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Thinking about buying a home this spring? Check out the latest update to the income needed to buy a median-priced home in the top 50 metro areas.

Thinking about buying a home this spring? Check out the latest update to the income needed to buy a median-priced home in the top 50 metro areas.

HSH in the news - 2022

December 23, 2022: "Mortgage rate predictions for 2023", a SoundDollar a roundup of mortgage-rate outlooks by Robin Rothstein included a forecast from HSH.com vice president Keith Gumbinger:

What mortgage experts predict for 2023
Many mortgage experts in the housing market space expect rates will trend downward going into 2023. Here’s what they’re saying:
Keith Gumbinger, vice president of mortgage website HSH.com: "With inflation showing signs of slowing, fixed-rate mortgages have settled back from recent peaks as 2022 comes to a close. [We] should see less volatility for 30-year fixed mortgage rates in 2023, which are likely to hold a range between 5.875% and 6.875%. Should a recession form next year, there's a good chance that we'll see rates push through that bottom. Conversely, if inflation doesn't behave as hoped, this top figure might not hold. Meanwhile, the most popular [adjustable rate arm] will still see some homebuyer interest. But higher short-term rates [will] likely see the 5/1 ARM run in a 5.125% to 6.25% range next year."

December 22, 2022: "What You Need to Earn to Buy a Home in the Largest U.S. Cities", a New York Times look at housing costs by Michael Kolomatsky using HSH calculations also included some context provided by Keith Gumbinger, HSH.com's vice president:

In considering the smaller gains in home prices for the third quarter of 2022, Mr. Gumbinger characterized the softening as "a considerable deceleration,"
He also added: "The only way affordability can improve is if price increases mellow or prices even retreat. There are some sporadic signs of this in the available data so far, but only on a near-term basis - annual references still point to increases, at least so far," Keith Gumbinger, a vice president at HSH.com, wrote in an email.

December 22, 2022: "Home buyers get some relief as mortgage rates come off 7% highs", a Los Angeles Times update on mortgage-market conditions by Andrew Khouri featured some analysis and an outlook from HSH VP Keith Gumbinger:

...some experts say there’s growing signs rates may not rise much from here and could drop further.
"There’s a good chance we have seen the top" in mortgage rates, said Keith Gumbinger, vice president of research firm HSH.com.
Gumbinger said he believes rates will range between 6.875% and 5.875% in 2023, with lots of ups and downs in between as the mortgage market reacts to various economic reports.
While it’s hard to predict what comes next, economists said it’s doubtful rates will fall back to 3% or below anytime soon.
That’s in part because such rock-bottom rates were the result of extremely loose monetary policy during the height of the pandemic, something experts said the Federal Reserve isn’t likely to revisit even if the economy falls into recession.
"Remember, we got to [such low rates] under the most extraordinary of conditions," Gumbinger said.

December 13, 2022: "Housing Inflation Is Still Hot, But Mortgage Rates Could Ease Further", a Barron's review of changing mortgage market conditions by Shaina Mishkin featured a bit on context from Keith Gumbinger, HSH.com's vice president:

"The damped reading on inflation should allow long-term interest rates settle a bit more than they already have, as improving inflation lowers the chance that the Fed will have to continue to be aggressive as we move deeper into 2023," says Keith Gumbinger, vice president of mortgage website HSH.com. "If inflation really is flagging, that improves the odds that mortgage rates will ease and also that we’ll see less volatility."

November 29, 2022: "The Government Will Back Mortgages of More Than $1 Million. Here’s Who Benefits," a Barron's look at the new conforming-loan limits for 2023 by Shaina Mishkin included some context from HSH.com vice president Keith Gumbinger:

But the new limit could be more meaningful as the housing market pullback continues. "For borrowers, it does mean that access to high-dollar mortgages will continue to be available even if housing market conditions deteriorate," Keith Gumbinger, vice president of mortgage resource HSH.com, wrote in an email to Barron’s.

November 20, 2022: "The Pulse of Real Estate: Mortgage Rates, Home Prices, Home Supply and More!" a National Association of Realtors radio program and podcast hosted by Stephen Gasque featured HSH.com vice president Keith Gumbinger discussing mortgage market and homebuying conditions.

November 18, 2022: "Buyers need a six-figure income to afford a ‘typical’ home, report finds,", a CNBC look at steep housing costs by Kate Dore included some context from HSH.com VP Keith Gumbinger:

And while home values have softened in some markets, the average sales price is up from one year ago.
"Home prices have gone up substantially, mortgage rates have more than doubled and that’s just crushing affordability," said Keith Gumbinger, vice president of mortgage website HSH.
For example, a higher down payment means a smaller mortgage and lower monthly payments, Gumbinger explained. "More down in this sort of environment can definitely play a role in getting your mortgage cost under control," he said.
Of course, home values and demand vary by location, which affects affordability, Gumbinger said. "Being patient and being opportunistic is a good strategy for market conditions like this," he said.

November 16, 2022: "Homebuyers race to capture recent drop in mortgage rates", a Yahoo Money a review of fast-changing mortgage market conditions by Gabriella Cruz-Martinez·featured some expertise from Keith Gumbinger, HSH.com vice president:

The report came on the same day the government released new consumer prices data - which showed inflation cooling - causing the yield on the 10-year Treasury to plunge by more than 32 basis points to 3.816%, below its recent average of 4%. Mortgage rates, which track the direction of the yield, soon followed, though most lenders "partially passed along" that decline, according to Keith Gumbinger, vice president of HSH.com.
"From what I can tell, that's what's happening at the moment," Gumbinger told Yahoo Money last week. "If the Treasury rally proves more durable, mortgage rates could ease a bit from there... but there's no way to know that at present."
"Brief dips in rates do occur... but what matters is how long they last. Folks need time enough to react," Gumbinger said. "Unless they have their finger on the pulse of the market nearly constantly, they may miss such events."

