Category: Mortgage Interest Rates

The Best Time to Buy a Home in 2026 May Be Right Around the Corner

For buyers who have been waiting for a sign that the market is finally shifting in their favor, this might be it.

According to recent research from Realtor.com, the week of September 27 through October 3, 2026 is projected to be the best time to buy a home nationally due to a combination of increased inventory, reduced competition, more price reductions, and improved negotiating opportunities. [realtor.com]

While there is never a perfect time for every buyer, the fall market often creates opportunities that simply aren’t available during the busy spring and summer homebuying season.

Why Fall Can Be a Smart Time to Buy

Throughout the spring and summer, buyers typically face the greatest competition. More buyers are actively shopping, desirable homes receive significant attention, and sellers often have less incentive to negotiate.

As we move into the fall, several market dynamics begin to change:

• More homes are available for sale
• Buyer demand begins to slow
• Homes spend more time on the market
• Sellers become more flexible on price and concessions
• Price reductions become more common

For buyers, that can mean more choices, more time to make decisions, and greater leverage during negotiations. [realtor.com]

Inventory Is Giving Buyers More Options

One of the biggest challenges buyers have faced over the last several years has been a lack of available homes.

According to Realtor.com, active inventory during the best week of the year is expected to be approximately 13.3% higher than the average week and nearly 32% higher than the beginning of the year. [realtor.com]

More inventory means buyers are less likely to feel pressured into making rushed decisions and are more likely to find a home that truly fits their needs.

For buyers throughout Georgia and the Southeast, we’re seeing many markets continue moving toward a healthier balance between buyers and sellers.

Less Competition Means More Opportunity

When inventory rises and buyer demand slows, competition naturally decreases.

Realtor.com reports that buyer demand during the projected best week is historically about 30% lower than peak demand periods earlier in the year. [realtor.com]

That means buyers may face fewer bidding wars, fewer escalation clauses, and less pressure to waive important protections such as inspections or financing contingencies.

That’s often a healthier environment for making one of the largest financial decisions of your life.

Price Reductions Continue to Create Opportunities

Another trend benefiting buyers is the increase in price reductions.

Homes that were priced aggressively during the summer months may sit longer as the market slows, prompting some sellers to make adjustments. Realtor.com notes that early fall historically represents one of the strongest times of the year for price reductions. [realtor.com]

While no one can predict exactly how far prices will move, buyers entering the market during the fall often find more room for negotiation than they would have seen just a few months earlier.

What About Mortgage Rates?

If you’ve followed mortgage rates lately, you know they can change quickly.

The reality is that timing interest rates perfectly is nearly impossible.

Instead of waiting for the “perfect” rate, successful buyers typically focus on what they can control:

• Their monthly payment
• Their budget
• Their loan strategy
• Seller concessions
• Temporary or permanent rate buydown opportunities

At Fairway Home Mortgage, we spend a lot of time helping buyers evaluate the full financial picture rather than focusing solely on headline interest rates. The lowest rate doesn’t always mean the best overall mortgage strategy.

Good News for Atlanta Area Buyers

For the Atlanta metro area, Realtor.com identifies the same week of September 27 through October 3 as the strongest buying window of the year. The report cites increased inventory, reduced buyer competition, more days on market, and lower median listing prices compared to annual peak pricing levels. [realtor.com]

Of course, real estate remains hyper-local. Every neighborhood, city, and price point can behave differently. That’s why having a local mortgage and real estate strategy matters.

The Bottom Line

If you’ve been waiting for the market to become more buyer-friendly, this fall may offer one of the strongest opportunities we’ve seen in several years.

More inventory, less competition, additional negotiating power, and improving market balance can create favorable conditions for buyers who are prepared and ready to act. [realtor.com]

The key isn’t trying to perfectly time the market.

The key is being financially prepared when the right home becomes available.

Whether you’re buying your first home, moving up, downsizing, or investing, having a solid game plan can make all the difference.

Ready to Explore Your Options?

Before you start shopping, make sure your financing strategy is in place.

The Shumate Mortgage Team can help you understand your purchasing power, compare loan options, evaluate payment scenarios, and create a plan that fits your goals.

Contact Chris Shumate at Fairway Home Mortgage

(404) 791-3155
chriss@fairwaymc.com
http://chrisshumatefairway.com/

NMLS #627360 | FIMC #2289

*Licensed in GA, FL, AL, TN, SC, NC

Follow Chris Online

Source: Realtor.com Housing Market Research, September 2026.

