Joshua Payne, VA Loan & Real Estate Specialist, San Antonio, TX (2025)

10/29/2025

THE FEDERAL RESERVE DOES NOT CONTROL MORTGAGE RATES...

They control the overnight “fed funds” rate for banks. Today, 10/29, the Fed cut that rate by 0.25% to a new target range of 3.75% to 4.00%. That is real and it matters for short-term stuff like credit cards, HELOCs tied to Prime, and business lines. It is not the same thing as a 30-year mortgage rate.

Mortgage rates are priced off mortgage-backed securities and longer-term Treasury yields. Those move on inflation expectations, jobs data, supply and demand for bonds, and what the market believes the Fed will do next. This is why mortgage rates often move before a Fed meeting and can even rise on a cut if traders hear “hawkish” signals about the path ahead.

What to watch now:
- The 10-year Treasury and MBS pricing. If those drift lower, mortgage rates tend to follow. If they jump, mortgage rates can tick up even after a Fed cut.
- Your specific scenario. Program, points, credit score, and property type all change the rate more than a quarter-point tweak to fed funds.

Practical takeaways:
- Buyers: re-price your pre-approval this week. If the payment meets your target, consider locking. Float only if you can tolerate a possible bump.
- Homeowners with ARMs or HELOCs: expect Prime-based rates to step down after the cut cycles through. Fixed mortgages do not automatically change.

Bottom line. The Fed set the tone today, but the bond market sets mortgage rates. I’ll keep an eye on MBS and the 10-year.

04/30/2025

The Real Way to Afford a Home in 2025 Without Overpaying
🎯VA Loan Guide: https://bit.ly/3DKs32X
📅Book a call with me: https://bit.ly/3C178ID
📲Questions? Text/call me: 210-777-7293

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✝️ ”And we know that for those who love God ALL THINGS WORK TOGETHER FOR GOOD, for those who are called according to his purpose." - Romans 8:28

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🔍ABOUT🔍

In a market where home prices are still high and interest rates are pushing monthly payments to uncomfortable levels, you might feel stuck. But here’s the truth: you can’t control the market, but you can control your strategy.

In this video, I’ll walk you through two powerful mortgage tools—permanent and temporary buy-downs—that can help you afford a home without sacrificing your long-term financial goals. You’ll learn how temporary buy-downs work, why they’re underused, and how they can serve as a bridge until rates come down and a refinance makes sense.

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🏷️TAGS🏷️

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🚧DISCLAIMER🚧

The content in these videos shall not be construed as tax, legal, insurance, construction, engineering, health & safety, electrical, financial advice, or other and may be outdated or inaccurate; it is your responsibility to verify all information yourself. This is a YouTube video for entertainment purposes ONLY. All stats, data, house pricing, and anything else mentioned is always subject to change and is provided merely as an example at the time of this recording. This was created for educational purposes only and the opinions in this video are my own and do not reflect those of my employer.

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⏱️TIMESTAMPS⏱️

00:00 Introduction: Should You Buy or Wait?
00:15 Understanding Buydowns: Permanent vs. Temporary
00:31 Permanent Buydowns: Long-Term Savings
03:21 Temporary Buydowns: Short-Term Relief
06:19 Comparing Buydown Strategies: Costs and Savings
11:13 Who Benefits Most from Buydowns?
11:31 Conclusion: Making the Right Choice
11:49 Final Thoughts: A Personal Message

02/19/2025

💬 "Did you know you can build your dream home with a VA loan? Many veterans don’t because they’ve been told it’s a myth. Spoiler alert: It’s 100% possible—and here’s how."

If you’re a veteran or active-duty service member, the VA one-time close loan might just be your ticket to custom homeownership. But misconceptions abound, often discouraging people from exploring this incredible benefit. Let’s clear the air and dive into the perks:

✨ [The Perks of VA One-Time Close Loans]:
→ Combine land purchase and construction financing into ONE loan. No need for refinances later.
→ Enjoy no monthly payments while your home is being built. Use this time to save!
→ Lock in an interest rate, but if rates drop during construction, you can "float down" to the lower rate (win-win!).
→ Already own land? Roll your land loan into the construction loan and simplify your finances.

🏡 [What Can You Build?]:
From single-family homes to multi-unit properties, even barndominiums or modular homes—the options are practically endless. You can also purchase raw, undeveloped land to make your vision come to life.

📋 [Key Qualification Updates]:
→ Build up to $4M with no down payment (if you qualify).
→ Credit score requirements as low as 580.
→ Approval focuses on residual income, making it more flexible than standard debt-to-income ratios.

Many veterans are told VA construction loans don’t exist or are impossible to secure. Don’t let misinformation stop you from exploring this pathway to homeownership.

💡 Key takeaway: Your VA benefits are powerful—don’t leave them untapped. Whether it’s raw land or a custom barndominium, the opportunities with VA loans are as vast as your imagination.