November 15, 2022: "Where Will Mortgage Rates Head in 2023?", a Forbes mortgage market forecast article by Robin Rothstein prominently featured an outlook from HSH.com vice president Keith Gumbinger:

HSH.com mortgage website vice president, Keith Gumbinger: "At this point, a peak for rates seems likely to come earlier in the year and flatten/turn downward later, and the 30-year FRM will probably run in a 6.5% to 7.5% range for the year. The most popular ARM (five-year) will continue to grind higher along with short-term rates, and probably manage a 5.5% to 6.75% range next year."
Unlike the last couple of years, experts say that sellers will need to work a little harder to attract buyers. So selling strategy may require more than just lowering the price.
"As a seller, you may need to be more flexible with regard to how much you hope to get for your home," says Gumbinger. "At the same time, buyers in the market likely won’t be interested in paying top dollar for properties that need considerable work or upgrades, so getting maintenance and repairs in place before listing will help pique buyer interest."

November 3, 2022: "Mortgage rates slip below 7%", a Yahoo Money update on changing mortgage market conditions by Gabriella Cruz-Martinez featured some advice from Keith Gumbinger, HSH.com's vice president:

"Homebuyers are in a rather tough spot at the moment. Home prices are still very high, inventories of homes available to buy remain very thin, and mortgage rates are at 20-year highs, so conditions are pretty adverse," Keith Gumbinger, vice president of HSH.com, told Yahoo Money. "None of these conditions are likely to improve significantly for at least a while, and with the holiday season coming up, the inventory issue might even tighten further as sellers hold off for better conditions."
"For those brave enough to be in the market now, it's a good time to be opportunistic; look for relative pricing bargains, be prepared to act, and consider a lower-cost ARM to try to save a few dollars over the next few years," Gumbinger said. "Being aware of the risks, and paying attention at all times for chances to refinance to a fixed-rate mortgage, of course. A good deal on an ARM -- one with a rate break of about 1% -- might improve a homebuyer's buying power by as much as 10%, or lower their monthly payment a considerable amount."

October 26, 2022: "Here’s how much [downpayment] you actually need for a house", a CNBC look at downpayment sizes by Kate Dore included some commentary from Keith Gumbinger, HSH.com's vice president:

While high home prices and interest rates may push some buyers to the sidelines, those still in the market may have "deeper resources," particularly if they’re downsizing, explained Keith Gumbinger, vice president of mortgage website HSH.
How a bigger down payment lowers mortgage costs
"In general, the more you can afford to put down, the lower your ultimate costs are going to be," said Gumbinger.
A larger down payment means a smaller mortgage, which can "certainly help offset the cost of rising interest rates to a degree," he said.
While certain kinds of mortgages allow down payments as low as 3%, you’ll have to pay mortgage insurance on loans with less than 20% down, and you may see higher interest rates, Gumbinger said.
The average interest rate for 30-year fixed-rate mortgages of $647,200 or less is still above 7% for loans with a 20% down payment.
"More is generally better because that helps to lower your costs overall," he added.

October 19, 2022: Shunned after the financial meltdown, this mortgage is making a comeback in the Bay Area as interest rates climb",a San Francisco Chronicle look at today's ARMs by Kathleen Pender included a quote from HSH.com vice president Keith Gumbinger:

As interest rates soar, borrowers are wading back into adjustable-rate mortgages, but much more cautiously than they did during previous rising-rate cycles.
Keith Gumbinger, a vice president with mortgage website HSH.com, said young buyers "may have seen their parents or friends of their parents get into ARMs that didn’t work out for them," he said. "It wasn’t the ARMs themselves that were dangerous. It was the layering on" of risky features that blew them up.

September 27, 2022: "7% Mortgage Rates Are Almost Here. What That Means for Home Sellers", a Barron's look at increasingly difficult homebuying conditions by Shaina Mishkin feature an outlook from HSH.com vice president Keith Gumbinger:

The average weekly rate still has a way to go before it hits 7%, but such a rise isn’t off the table. Whether or not mortgage rates hit 7% comes down to the Federal Reserve’s fight against inflation, says Keith Gumbinger, vice president of mortgage website HSH.
Should inflation soften, "we’ll have a chance to stay away from 7%," Gumbinger says. "If the inflation news in the next couple of weeks isn’t good, or the economy continues to show more growth than the Fed wants to see, or if we have a blowout jobs report, there is a chance we could push more closely toward 7%," Gumbinger said.

September 15, 2022: "Buying a home? Get ready for a 6% mortgage", a Los Angeles Times a mortgage market update from writer Andrew Khouri included some context from HSH.com vice president Keith Gumbinger:

With uncertainty surrounding those factors, rates have been volatile in recent months. After nearing 6% in June, rates retreated. They even dipped below 5% the first week of August, and some agents and industry analysts reported a slight pickup in demand.
Keith Gumbinger, vice president of research firm HSH.com, said rates have since risen in part because the labor market has remained strong and investors see less of a chance for an immediate recession and a greater chance inflation will stay elevated.

September 9, 2022: "Citi expands program to help diverse communities", a CNBC look at an affordable housing program written by Lorie Konish included a quote from HSH.com VP Keih Gumbinger:

As mortgage lending activity has cooled appreciably this year, that might give financial institutions opportunity to reach out to new markets.
"It may be that mortgage lending at some of these institutions now has an opportunity to go look to better serve some of these communities," said Keith Gumbinger, vice president at HSH, a market research firm.

September 7, 2022: "Here's why some homeowners skipped the refinance boom - and don't regret it", a Yahoo Money discussion of homeowners and refinancing by writer Gabriella Cruz-Martinez included a range of context provided by Keith Gumbinger, HSH.com's vice president:

"There are a lot of reasons why people don’t refinance, "Keith Gumbinger, vice president of HSH.com, told Yahoo Money. "You might find that loan amounts are too small to be bothered with, or you might be thinking about selling at some point in the future."
Changing circumstances
"You’ve since started a family and only one spouse is working or the other isn’t working full time to care for the child," Gumbinger said. "Now your income might not even be enough to qualify you for the mortgage you’re already paying."
Planning to sell or tap
Another "not-worth-it reason," according to Gumbinger, may be when a homeowner plans to sell in the next year or two, so there's little chance to get any benefit from a refinance.
"Depending on costs or the difference in monthly payment, there's a chance that the refi can be a money-loser, too," he added.
"Even with a lower interest rate, it can sometimes be difficult to overcome the costs of restarting the loan all over again - paying for a home for 37 years instead of the 30 you may have started with, for example," Gumbinger said. "A lower payment may be the outcome of a refinance, but at the cost of a higher total interest charge."