About Chris Shumate

Chris Shumate is a Sales Manager and Loan Officer with Fairway Home Mortgage and has helped more than 3,500 families achieve the dream of homeownership during his 25+ years in the mortgage industry. Recognized among the Top 1% of Mortgage Originators in America for six consecutive years, Chris is known for providing straightforward advice, creative financing solutions, and a mortgage process built around education and communication.

Whether you’re buying your first home, upgrading, downsizing, or investing, Chris and the Shumate Mortgage Team are committed to helping you make confident mortgage decisions.

The Fed Raised Rates Today. Here’s What It Actually Means for Homebuyers.

The Full Story Is Much More Important.

If you’ve seen today’s headlines, you’ve likely heard that the Federal Reserve raised its key short-term interest rate by 0.25%, moving the target range from 3.50%-3.75% to 3.75%-4.00%.

Whenever the Fed makes a move like this, one of the biggest misconceptions I hear is:

“Mortgage rates just went up by 0.25% too.”

The reality is, that’s not how mortgage rates work.

Mortgage rates are not directly tied to the Federal Funds Rate. Instead, they’re influenced primarily by the bond market, including mortgage-backed securities and longer-term Treasury yields.

Although today’s rate hike was widely expected and much of the market had already priced in the Fed’s decision, investors paid close attention to Fed Chairman Kevin Warsh’s comments during his press conference. As Warsh emphasized that inflation remains “too high” and signaled the Fed remains committed to bringing it under control, Treasury yields moved higher, with the 10-year Treasury climbing back toward the 5% level. While mortgage rates don’t move in lockstep with Treasury yields, they often follow the same general direction. Investors interpreted the Fed’s message as a sign that inflation pressures may persist and that interest rates could remain elevated for longer than previously expected. As a result, bond prices fell and yields rose, creating additional upward pressure on mortgage rates.

The Key Takeaway

Mortgage rates are often influenced less by what the Fed does today and more by what investors believe the Fed will do tomorrow.

Over the past several days, mortgage rates had already been moving higher in anticipation of today’s decision and ongoing concerns about inflation. Much of the market reaction occurred before the Fed’s announcement was made, but the Fed’s comments reinforced concerns that inflation may take longer to bring under control than many investors had hoped.

Currently, national average 30-year fixed mortgage rates are hovering around 7%, and we expect mortgage rates to remain generally in the high-6% to low-7% range in the near term.

Don’t Let the Interest Rate Alone Determine Whether It’s the Right Time to Buy

Too many people focus exclusively on the rate and lose sight of the bigger picture.

Every buyer’s situation is unique, and today’s market presents opportunities that many people overlook. The right financing strategy can often make a much bigger impact than a quarter-point movement in interest rates.

There are a variety of tools available to help buyers achieve their goals, including:

  • Seller-paid closing costs
  • Interest rate buydowns
  • Temporary and permanent rate reduction strategies
  • Specialized loan programs

The Better Question to Ask

The question isn’t always:

“What’s the rate?”

The better question is:

“What’s the Right Strategy for My Situation?”

A smart homebuying decision isn’t based on a headline. It’s based on understanding your goals, your timeline, your budget, and the options available to you.

Whether you’re thinking about buying your first home, moving up, downsizing, or simply exploring your options, having a plan matters far more than trying to perfectly time the market.

I’ve said this many times before, and I believe it now more than ever:

The buyers who win in this market aren’t necessarily waiting for the perfect rate. They’re working a plan and taking advantage of the opportunities available today.

The reality is that today’s market offers opportunities that weren’t available during the frenzy of a few years ago. Buyers often have more negotiating power, more inventory to choose from, and more opportunities to structure financing in ways that help meet their long-term goals.

Let’s Talk About Your Options

If you’re considering buying or selling, or if you’re simply trying to understand what today’s market means for you, let’s have a conversation.

We’ll review your goals, discuss the financing options available, and help you determine the best path forward.

The market will continue to change. Rates will move. Headlines will come and go.

But a well-designed strategy can help you move forward with confidence regardless of what the market is doing.

Best Regards,

Chris Shumate
The Shumate Mortgage Team
Fairway Home Mortgage

“Helping buyers navigate the market with a plan, not just a rate.”

The Lowest Rate Isn’t Always the Best Lender: What Homebuyers Need to Know

When you’re shopping for a mortgage, it’s natural to compare interest rates. After all, the rate affects your monthly payment and the overall cost of your loan.

But here’s something many homebuyers don’t realize:

The lender with the lowest interest rate isn’t always the best lender.

