, 2026
What Fed Chair Kevin Warsh Actually Said at Jackson Hole
That is the headline for anyone waiting on a mortgage-rate signal. He did not give one. No September path. He said he is committed to a discipline, not to a decision.
August 25, 2026
HELOC vs. Cash-Out Refi: The Arizona Homeowner's Guide
If you want to keep your first-mortgage rate, start with a HELOC. If you need one lump sum or to roll other debt into a new first, start with cash-out.
August 18, 2026
Phoenix Home Values After the Peak: July 2026 by Property Type
Not every Phoenix home peaked at the same time. July 2026 resale prices by property type, measured against each type’s own peak.
August 17, 2026
Agency Condo Reviews Changed in 2026: What Buyers and Sellers Should Know
If you’re buying, selling, or refinancing a condo, the rules changed on August 3, 2026.
August 17, 2026
Mike’s Monday Mortgage Minute - Week of August 17, 2026 in Review
Last week Treasury said it will buy back more of its own older bonds, the Fed published the July meeting notes, oil stayed elevated, and we got a weaker reading on new home construction.