September 1, 2022: "Mortgage rates jump over a half-point in two weeks", a Yahoo Finance look at mortgage rate trends and implications for borrowers by writer Gabriella Cruz-Martinez featured some comments from Keith Gumbinger, HSH.com's vice president:

Still, home prices remain 36.9% higher than in August 2019 and pose a challenge for first-time buyers. At last week’s rate of 5.55%, the median monthly payment on the typical home was $2,050, about 61% more than last year.
"The combination of higher interest rates and higher home prices has really cratered affordability," Keith Gumbinger, vice president of HSH.com, told Yahoo Money. "We're talking about incomes needed to buy homes that are 30% or 40% higher right now than they were at the same time last year. And yes, folks are getting raises and whatnot, but nobody's wages are rising 30 or 40% in a year."
The newfound bargaining power shows in the numbers: At least 67% of buyers said they asked for repairs in August, versus 31% that asked six to 12 months ago.
"We have a fairly abrupt change in the market this year in terms of both infrastructure, certainly home prices, and the affordability equation changed appreciably from where we began the year to where we are right now," Gumbinger said. "We're kind of in a period of adjustment right now. I don't know that necessarily conditions are going to remain this way forever, [but] right now we are slowing down."

August 29, 2022: "Mortgage rates will fall to 4.5% in 2023?", a CNBC review and discussion of a Fannie Mae housing forecast by writer Greg Iacurci included quotes and calculations from Keith Gumbinger, HSH.com's vice president::

Average rates are expected to be 4.7% and 4.4% in the first and fourth quarters of 2023, respectively - down from 5.2% in Q2 this year, according to Fannie Mae.
Still, consumers should "take forecasts with a grain of salt," according to Keith Gumbinger, vice president of HSH, a market research firm.
"If you’re participating in the marketplace, interest rates are important but might not be the most important component," Gumbinger said.
Here’s an example, according to HSH data: At a 3.5% fixed rate, a homebuyer with a $300,000 mortgage would pay about $1,347 a month and $185,000 in total interest over 30 years. At a 5.5% rate, homeowners would pay $1,703 a month and pay over $313,000 in interest for the same loan amount.
Here’s another example, which assumes a buyer has an $80,000 pretax annual income and makes a $30,000 down payment. This buyer would qualify for a $295,000 mortgage if rates were 3.5%, about $50,000 more than the same buyer at a 5.5% rate, according to HSH data. That differential may put certain home out of reach.
Consumers who find a home they like - and can afford to buy it - are likely better served jumping on the opportunity now instead of delaying, Gumbinger said. Even if borrowing costs improve next year, overall affordability will likely still be a challenge if home prices stay elevated, for example, he added.

August 25, 2022: "Mortgage rates jump by nearly a half point", a Yahoo Finance update on mortgage-market conditions by Gabriella Cruz-Martinez included quotes from HSH.com vice president Keith Gumbinger:

According to Keith Gumbinger, vice president of HSH.com, some buyers in today’s market aren’t thinking about interest rates as the most important factor when purchasing.
"If you can afford a higher interest rate on a house that you love, you’re going to want to go after the house you love," Gumbinger told Yahoo Money. "Another way to think about it is that folks don’t necessarily spend a lot of time thinking about what they’re spending on interest when they use a credit card. They go after what they want and the financing costs are kind of collateral damage."
For many, declining affordability remains an issue. At today’s rate, purchasing a home at the median home price translates into a $2,050 monthly payment, a 61% jump from a year ago - Realtor.com data showed.
"These prices are exorbitant for most borrowers, but keep in mind that there may be lower-cost opportunities off the coasts," Gumbinger said. "Now, whether those lower-cost opportunities are in places you want to live or would like to move - that’s a different discussion. But it can be an opportunity for you to participate in the marketplace today."

August 25, 2022: "Buying a Home: Everything You Need to Know", an Acorns guide to borrowing for a home purchase by Kiersten Schmidt featured expertise from HSH.com vice president Keith Gumbinger:

"Five percent interest rates used to be something that homebuyers cheered on when they came around, then it was fours and now it’s threes," says Keith Gumbinger, vice president at mortgage research site HSH.com. "We really are living in favorable times. Homebuyers today have not experienced high interest rates in their adult lifetimes."
"Higher percent down payments were more common the further back you go," he says, because it’s easier to save 10% of a lower home price. "If it’s a $40,000 home you only have to save up $4,000 to have a 10% down payment. If it’s a $400,000 home, that’s $40,000 of savings to come up with."
Data before 2005 isn’t available, but Gumbinger says down payments were typically 10% or higher in the 1980s. For most of the last decade, they have hovered around 4% or 5%, according to data from Attom Data Solutions.
It’s also important to consider incomes when looking at historical home prices, says Gumbinger. While home prices have doubled since 1981, median household income has risen 27% since 1984, the earliest year data is available.
First-time homebuyers today "have really only known a fixed-rate environment," says Gumbinger. "They’ve also only known a very favorable interest rate environment."

August 23, 2022: "Resist the Siren Song of 40-Year Mortgage Loans", a Bloomberg/ Washington Post look at alternative mortgage terms by Alexis Leondis included calculations run by HSH.com vice president Keith Gumbinger:

First, the monthly savings are unlikely to be substantial. If you borrow $300,000 for 30 years at a rate of 5% that is fixed for the life of the loan, your monthly payment will be about $1,610, according to calculations from HSH.com, a mortgage website for consumers. Assuming the same rate for a 40-year fixed mortgage (which is generous because the rates for 40-year mortgages are likely to be higher), the monthly payment will be about $1,447, a savings of $163
It’s not like you’re going to be able to borrow a lot more with a 40-year loan. Assuming an income of $150,000 and all other things being equal, a longer-term loan increases the amount you can borrow by about $40,000, according to the HSH calculator.