In today’s competitive housing market, choosing the right mortgage lender is about much more than finding the lowest number on a Loan Estimate. The experience, communication, and ability to get you to the closing table can have a much bigger impact on your home purchase than saving an eighth of a percent on your interest rate.

Watch the video: The Lowest Rate Isn’t Always The Best Lender
https://youtube.com/shorts/xGCm_Anq5Wk?si=hNNNzb_buZ4H6a0B

A Low Rate Doesn’t Mean a Smooth Closing

Many lenders can advertise attractive interest rates, but not every lender delivers the same level of service.

When buying a home in Georgia, Alabama, Tennessee, Florida, South Carolina, North Carolina, or anywhere throughout the Southeast, your lender becomes a critical part of your transaction. Delays, poor communication, or missed deadlines can put your contract—and even your earnest money—at risk.

A great lender does far more than lock in a competitive rate.

They also:

  • Communicate proactively with you and your Realtor.
  • Meet contract deadlines.
  • Identify potential underwriting issues before they become problems.
  • Help avoid last-minute surprises.
  • Keep the transaction moving from contract to closing.

These are the things that create a stress-free homebuying experience.

What Should You Compare Besides Interest Rates?

When evaluating mortgage lenders, ask questions like:

How well do they communicate?

Will you receive regular updates throughout the loan process? Will your Realtor know what’s happening?

Can they close on time?

Missing a closing date can create unnecessary stress and may even jeopardize your purchase.

Do they solve problems early?

Experienced lenders recognize potential issues before they become closing-day emergencies.

Do they offer the right loan program?

Sometimes the “lowest rate” comes with higher fees or isn’t actually the best loan for your financial goals.

What do past clients say?

Online reviews often tell the real story. Look for consistent feedback about communication, responsiveness, and successful closings—not just interest rates.

Why Realtors Care About the Lender You Choose

Experienced Realtors know that the lender on the other side of the contract matters.

A lender who communicates consistently, keeps deadlines, and resolves issues quickly helps everyone involved:

  • Buyers experience less stress.
  • Sellers feel more confident accepting offers.
  • Transactions close on schedule.
  • Realtors spend less time chasing updates and solving preventable problems.

That’s why many experienced agents recommend lenders they know will get the job done—not simply the lender advertising the lowest rate.

The Best Mortgage Value Isn’t Always the Lowest Rate

Saving a small amount on your interest rate can certainly be beneficial.

But if that lender misses deadlines, creates unnecessary delays, or struggles with communication, the overall cost can be much higher than expected.

The best mortgage experience comes from working with a lender who combines:

  • Competitive mortgage rates
  • Excellent communication
  • Reliable on-time closings
  • Strong problem-solving
  • Personalized guidance from application through closing

When you look at the complete picture, you’ll often find that value extends far beyond the interest rate.

Let’s Find the Right Mortgage Solution

Whether you’re buying your first home, moving up, investing, or simply comparing lenders in Georgia, Alabama, Tennessee, Florida, South Carolina, or North Carolina, my team is here to help you make an informed decision—not just find a competitive rate.

We’ll walk you through your options, explain the process, and work to make your home purchase as smooth as possible.

Contact Chris Shumate | Fairway Home Mortgage

📞 (404) 791-3155
📧 chriss@fairwaymc.com
🌐 http://chrisshumate.com
📸 Instagram: https://www.instagram.com/chris.shumate
🎥 YouTube: https://www.youtube.com/@chrisshumatemortgage

What’s Really Moving Mortgage Rates Right Now? A Clear Look at the Forces Pushing Up—and Pulling Down

If you’ve been watching mortgage rates lately and wondering, “Why do they seem so unpredictable?” — you’re not alone.

Behind the scenes, investors in the mortgage-backed securities (MBS) market are constantly adjusting expectations. Most recently, we’ve seen a meaningful shift: the probability of a March 2026 Fed rate cut has dropped by more than 10% since Friday.

The primary driver? Rising geopolitical tensions in the Middle East.

But that’s only part of the story.

There are several powerful economic forces applying both upward and downward pressure on mortgage rates — in the short term and the long term. Let’s break this down clearly and logically so you can understand what’s happening and why it matters for you.

1. Iran & Oil Prices (Primary Driver Right Now)

Energy prices influence nearly everything in our economy — transportation, manufacturing, food production, and more.

Short Term Impact

Prolonged high oil prices → Higher inflation expectations → Higher mortgage rates

When energy prices rise, investors anticipate broader inflation. Since inflation erodes the value of bonds (including mortgage-backed securities), rates tend to move higher to compensate.

