Matt Goeglein

"I’ll Just Take Care of It."

How to Compete Against Cash Buyers (And Win)

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In today’s competitive real estate market, many buyers are faced with the challenge of competing against cash offers. Cash buyers often have an advantage because their offers are faster, less likely to fall through, and more attractive to sellers. However, not having cash on hand does not mean you cannot succeed. With the right strategies and preparation, you can compete effectively and win your dream home.

Get Pre-Approved Before You Start Searching
One of the most important steps is to get pre-approved for a mortgage. A pre-approval letter shows sellers that you are a serious buyer with financing in place. This can give you an edge over other buyers who have not yet secured financing and helps reassure sellers your offer is reliable.

Work With an Experienced Real Estate Agent
An experienced agent understands the local market and can help you craft a competitive offer. They know what sellers value beyond just price, such as flexible closing dates or fewer contingencies. Your agent can guide you on how to present your offer in the best possible light.

Make a Strong, Clean Offer
Sellers appreciate offers that are straightforward and have fewer conditions. Avoid including unnecessary contingencies and be clear about your earnest money deposit. A strong earnest money deposit demonstrates your commitment and can set your offer apart.

Consider Offering a Larger Earnest Money Deposit
While you want to keep your deposit reasonable, offering a larger earnest money deposit can signal to the seller that you are serious and financially prepared. This may make your offer more attractive compared to cash buyers.

Be Flexible on Closing Dates
Sellers often have specific timelines for moving. Showing flexibility on the closing date, whether faster or slower, can help your offer stand out. Ask your agent to find out the seller’s preferred timeline and tailor your offer accordingly.

Write a Personal Letter
Sometimes adding a personal touch can make a difference. Writing a sincere letter to the seller explaining why you love the home and how you envision your future there can create an emotional connection. Sellers may be more inclined to accept your offer if they feel you will care for the home.

Strengthen Your Financial Profile
Improving your credit score, reducing your debt-to-income ratio, and having a stable income all contribute to a stronger financial profile. The more confident the seller feels in your ability to close, the better your chances.

Be Prepared to Act Quickly
In a competitive market, hesitation can cost you the home. Work closely with your agent to stay informed of new listings and be ready to make an offer quickly. Having your financial documents organized and your pre-approval current will help you move fast.

Consider Escalation Clauses
An escalation clause allows your offer to automatically increase by a set amount if there are higher competing offers, up to a maximum limit. This can help you stay competitive without initially overpaying.

Competing against cash buyers is challenging but not impossible. By being prepared, working with the right team, and presenting a strong offer that addresses the seller’s needs, you can increase your chances of winning the home you want.

Can’t Find a House You Love? Consider These Creative Options

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Searching for the perfect home can be frustrating when nothing seems to check all your boxes. Whether it is location, price, size, or style, the market may not always have exactly what you want at the moment. The good news is there are creative strategies you can explore to find a home that works for you, even if it is not exactly what you initially imagined.

Expand Your Search Area
Sometimes the ideal neighborhood might be just outside your initial target area. By widening your search radius, you could discover hidden gems in nearby communities that offer great value and lifestyle benefits. Exploring up-and-coming neighborhoods or adjacent towns can open up new possibilities that better fit your budget and preferences.

Consider a Fixer-Upper
A home that needs some work might feel intimidating at first, but it also offers the chance to customize and build equity quickly. Many buyers overlook fixer-uppers because of renovation concerns, but with the right plan and team, you can transform a property into your dream home. Financing options that include renovation loans can help make this a viable choice.

Look Into New Construction
If resale homes are limited, new construction might be an option to consider. Buying a newly built home often means fewer repairs and modern features, with the chance to select finishes and layouts. Although the timeline may be longer due to the building process, new homes can offer energy efficiency and warranty protections that older homes do not.

Explore Lease-to-Own or Rent-to-Own
If you are not ready to buy immediately, lease-to-own or rent-to-own arrangements can be creative alternatives. These options allow you to rent a home with the possibility of purchasing it later, giving you time to save more for a down payment or improve your credit. Make sure to review contracts carefully and work with a knowledgeable agent.

Think About Buying Land and Building
For buyers open to a longer process, purchasing land and building a custom home can be a rewarding option. It allows complete control over design and features, though it requires patience and coordination with builders and lenders. This route is ideal for those who want a truly personalized living space.