August 18, 2022: "House hunting in South Florida? Here’s the salary you need to afford a home", a Miami Herald review of housing affordability challenges in the Miami-Dade metro area by Rebecca San Juan included calculations and comments from Keith Gumbinger, HSH.com's vice president:

People looking to buy a home in South Florida have to make $131,714 annually to afford a property at the median sales price of $589,000 for houses in Miami-Dade, Broward and Palm Beach counties, according to a report by the mortgage site HSH.com using housing data from the National Association of Realtors.
Most longtime local residents don’t get paid enough to have the money for a down payment on a home, much less pay cash for it. While FIU’s Murray said 70% of workers in Miami-Dade earn $30,000 a year or less, plenty of wealthy residents and outside buyers are paying cash to land houses in this hotly competitive market. In July, 41.3% of total home sales in Miami-Dade and 41.8% of them in Broward were cash deals, far greater than the 24% national average.
"We need better housing policies to build more accessible opportunities for home ownership," HSH.com Vice President Keith Gumbinger said, noting mortgage subsidies and grants to buyers to cover down payments. "The way the current market is structured that’s not going to happen."

August 12, 2022: "How To Get the Best Home Loan", a National Association of Realtors radio program and podcast hosted by Stephen Gasque featured HSH.com vice president Keith Gumbinger sharing how to become the best-qualified borrower.

August 10, 2022: "My Mortgage Was Sold. Now What?", a Time/NextAdvisor look at consumer mortgage-servicing concerns by Sam Becker featured some expertise provided by Keith Gumbinger, HSH.com's vice president:

"It’s very common for a mortgage to be sold," says Keith Gumbinger, vice president at HSH.com, an online home loans consumer resource. The only thing homeowners should do, Gumbinger adds, is to "make sure everything is in order with the new servicer."
"Loans are passed around all the time because people are looking to tune their portfolios," Gunbinger says. "[This process] has been around for decades - the originate-to-sell model has become the dominant model in the industry."
"The Dodd-Frank rules focused on getting mortgage servicing trails better organized," says Gunbinger. "You need to be notified and given contact information within 15 days before your loan changes hands," he says. So, as long as a servicer wants to run afoul federal regulations, homeowners should have a very clear idea of who or what holds their mortgage, and when the transaction occurred.
Gumbinger says that homeowners can also try getting their mortgages from small, community banks or credit unions, which may lower the odds that a mortgage is sold to a new servicer. But, like Rueth, he warns that homeowners can’t prevent it from happening. "The fact of the matter is that there’s really nothing that you, as an individual borrower, can do to retain that servicing forever."
"Most people probably don’t care [if their mortgage is sold], as long as they know where they need to send a check, and that it’s going to the right account."

July 14, 2022: "Mortgage rates jump after two weeks of declines", a Yahoo Money mortgage market update by Gabriella Cruz-Martinez included a quote about conditions from HSH.com VP Keith Gumbinger:

A record-high 81% of consumers think the economy is on the "wrong track," according to the latest homebuyer sentiment survey from Fannie Mae, with a plurality of respondents saying it would be difficult to get a mortgage - the first time in nearly seven years.
"High mortgage rates and record high home prices have informed that sentiment for months now already," Keith Gumbinger, vice president of HSH.com, told Yahoo Money. "It's true that mortgage rates did dip last week, but rates have risen since late last week, and much of that decline has likely already disappeared."

July 14, 2022: "Why Home Mortgage Rates Are All Over the Place - and What They’re Expected To Do Next", a Realtor.com review of highly volatile mortgage market conditions by deputy news editor Clare Trapasso featured some observations from Keith Gumbinger, HSH.com's vice president:

They’re quickly realizing that even incremental increases can inflate their monthly mortgage payments by more than they can afford. Higher rates have also meant that those who qualify for a mortgage one day might not be able to do so a day later.
"The doubling of mortgage rates since the turn of the year has really created a hardship for buyers who were counting on record-low mortgage rates to support the purchases of record high-priced homes," says Keith Gumbinger, vice president at the mortgage information website HSH.com.
And with the U.S. Federal Reserve on a mission to tame inflation by hiking its own interest rates, potentially thrusting the nation into another recession, mortgage rates aren’t expected to settle down anytime soon.
"Over the next few months, volatility is likely to continue to be very high," says Gumbinger. "Markets have not yet decided if the bigger threat is rising inflation or the threat of a recession."
If the nation does succumb to a recession, mortgage rates are likely to fall again. The Fed typically lowers its own rates to stimulate the economy, and mortgage rates typically follow. That’s what happened during the pandemic when mortgage rates bottomed out in the previously unheard-of 2% range.
"Significantly lower mortgage rates would mean that the economy would be cooling significantly as well," says HSH.com’s Gumbinger.

July 10, 2022: "Real Estate Today's 700th Show", a National Association of Realtors radio program and podcast hosted by Stephen Gasque included HSH.com VP Keith Gumbinger looking at how mortgage lending and borrowing conditions have changed since the program started back in 2009.

July 8, 2022: "Buy Now or Wait? Experts Weigh in on the House Hunt Question", a Bloomberg look at fast-changing housing market by Prashant Gopal and Paulina Cachero included a quip from Keith Gumbinger, HSH.com's vice president:

In some markets, the tables are already turning. Buyers can now afford to become pickier, according to Keith Gumbinger, vice president at mortgage-information company HSH.com.
"It’s a market for buyers that are opportunistic," Gumbinger said. "You need to be nimble, whether it’s grabbing a home deal if it comes by or an opportunity for a low mortgage rate."
This article also apperared in Financial Advisor magazine.