Long Term Impact

Higher production costs → Sustained inflation → Potential stagflation → Ambiguous rate impact

If inflation remains elevated while economic growth slows, we could face stagflation — a difficult environment where rates don’t have a clear direction. In that scenario, mortgage rates could become more volatile.

2. Pessimistic U.S. Employment Figures

The labor market has been one of the strongest pillars of the economy. When employment weakens, the impact is significant.

Short Term Impact

Worsening employment outlook → Slower economy → Lower mortgage rates

If job growth softens, it reduces inflation pressure. Investors often move money into bonds during uncertain economic periods, which pushes mortgage rates down.

Long Term Impact

Employment crisis → Fed intervention → Lower mortgage rates

If unemployment rises meaningfully, the Federal Reserve would likely cut rates to stimulate the economy — which would typically benefit mortgage rates.

3. Potential Hawkish Fed Leadership (Kevin Warsh)

Markets are also evaluating the possibility that Kevin Warsh could become the next Fed Chair — and he is widely considered hawkish on inflation.

Short Term Impact

“Hawkish” leadership expectations → Rates stay higher for longer → Higher mortgage rates

If investors believe the Fed will prioritize fighting inflation aggressively, they anticipate fewer rate cuts — keeping mortgage rates elevated.

Long Term Impact

Reduced inflation expectations → Stabilized economy → Lower mortgage rates

If strong anti-inflation policy succeeds, inflation expectations fall. Lower inflation expectations typically support lower long-term mortgage rates.

4. Sweeping Global Tariffs

Tariffs aren’t just political headlines — they affect bond supply and federal deficits.

Short Term Impact

Higher tariff revenue → Fewer Treasury bonds issued → Lower mortgage rates

When the government issues fewer Treasuries, bond supply decreases. Lower supply can support bond prices, which helps keep mortgage rates lower.

Long Term Impact

Reduced deficit → Fiscal stabilization → Ambiguous rate impact

A smaller deficit could be positive for rates, but tariffs can also increase consumer prices. The long-term outcome depends on how those forces balance out.

5. Artificial Intelligence

AI is transforming industries rapidly — and markets are paying close attention.

Short Term Impact

AI overvaluation concerns → Flight to safety → Lower mortgage rates

If investors worry about tech market corrections, they often move money into safer assets like bonds — helping mortgage rates.

Long Term Impact

Job displacement from widespread AI adoption → Slower wage growth → Lower mortgage rates

If AI meaningfully disrupts employment or wage growth, inflation pressures could ease — creating downward pressure on long-term rates.

So Where Does That Leave Us?

Right now, the dominant short-term driver is geopolitical tension and energy prices, which are pushing inflation expectations higher and reducing the probability of near-term Fed rate cuts.

At the same time, weaker employment data, AI uncertainty, and potential fiscal shifts are applying downward pressure.

In other words — we’re in a tug-of-war environment.

And in environments like this, mortgage rates can move quickly based on headlines.

What Should You Do?

Trying to “time the market” in a multi-variable environment like this is extremely difficult — even for seasoned investors.

What matters most is:

  • Your financial goals
  • Your timeline
  • Your risk tolerance
  • The right strategy for your specific scenario

With over 25 years of experience and more than 3,500 families served, I believe in making decisions based on facts — not fear, hype, or headlines. We look at the data, evaluate the risk, and build a strategy that protects you both short-term and long-term.

If you’re buying, refinancing, or just trying to understand how today’s rate environment affects your plans, let’s have a conversation.

Let’s Build a Smart Plan Together

📞 Call or text me directly at (404) 791-3155
📧 Email: chriss@fairwaymc.com
🌐 Visit: www.chrisshumatefairway.com

You don’t need to predict the market.
You just need the right strategy in the market we have.

Let’s make a confident move — together.

Top 5 Mortgage Questions Answered

By Chris Shumate, Senior Mortgage Loan Officer at Fairway Home Mortgage

📺 Watch the full video here: https://youtube.com/shorts/LWNrmvshBnE?si=kvBr1yq2aDN1pTvQ

When it comes to getting a mortgage, it’s completely normal to have questions—especially in today’s market. After helping more than 3,500 families finance their homes over the years, I’ve learned that most people share the same core concerns.

So, let’s break down the Top 5 Mortgage Questions I get asked the most—and the clear, simple answers you deserve.

