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Posted (edited)
7 hours ago, Gatorubet said:

What is the response from your clients who were holding out for lower rates before they pulled the trigger?  Are they jumping at this or does Hope spring eternal and they’re still sidelining it waiting for better rates?

This is why I structure everything for all bills paid when rates are higher. So they can jump and take the win now and do it again in 6 months. My suggestion is not to hunt bottom until you get into 30’s with a 4 handle. 
Personally I have 37 loans on the books right now for September and expect to add 15 more. That’s after closing 19 in August. 
I expect to be the #1 or 2 volume LO in texas in the broker channel for the month. We shall see. 
My clients response that have worked with me in the past is trust, because we’ve planned this strategy for a year or two with lender paid buy downs, lots of closing cost money from me and other stuff. 
people who get referred to me have a response of “why doesn’t everyone do this?”  Well, bc the typical customer doesn’t understand the business so they ask exactly one question “what’s your rate?” So the vast majority of LO’s become stupid rate monkeys that don’t listen to their customers lives and plan strategy accordingly. 

Edited by Wulaw Horn
Posted
7 hours ago, Dbeasy said:

Yes. What’s interesting is that the 5 yr bond is down to 3.5%, which is below both of the rate cuts planned for sep and nov. so the bond market believes it’s headed lower, faster than the current consensus rate cut predictions. 

Maybe. Maybe there’s some hedge as well thinking we could see a bit of a surprise 50 point cut. 
I personally think they are still too restrictive by 150-200 basis points but I’m a contrarian by nature, who knows. I follow the macro but trying to time up policy or market moves in the extreme short term is a fools errand. Like trying to time any market be it stock, housing etc. 
I have so many problems with how my industry has been run the last 2.5 years from a  facing the customer perspective that it makes me sort of ragey in a purely autistic kind of way where something doesn’t affect me but it bothers me bc it’s not being done right. 
do you know that when rates where in the 7’s 80% of the market was buying points?  That’s literally fucking insane. Buying points at the height of the market when you are most likely at any time ever to be refinancing shortly into the future?  

it’s like the morons who were putting people on arms during Covid… really?  You want to make it so your rate can get worse than 2.75%?


there’s nothing in this game that’s more important than the break even time. Get that break even below 6 months (0 is better, having money out in your pocket is even better than that) and don’t get greedy and take money off the table (for free) every time rates drop. 

this was actually a fuller answer to gator’s question  

 

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