What would you build if you could? Drop your ideas below 👇 or let’s connect to discuss how this could work for you.

02/17/2025

🏡The Housing Crisis is HERE—and it’s time to act!🚨

High mortgage rates, low supply, and sky-high prices are crushing homeownership dreams. In 2024, median-income families spent 42% of their salary on housing, and 78% of Americans say affordability is their #1 barrier. Mortgage rates doubled since 2022 and won’t drop below 6% until 2027.😱

The fix? Build more affordable homes. But labor shortages, regulations, and past downturns are holding us back. Experts say it’s time for an all-in approach: regulatory relief, funding, and federal-local teamwork.💡

HUD’s budget is a start, but we need federal resources to align with local needs—NOW. Let’s demand action to make housing affordable again.📥

📢What’s your take? How can we solve this crisis together? Drop your thoughts below!👇

02/14/2025

Mortgage Rates Drop to Lowest Levels Since December 17th

Read more here: https://bit.ly/4hQwnwD

02/14/2025

Can You Build a Custom Home with a VA Loan? Yes!
🎯VA Loan Guide: https://bit.ly/3DKs32X

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🚦RESOURCES🚦
📲 Questions? Text/call me: 210-777-7293
📅Book a call with me: https://bit.ly/3C178ID
💰Free Mortgage Calculator: https://bit.ly/4hamNV9
📈Daily Rate Update: https://bit.ly/4hQwnwD

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✝️WHO YOU ARE IN THE EYES OF GOD✝️

You are LOVED…
"But God showed his great love for us by sending Christ to die for us while we were STILL sinners.”
Romans5:8NLT

You are FORGIVEN...
"For he has RESCUED us from the kingdom of darkness and transferred us into the Kingdom of his dear Son, who purchased our freedom and FORGAVE our sins."
Colossians1:13-14NLT

You are CALLED…
"For we are God’s masterpiece. He has CREATED us anew in Christ Jesus, so we can DO the good things he PLANNED for us long ago."
Ephesians2:10NLT

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🔍ABOUT🔍

Discover how to build your dream home with VA construction loans! If you're a veteran or active-duty service member, understanding VA loans and maximizing your VA entitlement can open the path to custom homeownership. In this video, we break down the VA home loan process, highlight the perks of VA one-time close loans, and show you how to simplify financing for land and construction.

Here’s what you’ll learn:
- **How VA construction loans work**: Purchase land, finance construction, and avoid monthly payments during the build.
- **Key benefits**: Save with no down payment, secure the best interest rates with the float-down option, and consolidate land loans into one mortgage.
- **What properties qualify**: Build single-family homes, multi-unit properties, modular homes, or even barndominiums!
- **Eligibility and approval tips**: Meet credit, income, and residual income requirements to maximize your borrowing capabilities.

If you’ve been told VA construction loans are a myth, think again! This video clears up common misconceptions and provides VA loan tips to help you navigate the process. Whether you're financing raw land or developed plots, we'll guide you on leveraging your VA benefits to make it happen.

**Text/call me for questions** or if you're ready to take the next step! Let’s explore how you can make your dream home a reality.

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🚧DISCLAIMER🚧

The content in these videos shall not be construed as tax, legal, insurance, construction, engineering, health & safety, electrical, financial advice, or other and may be outdated or inaccurate; it is your responsibility to verify all information yourself. This is a YouTube video for entertainment purposes ONLY. All stats, data, house pricing, and anything else mentioned is always subject to change and is provided merely as an example at the time of this recording. This was created for educational purposes only and the opinions in this video are my own and do not reflect those of my employer.

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⏱️TIMESTAMPS⏱️

00:00 - VA Loan Custom Home Building
00:43 - VA One-Time Close Benefits
02:13 - Building on Owned Land
02:58 - Eligible Land for VA Loans
05:08 - Types of Homes You Can Build
05:10 - VA One-Time Close Requirements
09:12 - Conclusion

02/07/2025

Will Credit Pulls Ruin Your Score? Truth Revealed!

Avoid These Credit Mistakes Before Home Shopping
🎯VA Loan Guide: https://bit.ly/3DKs32X

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🚦RESOURCES🚦
📲 Questions? Text/call me: 210-777-7293
💰Free Mortgage Calculator: https://bit.ly/4hamNV9
📅Book a call with me: https://bit.ly/3C178ID

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✝️WHO YOU ARE IN THE EYES OF GOD✝️

You are LOVED…
"But God showed his great love for us by sending Christ to die for us while we were STILL sinners.”
Romans5:8NLT

You are FORGIVEN...
"For he has RESCUED us from the kingdom of darkness and transferred us into the Kingdom of his dear Son, who purchased our freedom and FORGAVE our sins."
Colossians1:13-14NLT

You are CALLED…
"For we are God’s masterpiece. He has CREATED us anew in Christ Jesus, so we can DO the good things he PLANNED for us long ago."
Ephesians2:10NLT

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🔍ABOUT🔍

Before you dive into the VA home loan process, it's crucial to understand how credit impacts your journey. In this video, I share 3 credit secrets every VA homebuyer needs to know—helping you navigate VA loans, utilize your VA entitlement, and maximize your benefits while protecting your credit score.