July 7, 2022: "Homebuyers Wrestle With Tricky Calculus as Mortgage Rates Post Massive Swings", a Bloomberg review of the value of locking in your mortgage interest rate by Paulina Cachero included some expertise contributed by HSH.com VP Keith Gumbinger:

When homebuyers apply for a mortgage, a lender will typically allow them to lock in a rate for anywhere from 15 to 60 days free of charge, said Keith Gumbinger, vice president at HSH.com, which publishes information about mortgages and other consumer loans.
For those who anticipate it might take longer than 60 days to close on their house, extended rate locks are available for as long as 180 days. But buyer beware: the longer the lock, the higher the fee.
The costs for an extended rate lock are typically anywhere from 0.25% to 1% of your loan amount. When requesting an extended rate lock, Gumbinger advises borrowers to read the fine print. Lenders will either ask for a refundable deposit or a non-refundable fee - a risker option that typically comes with a lower ceiling rate.

June 17, 2022: "Summer Housing Market", a Real Estate Today podcast by the National Association of Realtors hosted by Stephen Gasque included HSH.com VP Keith Gumbinger as a guest discussing fast-changing mortgage and housing market conditions for summer 2022.

June 17, 2022: "This type of second mortgage is becoming popular in the Bay Area amid surging interest rates", a San Francisco Chronicle look at homeowner borrowing conditions by Kathleen Pender included some quotes from Keith Gumbinger, HSH.com's vice president:

Commonly known as HELOCs, they let you borrow up to a certain dollar amount, but rather than taking it all in a lump sum, you can borrow just what you need and make payments only on your outstanding balance.
With mortgage rates nearing 6%, "if you have a fixed- rate mortgage down around 3% or even 3.5%, to do a cash-out refi today means exposing all of your mortgage, plus what you want to borrow on top of that, to a much higher interest rate," said Keith Gumbinger, a vice president with mortgage tracker HSH Associates. That’s why HELOCs are enjoying a resurgence.
In recent years, some lenders have started offering HELOCs that have a fixed-rate component.
One way they do this is by fixing the rate for an "extended introductory period" of one to five years, said Todd Dal Porto, Fremont Bank’s group executive for residential lending.
Another way they do it is by letting you fix the rate on all, a portion or several different portions of your balance during the draw period. "It’s a loan within a line," Gumbinger said.

June 15, 2022: "Mortgage rates and liquidity in secondary markets to determine whether demand for ARMs will stick around, observers say", a HousingWire review of mortgage lending conditions and choices by Connie Kim featured some comments from Keith Gumbinger, vice president of HSH.com:

The share of mortgage applications for ARMs is still below the historical average between 1990 and 2022 of 12.49% and significantly lower than the peak of 36.6% in 2005, the MBA said. Even if more borrowers opted for ARMs in a rising rate environment, stricter underwriting policies for ARMs and laws that keep lenders in check will prevent borrowers from being trapped in loans they could not afford, as occurred in the mid 2000s, said Keith Gumbinger, vice president at HSH Associates.
Leading up to the housing crisis, many subprime lenders provided borrowers with interest-only ARMs, which initially offered low rates. Some buyers who couldn’t qualify for a conventional mortgage turned to an ARM to make lower monthly payments.
"Not only could you get a loan if you had terrible credit (in the mid-2000s), but you could get a loan if you had terrible credit and almost no down payment," said Gumbinger. "You were able to get an ARM by not even providing any documentation for your income or assets."

June 15, 2022: "How will the Fed interest rate hike affect you?", a Los Angeles Times market update by Andrew Khouri included some context from HSH.com VP Keith Gumbinger:

The effect on fixed-rate mortgages - including the popular 30-year fixed loan - is less certain.
Mortgage experts said increases in the federal funds rate don’t directly affect these mortgages, but they can indirectly push fixed mortgage rates higher or lower if Fed actions influence investor thinking about how entrenched inflation is.
That’s because if inflation is expected to be high in the future, investors will demand a higher yield, or interest rate, on mortgages they buy.
Mortgage rates have already surged this year, rising from the 3% range in January to above 5% as of last week. By some measures, they have topped 6%.
The sharp rise in borrowing costs has pushed some home buyers into new price brackets and priced others out altogether, causing home sales to fall in the process.
It’s possible that the larger-than-expected increase in the federal funds rate could convince investors that inflation will be tamed sooner and thus send fixed-rate mortgages down, said mortgage industry consultant David Stevens, the former head of the Mortgage Bankers Assn.
Alternatively, larger increases in the Fed rate could spook investors and send mortgage rates higher, said Keith Gumbinger, vice president of research firm HSH.com.

May 25, 2022: "Cash Home Buyers: New Services Offer Help Making All-Cash Offer", a Kiplinger look at homebuying conditions by Emma Patch included some consumer advice from Keith Gumbinger, HSH.com's VP:

Also, before you apply for a mortgage associated with a company that puts up cash for buyers, comparison shop for the best rate. Before you begin, make sure your credit score is as high as can be; review your credit reports and clean up any potential errors or misinformation. Then decide what type of mortgage will work best for you.
"Long-term fixed rates are of course the most popular, but with rates rising for those appreciably this year, borrowers may need to consider an adjustable-rate mortgage," says Keith Gumbinger, vice president at HSH, a mortgage information website. But ARMs have both benefits and risks that borrowers need to understand "before worrying about what rate is available," he says. And when shopping around for a lender to help make your home purchase, it may be better to work with a local lender who knows the ins and outs of your market.
"Check their websites for offerings, but also be prepared to make at least a few phone calls, too," he says. "Not all lenders publish rates on their sites, or may only publish ‘representative’ rates, and yours will surely be different."

