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In my 35 years in the mortgage industry, I've seen countless ways buyers try to get into a home—especially when traditional financing feels out of reach. A recent study found 715,000 land contracts were recorded nationwide. For many buyers unable to qualify for a mortgage, land contracts are an alternative. But as someone who’s helped thousands navigate their options, I know these arrangements often come with fewer legal protections for buyers.

Researchers noted land contracts are especially common when mortgages are tough to secure for low-cost homes, manufactured homes, rural properties, or older fixer-uppers. The key insight? When mortgage access improves, buyers are less likely to rely on riskier land contracts and can pursue safer, more secure financing.

Expanding access to small mortgages, modernizing manufactured-home titles, and improving renovation lending could help more homes—and more families—qualify for traditional loans. Still, since land contracts aren’t leaving the market anytime soon, the study recommends stronger recording rules and clearer protections for buyers.

For me, it’s always about finding the safest, smartest path to homeownership. That’s what sets the standard—helping clients win with options that protect their future.

After three and a half decades guiding homebuyers through the mortgage maze, I can tell you—preparation is everything when buying your first home. Before you dive in, take a hard look at the rent-versus-buy decision. If you’re happy where you are and see yourself sticking around, it’s time to weigh monthly payments, long-term flexibility, and the true perks of ownership.

Finding the right home isn’t just about price or square footage. It’s about the life you want to live—space for work, the right number of bedrooms, manageable upkeep, a commute you can live with, and whether city energy or suburban peace speaks to you.

Financing? Here’s the real deal: a lower down payment might bring private mortgage insurance into play, while putting down around 20% usually keeps it off your plate. But don’t stop there—closing costs and ongoing expenses are part of the full picture. Know your credit, organize your tax and income records, and take a close look at programs offering as little as 3% down (or sometimes no down payment), plus possible help with closing costs.

And if your dream home and your budget aren’t quite in sync yet, remember: a starter home or a bit more time renting can still move you forward—building equity, building readiness, and keeping your options open for that leap when the moment is right. After 35 years in the trenches and helping thousands of clients find their footing, I know: smart steps today set the stage for winning tomorrow.

Labor Day in the United States celebrates the contributions of workers everywhere, while also unofficially marking the final big summer weekend before fall takes over.
It’s known for backyard barbecues, road trips, and that classic tradition of buying things you didn’t know you needed because “it’s on sale.”
Beaches, parks, and grills reach peak activity as everyone tries to squeeze every last drop of summer fun out of the long weekend.
Happy Labor Day! Wishing you a fun, easygoing weekend filled with good vibes, great food, and absolutely no thoughts about Monday.

This government-backed mortgage helps qualified buyers purchase homes in eligible rural and suburban US areas, often with no down payment and flexible qualification standards.
Applicants use private lenders that review income, credit and debts. The government backs ~90% of the loan, helping borrowers finance an eligible home's full price.
Options include lender-issued guaranteed loans, government-issued direct loans, and separate repair help. Eligibility depends on location, household income, residency status, finances, and owner occupancy.
No down payment can lower upfront cash, but borrowers still pay closing costs, taxes, insurance, and guarantee fees. The loan excludes vacation and investment homes.
Best for buyers in eligible smaller communities or suburbs with stable income and limited savings. Before applying, confirm location, review income rules, compare lenders.

This loan type helps US buyers with limited savings or lower credit by insuring lenders, while borrowers still apply through approved private lenders.
Qualified buyers with credit scores of 580 or higher may put down as little as ~3.5%, while scores from 500 to 579 generally require 10%.
These loans typically cover primary residences, not vacation or investment homes, and borrowing limits vary by county and property type across the US.
Monthly payments can include principal, interest, mortgage insurance, taxes, homeowners insurance, and required escrow, so buyers should weigh upfront savings against long-term costs.
This financing often suits buyers with lower credit or limited cash, while stronger-credit borrowers may prefer conventional options or refinance after building equity.

In the current market, homeownership costs extend beyond mortgages, insurance, maintenance, and taxes, with HOA assessments becoming a key expense buyers should review carefully.
For homes in managed communities, aging infrastructure and higher insurance costs have been pushing assessments upward, making association budgets and reserve planning more important.
Experts said boards need to maintain assessments and raise them consistently so communities can keep pace with ongoing expenses and stay financially viable.
Before buying, shoppers should ask about monthly fees, whether reserve funds exist, and if those reserves can cover major capital expenses adequately.
Condo buyers especially should learn whether properties face issues that may require special assessments in coming years, since board transparency can ease community concerns.