Pre Approval vs Pre Qualification And Why 1 Might Not Be Helping You... Episode 235
Black Hole Of Real Estate Podcast
Release Date: 10/16/2025
Where did all the listings go... Episode 258
Black Hole Of Real Estate Podcast
Where did all the listings go... ...Something Just Happened To Real Estate Inventory Every year, the real estate industry seems to set a huge number of listing contracts to expire on December 31 if the property is unsold by that date which means that the number of homes available for sale drops dramatically on January 1 The vast majority of those properties will come back on the market during the month of January many of them will have: new listing agents lower pricing different marketing some renovations completed Along with that you will see a number of brand new to market listings...
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The 2026 Crystal Ball Report... Episode 257
Black Hole Of Real Estate Podcast
The 2026 Crystal Ball Report... ...everything you need to plan out your real estate strategy for this year we have the receipts from last years forecast back in episode 152 check that out when you are done with this one and let me know how we did here are a few of the things that I see happening: Interest Rates will start the year hovering in the 6% range They will dip down below 5% shortly after the end of tax season There will be a new Fed Chair in May right after the April 28-29 Meeting Which makes the June 16-17 meeting the one to keep your eyes on Builders will...
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The Biggest Day For Expired Listings... Episode 256
Black Hole Of Real Estate Podcast
The Biggest Day For Expired Listings... ...Is December 31st It has been every year since I have been in the real estate business and it means that on January 1st a few interesting things are likely to happen real estate active listings will drop dramatically some sellers won't realize that they are off the market cold calling agents will be dialing for $$$ on New Years Day home sellers that "expired" will be getting a lot of calls some sellers will choose to "extend their listings" with their current agents the marketing is already in place there could very well be momentum from the end of...
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Why Home Buyers Should Close on December 30th... Episode 255
Black Hole Of Real Estate Podcast
Why Home Buyers Should Close on December 30th... ...There may very well be a property tax savings by doing so for the buyer it may also be a date that makes sense to the home seller for the very same reason which makes it a win-win situation qualify for the homestead exemption for the buyer start off the New Year in your new home for the buyer save a vacation day for the buyer due to the holiday capital gains tax rate locked in for seller addtional write offs for the seller if that's the case, then why not just close on December 31? its rather simple really numerous unforseen...
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Home Search Christmas Magic... Episode 254
Black Hole Of Real Estate Podcast
Home Search Christmas Magic... ... this is how some people are finding deals this holiday season let's face it - most people aren't looking at homes the week of Christmas and most sellers are facing the fact that their homes probably won't sell before the end of the year so here is how the Magic is happening there are sellers out there that will accept and offer now that they most likely wouldn't have accepted a month ago and most likely won't accept after the 1st of year most sellers just want to get under contract and start the new year off with that taken care of so they can move on...
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Your Listing Photos Are Too Nice... Episode 253
Black Hole Of Real Estate Podcast
Your Listing Photos Are Too Nice... ...and there are many times where sellers are overdoing it stay with me here as I explain what I see on a daily basis let's suppose that your home has a blemish or 2 and you think that a little trick photography might help so you choose to creatively avoid those things in the marketing photos it certainly will make your home look more attractive online but consider the fact that once a buyer enters the home the will notice the very things you didn't want them to see which ultimately creates a negative experience for them we hear comments all the time...
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How Long It Takes A Price Change To Make An Impact... Episode 252
Black Hole Of Real Estate Podcast
How Long It Takes A Price Change To Make An Impact... ...there could be immedidate results but what if there isn't a big increase in showings and offers it doesn't necessarily mean that it wasn't effective getting into the right price position is critical then you have only 2 levers left marketing and time and when the right marketing strategy is in place then it truly is just a matter of time with that in mind a price adjustment over the holidays could have a delayed result as we are entering a time where home buyers are making travel plans to go on buying trips right after the...
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Your Carpeting Is Hurting Your Sales Price $$$... Episode 251
Black Hole Of Real Estate Podcast
Your Carpeting Is Hurting Your Sales Price $$$... ...I know it sounds crazy, but hear me out on this one I realize that in many parts of the country carpeting is preferred by many homeowners especially as we enter the colder months of the year but I am here to tell you that Florida works differently and there sure seems to be an ever increasing trend where home shoppers are favoring homes with 1 type of flooring throughout the home and they are increasingly moving away from carpeting and towards tile and luxury vinyl options easier to clean doesn't trap pet odors better for those with...
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Interest Rates To Dip Below 6%... Episode 250
Black Hole Of Real Estate Podcast
Interest Rates To Dip Below 6%... ...its about to happen this week we have been saying this for over a year on this podcast and its all playing out as we have consistently projected here is how its going to happen The Fed is going to meet December 9-10 It is widely anticipated that they will drop rates by .25% and markets will be pricing that into current mortgage rates last week, the average rate for a 30 year fixed rate mortage was 6.19% and a 15 year note was at an average of 5.44% so with the Fed about to make a move of 25 basis points its likely that some lenders...
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How Home Buyers Are Winning in December... Episode 249
Black Hole Of Real Estate Podcast
How Home Buyers Are Winning in December... ...at a time when most have taken themselves out of the market For those that want to buy before the end of the year Or those that have buy right away There is a very simple winning formula So simple that most overlook it And they end up turning the process into a complicated science project Let's begin with the building blocks Have Your $$$ ready to go If you are a cash buyer Have your Proof Of Funds available If you are going to using a home loan for the purchase Get Pre Approved By A Reputable Lender Not just prequalified online with minimal...
info_outlinePre Approval vs Pre Qualification And Why 1 Might Not Be Helping You...
...there is a decided difference between the 2 and you need to know what that is
A Pre Qualification letter is a rough estimate of what you can qualify for
based on limited information provided to a lender:
- that may/may not have verified a credit report or seen any financial documents
- it most definitely has not been reviewed and approved by an underwriter
- in many ways, it may not be "worth the paper that its printed on"
and a savvy listing agent will know what questions to ask the lender
to see if their seller should even consider this buyers offer
A pre approval is typically provided after:
- the lender has reviewed the credit report
- reviewed the income and asset documents
- calculated the debt to income ratio
- prepared an application package for underwriter review
- received any stipulations needed for final underwriting approval
It quickly becomes very clear which is more attractive to a home seller
but that doesn't mean that a buyer should always choose to get pre approved
especially if they are in the very early stages of the home buying process
a pre qualification letter may be sufficient to get started
keep in mind that limiting hard inquiries
will be important to keep your credit scores as high as possible
and that when applying for a mortgage
all inquiries during a 45 day rate shopping window only count as 1 inquiry
pro tip: its rarely a good idea to make big purchases such as a new car
when you are also trying to buy a home where you will need a mortgage
its also a good idea to avoid applying for a bunch of credit cards while holiday shopping
tune in to today's show for a whole bucket full of tips to increase your scores
and give yourself the maximum opportunity for great rates and worry free approvals