May 18, 2022: " Housing: Adjustable-rate mortgages are coming back", Yahoo Finance look at changing mortgage market conditions by Gabriella Cruz-Martinez featured some important context about ARMs by Keith Gumbinger, HSH.com's VP:

"Borrowers for whom an ARM might be suitable are folks that are looking to stretch themselves into a home at a time when things aren't overly expensive," Keith Gumbinger, vice president of HSH.com, told Yahoo Money. "So this could include first-time homebuyers. These buyers probably aren't going to be in their homes forever. At some point either you'll be moving to a bigger home."
According to Gumbinger, first-time buyers can benefit from the low-interest of an ARM during the fixed-period before they trade up. But before making any moves, borrowers considering an adjustable-rate mortgage should really do their homework and use an amortization calculator to check how their mortgage payments may fluctuate in six years time and whether they’ll be able to afford it.
"Say, in five years you’ll be paying $1,150 a month on your mortgage. If rates go up by two percentage points - ask yourself if you’ll be comfortable paying $300 more," Gumbinger said. "On the other hand, if the interest rate cycle turns favorable [with rates going down], these borrowers can also opt for a refinance. We've certainly had that a number of times over the last 15 years."

May 14, 2022: "One type of home loan has become cheaper than others as rates spike", a San Francisco Chronicle look at jumbo mortgage market conditions by Kathleen Pender included some context on mortgage pricing from Keith Gumbinger, HSH.com's vice president:

One reason they’re higher: Earlier this year, Fannie and Freddie began imposing new fees on second-home mortgages and most high-balance conforming loans. The fees vary, but for most borrowers with loan-to-value ratios of 80% and above, they "would be roughly equivalent" to adding 0.25% to the loan rate, said Keith Gumbinger, a vice president with mortgage tracker HSH.com.
So why are jumbos cheaper than conforming mortgages? Their rates march to two different drummers.
Many banks plan to hold jumbos in their portfolios, and use their own cash to fund them. "This cash comes mostly from (customer) deposits, where rates are still very low, although reportedly creeping up a little," Gumbinger said.
Conforming loans are usually packaged into mortgage-backed securities and sold to investors. Their pricing is based on what’s happening in the bond market, especially the 10-year Treasury yield, which has spiked from 1.5% on Dec. 31 to around 3% in early May. "This has kicked conforming mortgage rates higher very quickly," Gumbinger said.

May 5, 2022: "Can mortgage rate spike stop rising home prices in NJ?" an Asbury Park Press review of housing market conditions by Michael Diamond featured some comments and calculations from HSH.com vice president Keith Gumbinger:

The rates for 30-year fixed mortgages are more closely tied to 10-year Treasury bonds. Those also have been rising as bankers offer investors a higher return to keep up with inflation, said Keith Gumbinger, vice president of HSH.com, a research group.
Buying a home could be more expensive. The last time inflation was at this level in 1981, the average 30-year mortgage rate topped 18%, Gumbinger said.
While far from those rates, the uptick over the past four months is costly. A buyer of a $300,000 home getting a 30-year fixed mortgage at 3% would pay $1,265 a month. The same buyer at 5% would pay $1,610, or $345 a month more, Gumbinger said.
"With this kind of change in such a short period of time, even folks that were in pretty good shape may be rethinking their options right now," he said. "But there's still plenty of demand out there and relatively still very few houses to buy."

April 9, 2022: "Mortgage Rates Break 5% as the Federal Reserve Tightens Monetary Policy", a Yahoo Finance market update by Kathleen Howley included some insight from HSH.com vice president Keith Gumbinger:

Interest rates for home loans are surging as yields for the bonds containing U.S. mortgages increase. The investors who influence mortgage rates are demanding higher returns for bonds amid the worst inflation in four decades, said Keith Gumbinger, vice president of HSH.com, a mortgage research firm.
"The combination of rising inflation and tightening monetary policy is putting tremendous upward pressure on mortgage rates," Gumbinger said. "As an investor in a fixed asset, you want to see some return for your money, something to account for higher inflation."
Part of the problem is the waning efficacy of China's vaccines, which have proven to be not as effective as the mRNA Covid-19 vaccines available in the U.S., especially against the Omicron variant.
"Covid-19 is the wildcard when it comes to inflation," Gumbinger said. "We don’t know what kinds of global disruptions in the supply chain we are going to see this year."

April 6, 2022: "How to Find the Cheapest Mortgage", a Consumer Reports look at mortgage-shopping conditions by Tobie Stanger includes some advice from Keith Gumbinger, HSH.com's vice president:

Ask each lender about a "float down" option on your mortgage, says Keith Gumbinger, vice president of HSH, a mortgage information website based in Riverdale, N.J.. With this option, your mortgage rate drops before closing if interest rates fall - even if you’ve already locked in the rate. Though the feature usually requires a fee "perhaps $500" it can save you big if interest rates retreat. "Float-downs are not uncommon, but folks have to ask about them," Gumbinger says.
Look at Smaller Lenders Gumbinger says these smaller lenders typically have better rates for adjustable-rate mortgages and offer better terms and rates to people with variable income streams, like the self-employed. That’s because they often don’t sell those loans in the secondary market as larger banks do, Gumbinger says: "Because lenders are putting these loans on their books, they can price them any way they wish."
Consider a Mortgage Broker Like smaller lenders, mortgage brokers can be helpful for individuals whose income is variable. "They specialize in situations that fall outside of the mainstream," Gumbinger says.

April 4, 2022: "Down Payments Are So Tricky as a Housing Bubble Brews", a Washington Post discussion of housing financing conditions by Bloomberg's Alexis Leondis included a bit of context from HSH.com's vice president Keith Gumbinger:

In addition to saving interest over the life of a smaller loan, there are other benefits from making a bigger down payment. For example, a borrower who puts 20% down and has a credit score of 700 may face what’s known as a risk-based fee of 1.25% of the loan amount, which could be baked into the interest rate charged, says Keith Gumbinger, vice president of mortgage loan website HSH.com. The fee drops to 0.5% when you put 30% down and disappears for a down payment of 40%.
For those who are skittish about putting a lot less than 20% down, let me provide some perspective. Most people put down less than 20%. The median down payment was 13% in 2021, according to the latest figures from the National Association of Realtors -- in line with where it’s been for the last four years. Even for those who were repeat buyers, the median down payment was just 17%.

March 18, 2022: "6 Strategies To Help Your Child Buy A Home", a Bottom Line financial planning and strategy article prominently featured advice from Keith Gumbinger, HSH.com's Vice President.

