Vance Home Loans

03/04/2026

📊 Average Mortgage Rates

🏠 30-Year Fixed: ~ 5.98%
🏡 15-Year Fixed: ~ 5.44%

Source:
https://www.freddiemac.com/pmms

Just last year, rates were above 7% in many markets, so even a moderate drop can create meaningful opportunities depending on the loan structure.

Late last week, mortgage rates dropped, driving the weekly average down to its lowest level in more than three years. The impacts are noticeable, as weekly purchase applications and refinance activity have jumped, underscoring the benefits for both buyers and current owners. It appears that housing....

02/25/2026

The 3 Questions Every First-Time Homebuyer Should Ask

Before asking about interest rates, start here:

1️⃣ How much cash will I actually need?
2️⃣ What will my total monthly payment really be (including taxes and insurance)?
3️⃣ After everything is paid, how much money will I realistically have left?

Buying a home isn’t just about qualifying. It’s about making sure the payment fits your life comfortably.

In most cases, 20% down isn’t required.
And the real monthly payment is more than just principal and interest.

If you’re thinking about buying, let’s answer these three questions first.

02/20/2026

Buydowns are becoming one of the most effective tools in a market where homes are sitting longer.

Instead of cutting price, a temporary 3-2-1, 2-1, or 1-0 buydown can lower the buyer’s payment upfront and make the listing more attractive immediately.

And here’s what matters for agents:

This is not a loophole.
This is not a gimmick.
This is structured within lender and investor guidelines.

Buydowns must meet program eligibility, contribution limits, and underwriting approval. Everything is disclosed properly and built into the loan estimate and closing disclosure.

If you’re going to use this strategy in your listing, it has to be done correctly.

That’s where I come in.

If you ever want to structure one the right way before you market it, I’m happy to walk through it with you so it’s compliant, clean, and positioned to help the home sell faster.

Corey Vance

02/19/2026

I was talking with real estate agent Samantha Stapleton about the flat fee model she offers for listings, and it got me thinking. Check out that model here - www.flatfeeredefined.com

Something that genuinely keeps me up at night is how much buyers and sellers pay in total commissions, both on the real estate side and the mortgage side.

Some people do not realize this but when you buy a $400,000 house, real estate commissions are typically percentage based.

On the mortgage side, compensation is usually structured as a percentage of the loan amount too.

But it does not have to be rigid.

I structure my compensation based on the scenario. Sometimes that means lowering it to improve pricing. Sometimes it means structuring it differently to help with cash to close.

I may not always be the cheapest. And sometimes you absolutely get what you pay for.

But I will always work to be the most attractive and affordable option for your specific situation.

Because pricing is not everything.

But when it comes to a mortgage, it definitely matters.

If you have never had someone walk you through how this actually works, I am happy to. Even if it is just a second opinion.

Corey Vance

02/17/2026

“What are rates today?”

I get this question almost every single day from borrowers and real estate agents.

But the real question is…

Why are you asking?

Are you trying to calculate a payment?
Compare lenders?
Time the market?
Qualify a buyer?

Because the honest answer is this:

There is no single “rate today.”

Rates are based on the scenario.

Credit score.
Loan type (FHA, VA, USDA, Conventional).
Down payment.
Occupancy.
Property type.
Lock period.

Two people can call me on the same day and get two completely different answers.

So instead of asking, “What are rates?”

Let’s ask, “What rate applies to this situation?”

That’s how you get clarity.
That’s how you structure a deal properly.
That’s how you win.

Corey Vance

02/14/2026

🔥 What if the world ended… but underwriting didn’t?

The banks are automated.
The denials are instant.
The algorithm never blinks.

But the people are still working.
Still earning.
Still rebuilding.

Generator mechanics.
Grid rebuilder.
Battery Bank Engineer.
Water Purification Specialist.

Self-employed workers
Income that doesn’t fit in a neat little box.

Unconventional doesn’t mean unfinanceable.

Sometimes “denied” just means it was calculated wrong.

The world may change.

The guidelines may adapt.

But if the income is real, especially if you’re 1099, self-employed, or irregular, don’t assume that no is the final answer.

Corey Vance

02/10/2026

If you’re self-employed and a bank tells you that you don’t qualify, slow the conversation down.

In many cases, it’s not that you don’t qualify. It’s that the income was evaluated using a limited set of loan products. Some banks only offer programs that rely on traditional W-2s and tax returns, which can overlook how many self-employed borrowers actually earn their income.

Depreciation, write-offs, business structure, and alternative documentation options can all change the outcome when they’re reviewed correctly under the right program.

This isn’t about bending rules. It’s about understanding which loan products exist and how income is properly calculated before assuming the answer is no.

02/06/2026

A HELOC, or Home Equity Line of Credit, allows homeowners to access their equity and use funds as needed while being amortized like a mortgage instead of revolving credit card debt.

Common ways people use a HELOC include
• Building a shop or outbuilding
• Home improvements and renovations
• Concrete work or property upgrades
• Purchasing or improving investment properties
• Consolidating higher interest debt
• Creating financial flexibility without draining savings

I personally used a HELOC to level the site, pour concrete, and build my shop.

A HELOC is not about spending recklessly. It is about using equity intentionally.

It is not right for everyone, but when structured correctly, it can be a powerful tool in the right situation.

If you are unsure whether it makes sense for you, getting a second opinion can help you avoid costly mistakes.

Shoutout to Amos Schwartz and his crew out of the Seymour, MO who did a fantastic job. I’d highly recommend them.

02/04/2026

There’s no one-size-fits-all answer.

Locking a rate gives you certainty.
Floating a rate keeps upside potential, but it comes with risk.

The right choice depends on your timeline, your payment comfort, and how much market movement you’re willing to tolerate.

This isn’t about guessing or chasing headlines, it’s about making a decision that protects your situation and your chapped 👄.

I need some chapstick. Yikes 😬

01/31/2026

🚨 Mortgage myth alert 🚨

Signing initial disclosures ≠ signing your life away.

You’re not locked in.
Your rate isn’t locked.
And you’re not married to the lender.

Those signatures simply open the door to real numbers, real verification, and real transparency, instead of assumptions.

The only commitment happens at the closing table.
Everything before that? You still have choices.

Corey Vance

01/29/2026

Let’s go back to the basics.

The 1003 application is the foundation of every mortgage.
It’s the official loan application lenders use to determine what you actually qualify for, not guesses, not estimates.

Why accuracy matters up front:
• Cleaner approvals
• Fewer surprises
• Stronger offers
• Smoother closings

Getting this right early doesn’t slow the process down, it protects it.

Agents and borrowers, slow down and let’s get it right so we put you in the best position.

Corey Vance