1. What’s the first step to getting a mortgage?

Start with a pre-approval, not just a pre-qualification.
A pre-approval means we’ve reviewed your income, assets, and credit to determine what you truly qualify for. It gives you confidence, and it tells sellers you’re a serious buyer.

2. How much do I need for a down payment?

This is one of the biggest misconceptions. You don’t need 20% down.
Depending on the loan type, you could buy with as little as:

  • 0% down for qualified VA loans,
  • 3% down for some conventional loans, and
  • 3.5% down for FHA loans.

The right option depends on your situation—and I’ll help you find the one that fits your goals.

3. What affects my interest rate?

Mortgage rates depend on several factors: your credit score, loan type, down payment, and the overall market conditions.
Remember, the Federal Reserve doesn’t set mortgage rates directly—rates move based on investor confidence and inflation expectations. That’s why timing and strategy matter.

4. Should I buy now or wait for rates to drop?

The truth is, no one can perfectly time the market. But here’s what we do know: you can refinance later, but you can’t go back and buy the same home at today’s price.
If the home and the payment fit your budget today, that’s worth strong consideration. When rates drop, we can always look at refinancing to lower your payment.

5. How long does the process take?

At Fairway, we pride ourselves on efficiency and communication.
Once you’re under contract, we can often close your loan in as little as 15–20 business days, depending on your situation. My team handles every detail carefully to make sure you stay informed from start to finish.

Final Thoughts

Buying a home doesn’t have to be confusing or stressful. When you have the right team guiding you, every step becomes clear and manageable.

If you’re thinking about purchasing, refinancing, or just want to get pre-approved, my team and I are here to make the process smooth, transparent, and rewarding.

🏡 Let’s get your questions answered and your goals accomplished.

About the Author:
Chris Shumate is a Senior Mortgage Loan Officer with Fairway Home Mortgage, serving clients across Georgia, Alabama, Tennessee, Florida, South Carolina, and North Carolina. Recognized among the Top 1% Mortgage Originators in America, Chris is known for his precision, transparency, and dedication to educating homebuyers.

The Fed Rate Cut: What You Need to Know About Mortgage Rates

When the Federal Reserve announces a rate cut, it always makes headlines — and it’s easy to assume that means mortgage rates are automatically dropping too.
But that’s one of the biggest misconceptions in the housing market.

Let’s break down what a Fed rate cut really means and how it affects your mortgage options.

🎥 Watch my quick video explanation here:
👉 The Fed Rate Cut Explained – YouTube

🏦 What Is the Federal Funds Rate?

The “Fed rate” refers to the Federal Funds Rate, which is the short-term interest rate banks charge each other for overnight loans. It directly impacts credit cards, auto loans, and home equity lines of credit, but not fixed-rate mortgages.

When the Fed cuts rates, it’s a signal that they’re trying to stimulate borrowing and spending — usually because the economy is slowing down or inflation is cooling.

🏠 Mortgage Rates Don’t Move the Same Way

Here’s where it gets tricky:
Mortgage rates are not set by the Federal Reserve.

Mortgage rates are primarily driven by the bond market, especially the yield on the 10-year U.S. Treasury Note. When investors expect slower growth or lower inflation, they move money into bonds — which can push mortgage rates down even before the Fed acts.

So, mortgage rates move based on how the market reacts to what the Fed says and does, not simply on the Fed’s official rate cut.

Sometimes mortgage rates even rise after a Fed rate cut if investors think inflation could come back or the economy will rebound faster than expected.

📊 What This Means for Homebuyers and Homeowners

If you’re thinking about buying or refinancing, here’s the key takeaway:

✅ Don’t wait for a Fed announcement to decide when to act.
✅ Focus on overall mortgage rate trends and your personal financial goals.
✅ Rate cuts can create opportunity — but timing the market perfectly is nearly impossible.

My advice: stay informed, get pre-qualified early, and make decisions based on your long-term goals, not short-term news cycles.

💬 Final Thoughts

After more than 25 years in mortgage lending, I’ve seen how confusion around “the Fed rate” can cause hesitation that costs homebuyers great opportunities.
Remember — the Fed influences the economy, but the market drives mortgage rates.

If you’d like to understand how today’s market impacts your homebuying or refinancing plans, my team and I are here to guide you with clarity, precision, and care.

📞 Contact me anytime at Fairway Home Mortgage.
Let’s make sure you’re positioned for success — no matter what the Fed decides next.

Chris Shumate
Senior Mortgage Loan Officer | Fairway Home Mortgage
Serving GA, AL, TN, FL, SC, and NC