March 16, 2022: "What a Federal Reserve Rate Increase Means for You", a New York Times consumer advisory by Tara Siegel Bernard featured some context from HSH.com VP Keith Gumbinger:

Mortgage rates don’t move in lock step with the federal funds rate, but instead track the yield on 10-year Treasury bonds, which is influenced by a variety of factors - including how investors expect the Fed to react to inflation.
Mortgage rates have already been ticking higher as a result of inflation, even though they remain historically low: Rates on 30-year fixed-rate mortgages averaged 3.85 percent with 0.8 points as of March 10, according to Freddie Mac, up from 3.76 last week and 3.05 a year ago. (A point is a one-time fee, equal to 1 percent of the mortgage amount, paid to the lender to buy down the mortgage rate.)
"The pain to the consumer from accumulated hikes probably doesn’t start to bite until several rate increases are in place," said Keith Gumbinger, vice president at HSH.com, which tracks the mortgage market. "But at the same time, rates could rise considerably from present levels and still be considered low by historical standards."
Mr. Gumbinger said he expected the 30-year fixed rate mortgage to "crest over the 4 percent mark this week," pressured upward by inflation, which is pushing long-term Treasury rates higher (and pulling mortgage rates along).

March 4, 2022: "Buying Short-Term Rentals", a Real Estate Today podcast by the National Association of Realtors hosted by Stephen Gasque included HSH.com VP Keith Gumbinger as a guest discussing the financing angles of short-term and vacation rental properties.

February 19, 2022: "Mortgage lock rates surge in January, as borrowers beat rising rates", a , a Yahoo Finance look at how mortgage borrower reactions to rising rates by Gabriella Cruz-Martinez featured commentary from Keith Gumbinger, HSH.com's vice president:

Cash-out locks on the rise
As home values surged last year, Americans capitalized on tapping the record amount of home equity they gained. Cash-out refinancings — the amount homeowners can borrow while retaining at least 20% of their property value — made up 54% of all refinances in the third quarter, according to Black Knight’s latest figures.
"When we talk about cash-out refinancing, interest rate sensitivity still exists but it isn’t quite as strong as it would be for a rate-and-term refinance," Keith Gumbinger, vice president of HSH.com, told Yahoo Money. "A borrower looking to do a cash-out often may be replacing a much higher interest rate debt with a lower interest rate debt."
Cash-out activity is expected to continue - especially as some homeowners use the money to pay off credit card debt because rates on that debt will rise in lockstep with Federal Reserve interest rate hikes.
"Your credit card rates might be at 13% or 14% [so] a 3.5% interest rate is just fine because your cash-out refi is going to help solve your problem," Gumbinger said, "which is to pay off your credit cards. They will be paid off at a lower interest rate."
"There is great interest rate sensitivity when we talk about refinancing. That’s particularly true for borrowers looking for a rate-and-term refinance, generally known as a traditional refinance," Gumbinger said. "When you’re trying to get a lower payment, obviously you won’t get a lower payment if your interest rate isn’t lower."

February 4, 2022: "Mortgages 2022", a Real Estate Today podcast from the National Association of Realtors hosted by Stephen Gasque included HSH.com VP Keith Gumbinger as a featured guest, discussing all aspects of the mortgage borrowing climate as the winter market turns to spring.

February 4, 2022: "Mortgage rates: Homeowners rush to refinance during rate pause", a Yahoo Finance look at mortgage borrowing conditions by Gabriella Cruz-Martinez included some commentary from Keith Gumbinger, HSH.com's vice president:

"The couple of weeks' rise in mortgage rates can be a call to action for some potential borrowers. Headline news about rising mortgage rates and increasing expectations for the Fed to start tightening policy soon are a signal to get a deal in place," Keith Gumbinger, vice president of HSH.com, told Yahoo Money. "Call it a preemptive strike of getting a refinance in place before mortgage rates run any higher."
"While there was a jump in refinance activity per the MBA, it's important to remember that this was a jump from a fairly low level of activity the week before," said Gumbinger. "In the prior week, the MBA's refinance index value was at its lowest value in about two years and the bump only returned refinance activity back to where it was in the first week of 2022."

February 2, 2022: How to Draw on Equity to Expand Your Housing", a UExpress look at ways to improve your home by using your home equity from syndicated columnist Ellen James Martin included some tips and hints from Keith Gumbinger, HSH.com's VP:

"Nobody is cheering for higher rates. But they may be a necessary evil to tame an out-of-control economy," says Keith Gumbinger, a vice president at HSH.com, which tracks mortgage markets throughout the United States.
"Don’t let your fears about how to proceed keep you from moving forward with your refinance plans. Especially now, when rates are forecast to go higher, it’s a mistake to hem and haw in hopes they will drop again before you apply," Gumbinger says.

January 27, 2022: "Mortgage rates settle after four weeks of increases", a Yahoo Finance market update by Ronda Lee featured a couple of quotes from HSH.com vice president Keith Gumbinger:

Mortgage rates were little changed this week after four weeks of marching higher. But the recent increases, which likely will resume, have already dampened refinance activity and pressured homebuyers to make a move.
The rate on the 30-year fixed mortgage - the most common home loan for buyers - edged down to 3.55% from 3.56% the previous week, according to Freddie Mac. The rate is still among the highest since March 2020 and is over a half-point higher than a month ago.
Even with the slight decrease, "mortgage shoppers should not get used to it, as rates are pushing higher again this morning after Fed Chair Powell's press conference yesterday," Keith Gumbinger, vice president of HSH.com, told Yahoo Money. "Interest rates are firming again and until inflation starts to show signs of cooling, odds favor higher than lower mortgage rates."

