Brett Roesch, 2005 SE 192nd Avenue, Suite 200 (2026)

05/10/2026

Assumable does not mean automatic.

An assumable mortgage allows a qualified buyer to take over the seller’s existing loan, but whether that’s possible depends on the loan type and the servicer’s approval.

VA loans: Generally assumable by qualified buyers, including non-Veterans. The buyer must meet credit and underwriting requirements, intend to occupy the home as a primary residence, and ensure the loan is current, or brought current at closing. A 0.5% funding fee may apply, along with a servicer processing fee of up to $300. Many Veterans with a service-connected disability rating of 10% or more may be exempt from the funding fee.

For an eligible Veteran buyer, substitution of entitlement may allow the buyer’s entitlement to replace the seller’s. This can free the seller’s VA entitlement for future use. Without substitution, the seller’s entitlement generally remains tied to the loan until it is paid in full, even if the seller is released from liability.

FHA loans: Generally assumable. For loans originated on or after December 15, 1989, the buyer must be creditworthy and occupy the home as a primary residence. Sellers should obtain a formal release of liability.

Conventional loans: Usually not assumable because of the due-on-sale clause. Limited exceptions may apply, including certain ARMs and protected family, inheritance, or divorce-related transfers under the Garn-St. Germain Act.

Important for buyers: You may still need substantial cash to cover the seller’s equity. The difference between the purchase price and the existing loan balance. An assumption is not automatically a low-cash shortcut.

Before pursuing one, verify the loan type, balance, existing terms, servicer process, buyer qualification, and equity gap.

Sources: VA Home Loan Guaranty Buyer’s Guide and Circular 26-23-10 Change 1; HUD/FHA assumption guidance; Consumer Financial Protection Bureau guidance on due-on-sale and Garn-St. Germain protections.

02/10/2026

What happens to your earnest money after your offer is accepted?

Earnest money is a good-faith deposit, typically 1%–3% of the purchase price, though it may be higher in competitive markets. It is not an extra fee. At closing, it is credited toward your down payment or closing costs.

Who holds it? A neutral third party, such as a title company, escrow agent, or real estate attorney, not the seller, holds the funds.

When is it refundable? Generally, when you cancel within an active contract contingency window, such as inspection, financing, appraisal, or title. You may risk losing it if you back out for a reason the contract does not cover, miss a deadline, or waive a contingency.

Escrow holders typically release earnest money only with mutual written instructions from both parties or a court order.

How much should you offer? Enough to demonstrate serious intent without tying up cash needed for inspections, moving expenses, and financial reserves.

VA note: VA does not require earnest money. For a VA loan, it must be the buyer’s own funds, not a gift or a loan. Because it is the buyer’s own money, it is not part of the 4% seller-concessions cap. Properly documented gift funds may be used for other eligible costs, such as closing costs or the funding fee.

These deposit basics apply to non-VA buyers too. Always review your contract deadlines with your real estate professional.

Sources: NAR, “Consumer Guide: Escrow and Earnest Money”, nar.realtor; VA Home Loan Guaranty Buyer’s Guide, benefits.va.gov; First American, 2026 escrow guidance, agency.firstam.com.

28/09/2026

Property taxes can change the payment you planned for, especially after you buy.

Before you offer:
• The national effective rate is about 1.1%, and annual bills average roughly $3,500–$4,300. Local county and city figures matter most.
• Assessed value is not market value. Many jurisdictions tax a percentage of market value, the assessment ratio, then apply local rates and exemptions.
• A sale may trigger reassessment. If the new assessment resets near your purchase price, your bill could be higher than the seller’s.
• Seller exemptions usually do not transfer. Apply for homestead or other exemptions in your name and check the deadline.
• Assessment wrong? Appeal quickly. Windows are often 30–90 days. Fewer than 5% appeal, yet those who do often succeed, typically lowering assessed value 10%–20% with record errors or recent comparable sales.
• With a mortgage, lenders typically escrow about 1/12 of estimated annual taxes each month. Reassessment can change the escrow analysis and your payment. Insurance is separate, though it may also be escrowed.

Ask:
1. What will taxes likely be after purchase?
2. How does reassessment work here?
3. What are the exemption and appeal deadlines?
4. Could a supplemental bill arrive?

VA note: VA itself does not require escrow, but nearly all lenders do. Taxes and insurance are included in the housing payment used for DTI and VA residual-income analysis, so higher taxes can reduce what you qualify for. Confirm figures with your lender and county assessor.

Sources: AppealDesk 2026; EffectiveAgents; LegalClarity; VA Home Loan Buyer’s Guide and 2026 VA guidance.