Work With a Skilled Real Estate Agent
A trusted agent can offer valuable insights, access to listings before they hit the market, and creative strategies tailored to your goals. By sharing your priorities clearly, you empower your agent to find options you might not have considered and negotiate effectively on your behalf.

Finding the right home sometimes requires thinking outside the box. By exploring these creative options and working with an experienced real estate professional, you can increase your chances of discovering a home that fits your lifestyle and budget, even when the perfect listing is elusive.

What’s Ahead For Mortgage Rates This Week – August 18th, 2025

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This marks the first release of CPI and PPI data since the recent reduction in data collection that is used to determine the current inflation. The Producer Price Index has shown quite clearly that there has been the biggest whole price jump in the last 3 years, showing that the administration’s policies on tariffs are having an impact. The CPI has shown a similar increase in inflation, but still within expectations in lieu of the current tariff policies. 

There is still data to be collected, with some speculation that the Federal Reserve may implement rate cuts in the future. Consumer sentiment has also shown increased concern regarding inflation and unemployment statistics, as trends have worsened following the tariff changes, leading to a three-month low in consumer sentiment.

Consumer Price Index
A key measure of consumer prices posted the biggest increase in July in six months, suggesting inflation is showing upward pressure from tariffs but maybe not enough to deter the Federal Reserve from cutting interest rates soon. The so-called core rate of the consumer price index rose 0.3% in July to mark the biggest increase since the first month of the year. The core rate omits food and energy and is a better predictor of future inflation.

Producer Price Index
The cost of wholesale goods and services—where rising inflation tends to show up first—posted the biggest increase in July in three years, possibly heralding a sizable acceleration in price hikes tied to U.S. tariffs. The producer-price index jumped 0.9% last month after no change in June, the government said Thursday. The surge was a big surprise to Wall Street.

Consumer Sentiment
Fresh worries about inflation soured Americans on the economy in early August, underscoring lingering anxiety about the highest U.S. tariffs in decades and a further rise in unemployment. The first reading of the consumer-sentiment survey in August dropped to a three-month low of 57.2 from 61.8 in July, the University of Michigan said Friday.

Primary Mortgage Market Survey Index

  • 15-Yr FRM rates saw a decrease of -0.04% with the current rate at 5.71%
  • 30-Yr FRM rates saw a decrease of -0.05% with the current rate at 6.58%

MND Rate Index

  • 30-Yr FHA rates saw an increase of 0.03% this week. Current rates at 6.18%
  • 30-Yr VA rates saw an increase of 0.03% this week. Current rates at 6.19%

Jobless Claims
Initial Claims were reported to be 224,000 compared to the expected claims of 229,000. The prior week landed at 226,000.

What’s Ahead
FOMC Minutes will give an indication where the Federal Reserve decides to still hold their “wait-and-see” approach. This will be followed by the PMI Manufacturing and Services data, relevant to the tariff changes.

Understanding the Importance of a Home Warranty

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Buying a home is one of the biggest financial investments you’ll ever make, so it’s important to protect that investment in every way possible. One way to provide protection is by purchasing a home warranty. While not required, a home warranty can offer peace of mind by covering the costs of repairing or replacing essential systems and appliances in the home. Understanding the importance of a home warranty can help you decide whether it’s the right choice for you as a homeowner.

What Is a Home Warranty?
A home warranty is a service contract that covers the repair or replacement of home systems and appliances that may break down due to normal wear and tear. It typically includes items such as HVAC systems, plumbing, electrical systems, kitchen appliances, and more. Unlike homeowners insurance, which covers damage from events like fire or theft, a home warranty focuses on fixing and replacing components that simply stop working or break down over time.

Why is a Home Warranty Important?