January 25, 2022: "Conforming Mortgage Loan Limits Rising", a Kiplinger review of changes in mortgage borrowing conditions by Lisa Gerstner featured some context from Keith Gumbinger, HSH.com's vice president:

For 2022, the standard conforming limit for single-unit properties is $647,200, up nearly $100,000 from the 2021 cap.
Conforming loans are the most common type of mortgage, and they often have lower interest rates than other loans. To borrow more than the conforming limit, you must qualify for a jumbo loan, which usually has a higher rate and stricter underwriting requirements. You may be able to get a conforming loan with a credit score as low as 620, and a 740 or higher score can get you the best rates.
Jumbos may not be available to borrowers with credit scores below the mid-to-upper 600s, and you’ll need a credit score of at least 760 for the best rates, says Keith Gumbinger, vice president of mortgage research site HSH.com. A conforming loan may have a loan-to-value ratio (the amount borrowed expressed as a percentage of the property’s value) of up to 95%, while a jumbo loan’s LTV usually can’t surpass 80%, says Gumbinger.

January 20, 2022: "Mortgage rates surge for 4th week before Fed hikes", an Orange County Register/Bloomberg snapshot of mortgage rates by Jo Constantz included a quote from HSH.com VP Keith Gumbinger:

Still, borrowing costs may level off in the coming weeks, according to Keith Gumbinger, vice president at mortgage-information company HSH.com.
"We’re starting to see signs that we might be topping out on rates," Gumbinger said in an interview. "The Federal Reserve has made a bit of a shift, but it’s not clear if the shift has completed yet."
Mortgage rates have been expected to rise this year after the Federal Reserve announced last month that it would begin dialing back its monthly bond purchases - which are intended to lower long-term rates - to slow accelerating inflation. But even with the expected three or four rate increases in 2022, the Fed’s key rate would still be historically low at around 1%.

January 20, 2022: "Rapid rise in mortgage rates startles homebuyers; blame inflation fears", a Detroit Free Press look at changing market conditions by Susan Tompor review of quickly changing mortgage market conditions included a discussion with HSH.com vice president Keith Gumbinger:

All the big unknowns surrounding the rapid jump in inflation - including how high consumer prices will go and how quickly the Fed will raise interest rates - have put the mortgage market on high alert in early 2022.
"Rates have gone up rather quickly and there's still a little upward movement going on," said Keith Gumbinger, vice president at the mortgage lending information site HSH.com.
The speed is somewhat startling, but so, too, was the uptick in inflation last year.
Gumbinger blames the rapid mortgage rate hikes on the lack of clarity, as well as the lack of experience among today's bond market investors.
"Many investors in today's markets really have not lived through a spate of inflation like this," Gumbinger said.
How high could mortgage rates go?
As much as people may be shocked by the recent mortgage rate hikes, rates still aren't anywhere close to historically high levels or even what we've seen just a few years ago.
The average 30-year rate was 4% nearly three years ago back in May 2019, according to Gumbinger at HSH.com.
But the last time borrowers saw 30-year rates routinely in the 5% range was 2011.
If you go back to January 1982, when inflation was hot, the average 30-year fixed rate was more than 18%, he said.
Amazingly, he said, the low point during the pandemic was back in January 2021 when the average 30-year rate hit 2.65%.
"The lowest mortgage rates come in the worst economic climates," Gumbinger said.

January 19, 2022: "Rising Mortgage Rates Are No Reason to Panic Buy", a Washington Post consumer advisory from Bloomberg.com's Alexis Leondis featured a bit of perspective from Keith Gumbinger, HSH.com's VP:

While there was a quick spike at the beginning of this year, economists are still predicting that rates will end 2022 at about 4%. They’re also anticipating that home-price increases will slow, which could help to soften the blow of higher rates. "Mortgage rates have just gone from fantastic to a little less fantastic," says Keith Gumbinger, vice president of mortgage loan website HSH.com.

January 19, 2022: "Mortgage rates: Homeowners face a shrinking window to refinance", a Yahoo Finance consumer update by Gabriella Cruz-Martinez featured seom expertise from HSH.com vice president Keith Gumbinger:

Other factors outside the current rate environment also help determine your refinance rate, including your home’s location, mortgage type, home equity, and credit score.
"In terms of getting the lowest interest rate, you’ll need to have the highest credit score. You’ll also need to have a pretty deep equity position," said Keith Gumbinger, vice president of mortgage-information company HSH.com. "Credit scores that are at a FICO 740 or above will generally bring the lowest interest rate to borrowers, and if you have a lower credit score, that may mean your interest rate or fees for the loan may be higher."

January 13, 2022: "Mortgage rates: Pandemic era ‘deals’ all but gone", a Orange County Register market update included a quote from HSH.com's vice president Keith Gumbinger:

There are some indications that inflation may be easing, with an index measuring prices paid to U.S. producers coming in lower than expected.
"If inflation cools off, interest rates will level," said Keith Gumbinger, vice president at mortgage-information company HSH.com.

January 13, 2022: "Mortgage Rates in U.S. Soar to the Highest Since March 2020", a Bloomberg market conditions update by Jo Constantz included a quip from Keith Gumbinger, HSH.com's VP:

There are some indications that inflation may be easing, with an index measuring prices paid to U.S. producers coming in lower than expected.
"If inflation cools off, interest rates will level," said Keith Gumbinger, vice president at mortgage-information company HSH.com.

January 3, 2022: "What homebuyers today have going for them, according to a mortgage expert", a Grow.Acorns/CNBC analysis of housing and mortgage market conditions by Kiersten Schmidt included a range of observations from HSH.com vp Keith Gumbinger:

In the early 1980s, rates around 15% on a 30-year, fixed-rate mortgage were common. They have been on a downward trend ever since.
"Five percent interest rates used to be something that homebuyers cheered on when they came around, then it was fours and now it’s threes," says Keith Gumbinger, vice president at mortgage research site HSH.com. "We really are living in favorable times. Homebuyers today have not experienced high interest rates in their adult lifetimes." A lower down payment could mean a higher interest rate. Lenders consider these loans to be riskier, and they will often charge higher interest rates to compensate. It’s also important to consider incomes when looking at historical home prices, says Gumbinger. While home prices have doubled since 1981, median household income has risen 27% since 1984, the earliest year data is available. First-time homebuyers today "have really only known a fixed-rate environment," says Gumbinger. "They’ve also only known a very favorable interest rate environment."

Back to HSH.com in the News - 2021

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