25/09/2026

Before you fall in love with the payment, price the insurance.

For many buyers, homeowners insurance is collected through escrow and becomes part of the monthly housing payment. Nationally, it averages roughly $3,000 a year in the first half of 2026. Forbes reports that insurance now represents about 9% of a typical monthly mortgage payment. A record share.

Your premium can be shaped by:
• Rebuilding costs, including materials and labor
• Roof age and condition: the gap between newer and older roofs keeps widening
• The property’s claims history
• Local weather and wildfire risk

Important coverage detail: Standard homeowners policies do not cover flooding. Flood insurance is separate and may be required in a high-risk flood zone.

Before making an offer:
• Get an insurance quote early.
• Ask for the roof’s age and condition.
• Ask for the property’s claims history.
• Make sure the premium fits comfortably with taxes and the rest of your payment.

Mortgage lenders generally require hazard insurance before closing. A high premium can affect how much home you can comfortably afford.

VA note: A VA loan still requires hazard insurance. It is not waived. The VA benefit is no monthly private mortgage insurance and, in many cases, no down payment, which can leave more room in the budget for insurance and taxes. Confirm your own numbers with your lender and insurance agent.

Sources: Insurify (Home Insurance Rates H1 2026); Forbes, “Insurance Costs Now Part Of Home Affordability Challenge,” July 2026; Matic 2026 Home Insurance Trends Report.

23/09/2026

Closing costs aren’t automatically the buyer’s responsibility, and they’re often negotiable.

They may include the appraisal, credit report, title work, recording fees, loan origination charges, prepaid taxes and insurance, and discount points.

A buyer can ask the seller for a credit toward eligible closing costs or agreed-upon repairs. The request is usually negotiated in the purchase contract, so timing matters: raise it before the inspection response deadline whenever possible. Seller credits can reduce the cash you need to bring to closing, but they generally can’t exceed the allowable costs under your loan program.

For VA buyers, sellers, lenders, or other parties may pay customary closing costs without a VA-imposed percentage cap. However, a separate category called “seller concessions” is capped at 4% of the property’s reasonable value. That category can include items such as the VA funding fee, certain prepaid taxes and insurance, buyer debts or judgments, personal property, and temporary rate buydowns. Reasonable value is based on the VA Notice of Value. The lower of the sales price or appraised value.

Important: lenders may apply stricter rules, and other loan programs have their own contribution limits. Confirm the details with your lender.

Before closing, know your total cash to close and compare your Loan Estimate with your Closing Disclosure. Understanding the numbers gives you more room to negotiate confidently.

21/09/2026

Before you fall in love with a condo or townhome, understand the costs that come with the community.

HOA or condo dues may cover:
• Exterior maintenance and landscaping
• Common-area insurance and repairs
• Amenities, utilities, management, and reserve contributions

The amount varies widely, but the national average is about $355 per month. Roughly 35% of U.S. housing, about 29.6 million units, is in a community association.

Also ask about special assessments. These are one-time charges that can occur when reserves are not enough for major repairs, such as roofs, siding, elevators, or parking structures. Nearly 1 in 10 associations levied one in 2025, with a median cost of about $1,100.

Before making an offer, review:
• Current HOA financials and reserve study
• Recent meeting minutes
• CC&Rs and the association budget
• Pending assessments, major repairs, and litigation
• Master insurance coverage and deductibles

For financing, lenders generally include recurring HOA dues in your monthly housing expense. That can affect your debt-to-income ratio and, for VA loans, your residual-income analysis, potentially reducing the amount you qualify for.

VA buyers should also confirm that a condo project is VA-approved. If it is not on the approved list, your lender may be able to request Single-Unit Approval, subject to VA and lender requirements. The HOA’s financial, insurance, and legal documents may be needed for review.

The takeaway: HOA dues can provide valuable services, but they are part of your true monthly housing cost. Review the association’s financial health before you buy.

Sources: Foundation for Community Association Research, 2025 Statistical Review:https://foundation.caionline.org/wp-content/uploads/2026/03/2025StatisticalReviewFoundation.pdf | VA Buyer’s Guide:https://www.benefits.va.gov/HOMELOANS/documents/docs/VA_Buyers_Guide.pdf | VA Condo Approval Guide:https://www.benefits.va.gov/HOMELOANS/documents/docs/condo_approvals_for_lenders_qrg.pdf

18/09/2026

Your VA home loan benefit may be reusable: your first VA loan does not necessarily have to be your last.