📌 Here’s what you’ll learn:
- **FICO vs. Vantage Scores**: Understand how scoring models affect your borrowing power.
- **Credit Health Tips**: Key strategies for minimizing credit score dips during the VA home loan process.
- **Grace Periods & Shopping Around**: Make informed decisions when comparing lenders.

🎯 **Bonus Tips**
- The power of soft credit pulls for pre-approvals.
- Why working with a mortgage broker can simplify your journey and preserve your credit.

*Disclaimer: This content is for educational and informational purposes only. Please verify all information independently.*

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🚧DISCLAIMER🚧

The content in these videos shall not be construed as tax, legal, insurance, construction, engineering, health & safety, electrical, financial advice, or other and may be outdated or inaccurate; it is your responsibility to verify all information yourself. This is a YouTube video for entertainment purposes ONLY. All stats, data, house pricing, and anything else mentioned is always subject to change and is provided merely as an example at the time of this recording. This was created for educational purposes only and the opinions in this video are my own and do not reflect those of my employer.

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⏱️TIMESTAMPS⏱️

00:00 - Credit Pulls Impact on Score
00:20 - Credit Scoring Models Explained
03:27 - Long Term Credit Effects
06:15 - Temporary Credit Score Drops
06:37 - Credit Score Improvement Tips
08:00 - Key Takeaways for Credit Health

01/28/2025

Can Trump Really Lower Interest Rates? 🤔

Check out today's national average mortgage rates: https://bit.ly/4hQwnwD

01/16/2025

1-Year Plan to Homeownership Revealed
📲 Questions? Text/call me: 210-777-7293
🎯VA Resource Guide: https://bit.ly/3DKs32X
📅Book a call with me: https://bit.ly/3C178ID

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✝️WHO YOU ARE IN THE EYES OF GOD✝️

You are LOVED…
"But God showed his great love for us by sending Christ to die for us while we were STILL sinners.”
Romans5:8NLT

You are FORGIVEN...
"For he has RESCUED us from the kingdom of darkness and transferred us into the Kingdom of his dear Son, who purchased our freedom and FORGAVE our sins."
Colossians1:13-14NLT

You are CALLED…
"For we are God’s masterpiece. He has CREATED us anew in Christ Jesus, so we can DO the good things he PLANNED for us long ago."
Ephesians2:10NLT

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🔍ABOUT🔍

VA Loan Secrets: Discover the 1-Year Plan to Homeownership for Veterans! Learn how to maximize your VA benefits and navigate the home buying process with confidence.

In this comprehensive guide, we break down:
• Financial preparation essentials
• Credit score requirements for VA loans
• Understanding income and debts for loan qualification
• Creating your needs vs. wants list for house hunting
• Building the right team of VA-knowledgeable professionals
• Navigating the home buying process step-by-step

Whether you're a first-time homebuyer or looking to leverage your VA entitlement, this video provides valuable insights to help you achieve your homeownership goals. Learn how to earn up to your maximum borrowing potential and make informed decisions throughout your home buying journey.

Text or call me with your VA loan questions! Ready to take the next step? Book a call with me to discuss your specific situation and how we can help you unlock the power of your VA loan benefits.

Remember, Jesus loves you and has a beautiful plan for your life, including your path to homeownership.

Disclaimer: This content is for educational and entertainment purposes only. Please verify all information independently and consult with licensed professionals for personalized advice.

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🚧DISCLAIMER🚧

The content in these videos shall not be construed as tax, legal, insurance, construction, engineering, health & safety, electrical, financial advice, or other and may be outdated or inaccurate; it is your responsibility to verify all information yourself. This is a YouTube video for entertainment purposes ONLY. All stats, data, house pricing, and anything else mentioned is always subject to change and is provided merely as an example at the time of this recording. This was created for educational purposes only and the opinions in this video are my own and do not reflect those of my employer.

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⏱️TIMESTAMPS⏱️

00:00 - Intro
00:53 - Financial Preparation for Home Buying
05:57 - Identifying Your Needs and Wants in Real Estate
08:10 - Building the Right Team for Home Purchase
10:03 - Navigating the Buying Process Effectively
14:32 - Final Thoughts on Home Buying Journey

11/26/2024

2025 VA County Loan Limit is $806,500.

If you know a veteran who has an existing VA loan that is looking to use it again, they now have $40k in additional entitlement.

***some areas (high cost areas) are up to $1,209,750***

Joshua Payne, VA Loan & Real Estate Specialist

10/29/2025

04/30/2025

02/19/2025

02/17/2025

02/14/2025

02/14/2025

02/07/2025

01/28/2025

01/16/2025

11/26/2024

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