Entitlement is the VA guaranty amount shown on your Certificate of Eligibility (COE). Veterans and eligible surviving spouses may use this lifetime benefit more than once, but the amount available depends on your existing loan history.

Here’s the basic breakdown:
• Full entitlement: No VA-imposed county loan cap applies, although lender approval, affordability, and appraisal requirements still matter.
• Remaining entitlement: If you keep your first VA loan, you may be able to purchase another primary residence using “second-tier” entitlement. It is generally calculated as 25% of the county one-unit loan limit minus entitlement already used. Lenders commonly allow a zero-down loan up to about four times your remaining entitlement.
• Restoration: Entitlement is generally restored automatically when the prior VA loan is paid in full and the property is sold. If the loan is paid off but you keep the property, you may request a one-time restoration.
• Funding fee: It generally applies, is higher on a subsequent use with no down payment, and may be financed into the loan. Many Veterans with a service-connected disability rating of 10% or higher are typically exempt.

With reduced entitlement, 2026 FHFA county loan limits can affect your buying power. Confirm your COE, lender approval, and affordability before shopping: and keep payoff documents organized before assuming entitlement is available.

Your VA benefit may open more than one door. Know what remains before you plan the next move.

Sources: VA.gov; VA News, “Veterans can use their VA-guaranteed home loan benefit more than once,” Sept. 15, 2026 (news.va.gov).

16/09/2026

Owning a home costs more than the mortgage.

Financial experts commonly recommend budgeting 1% to 4% of your home's value each year for maintenance and repairs. Newer homes tend to fall at the lower end of that range, while older homes or those in harsh climates may need the higher end. On a $400,000 home, that is roughly $4,000 to $16,000 per year.

Why it matters: roofs, HVAC systems, water heaters, and appliances all have a lifespan. When you buy a home, you are not just taking on a monthly payment : you are taking on a structure that needs ongoing care.

A simple owner's plan:
• Open a separate maintenance fund and contribute to it monthly, before an emergency happens.
• From day one, track the age of major systems: roof, HVAC, plumbing, water heater.
• Before buying, get an independent inspection and ask about the remaining life of major items.
• Don't skip seasonal upkeep. Gutters, filters, and caulking are cheap now and prevent costly surprises later.

A home inspection is your best tool for knowing what you are really buying.

For eligible Veterans, the VA loan can make homeownership more accessible, with benefits such as no down payment in many cases and no monthly private mortgage insurance. Consider directing part of that monthly savings into your maintenance fund. And remember: a VA appraisal is not a home inspection, so always have the property independently inspected before closing.

Sources: Investopedia : How Much to Budget for Home Maintenance; NerdWallet home repair budgeting guidance.

14/09/2026

More homes on the market can change the conversation for fall buyers.

August 2026 data point to a market with more choice and negotiating room. NAR reported existing-home sales fell 2.0% month over month to a 3.98 million annualized pace, while inventory rose to 1.62 million homes: 4.9 months of supply, the highest in more than a decade. The median existing-home price was $429,100, up 1.6% year over year. Redfin reported that 59.5% of homes sold below their original asking price.

What does that mean? Buyers may have more time to compare properties, evaluate condition and location, and write an offer that addresses inspections, repairs, or seller credits. It does not mean every home or market is negotiable, well-priced homes can still move quickly.

A smart fall plan: Get pre-approved before touring seriously. Know your must-haves and comfortable payment. Budget for closing costs, inspections, moving expenses, and repairs. Then work with your agent to understand local inventory and recent comparable sales.

For eligible Veterans, a VA loan may offer no down payment in many cases and no monthly PMI. VA buyers should still use inspections and contingencies wisely, just as any buyer should.

More inventory creates opportunity: but preparation helps you use it well.

Sources: NAR Existing-Home Sales, released September 10, 2026; Redfin August 2026 housing data.

11/09/2026

Today, we remember.

We honor the 2,977 people who lost their lives on September 11, 2001, and the 441 first responders who made the ultimate sacrifice while serving others.

We remember the survivors, the families who continue to carry that loss, the recovery workers and volunteers, and the communities changed forever.

May we never forget the courage, compassion, and service shown in the midst of tragedy.

Today, we pause to remember: and to honor those who responded with bravery when their neighbors needed them most.

Monday	09:00 - 19:00
Tuesday	09:00 - 19:00
Wednesday	09:00 - 19:00
Thursday	09:00 - 19:00
Friday	09:00 - 19:00
Saturday	09:00 - 19:00
Sunday	09:00 - 19:00

Brett Roesch

05/10/2026

02/10/2026

28/09/2026

25/09/2026

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