  1. Financial Protection Against Unexpected Repairs
    One of the biggest reasons homeowners opt for a home warranty is to protect themselves from unexpected repair costs. Household systems and appliances can fail without warning, and the cost to repair or replace them can be substantial. For example, a new air conditioning unit can cost thousands of dollars to replace. A home warranty can help mitigate these costs by covering repairs or offering replacements, saving you from having to pay out of pocket for expensive services.
  2. Convenience and Peace of Mind
    A home warranty can also provide convenience by connecting you to a network of trusted contractors and service providers. If an appliance or system breaks down, you simply contact the home warranty company, and they will coordinate the repair or replacement. This can save you time searching for reliable professionals and handling the stress of scheduling and payments. Knowing that you have coverage for potential breakdowns allows you to enjoy your home without worrying about the unexpected costs of repairs.
  3. Increased Home Value and Appeal
    For sellers, offering a home warranty can make your property more attractive to potential buyers. A home warranty can provide reassurance to buyers that they won’t be burdened with costly repairs after moving in. For buyers, the assurance of a home warranty can be a deciding factor, especially if the home is older and systems may be near the end of their lifespan. A home warranty can offer peace of mind, knowing that any major system failures will be covered.
  4. Budgeting for Home Repairs
    While home warranties do come with a cost, they can help homeowners better budget for potential repairs by providing predictable, low-cost service fees. Instead of paying large, unexpected amounts for repairs, you’ll pay an annual or monthly fee for the warranty and a small service fee when you need a repair. This can make managing the maintenance of your home easier, especially for first-time homeowners who may not have a large emergency fund set aside.

What Does a Home Warranty Typically Cover?
The coverage provided by a home warranty depends on the plan and the company, but generally, it covers:

  • Major appliances: Refrigerators, dishwashers, washers, dryers, stoves, etc.
  • Home systems: HVAC systems, plumbing, electrical systems, water heaters, and more.
  • Optional coverage: Some home warranties offer optional add-ons to cover pools, spas, septic systems, or other unique needs.

It’s important to read the terms of the warranty carefully to understand what’s covered and what’s excluded. For example, some warranties may not cover pre-existing conditions or damages caused by neglect.

What Are the Limitations of a Home Warranty?
While a home warranty offers many benefits, it’s important to understand its limitations. First, there may be exclusions, such as coverage for damage caused by improper maintenance or misuse. Additionally, a home warranty may only cover specific models or brands of appliances or systems, so it’s important to confirm that the items in your home are eligible for coverage.

Another consideration is the service fee that must be paid each time you request a repair. This fee can range from $50 to $100 or more, and while it’s often lower than the cost of a repair, it can add up over time if you need multiple services. Additionally, if a repair is not covered by the warranty or is deemed too expensive to repair, you may still be responsible for the full cost of a replacement.

A home warranty can be a valuable tool for homeowners looking to protect their investment and avoid the financial strain of unexpected repairs. By covering the cost of repairs and replacements for essential home systems and appliances, a home warranty provides peace of mind and convenience. Whether you’re buying a new home, selling a property, or simply want added protection, understanding the importance of a home warranty can help you make an informed decision about safeguarding your home.

How to Invest in Real Estate with a Limited Budget

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Investing in real estate is often seen as a venture for those with significant capital, but that’s not always the case. Even with a limited budget, there are still opportunities to enter the real estate market and start building wealth. Whether you’re looking for passive income or long-term gains, here are some strategies to consider for investing in real estate on a budget.

  1. Start with a House Hacking Strategy
    House hacking is one of the most popular strategies for real estate investment when you’re on a limited budget. It involves buying a multi-unit property, such as a duplex, triplex, or fourplex, living in one unit, and renting out the others. The rental income from the other units can help cover your mortgage and even generate additional income. This strategy allows you to start building equity in a property while keeping your living expenses low.

    If you’re not ready for a multi-unit property, house hacking can also work with single-family homes by renting out extra rooms. While this option won’t generate as much income as renting out entire units, it still offers a way to offset housing costs.

  2. Look for Properties in Undervalued Areas
    Location plays a significant role in real estate investments, and choosing the right area is key to making a profitable investment. If you’re working with a limited budget, consider looking for properties in up-and-coming or undervalued neighborhoods. These areas may have lower property prices but the potential for growth in the future.

    By investing in these neighborhoods early, you can benefit from property value appreciation as the area develops. Pay attention to factors like local infrastructure projects, new businesses, and improving schools, which can all indicate that a neighborhood is on the rise.

  3. Consider Real Estate Investment Trusts (REITs)
    If you’re not in a position to buy property directly, Real Estate Investment Trusts (REITs) provide an alternative way to invest in real estate with a limited budget. REITs allow you to invest in a diversified portfolio of real estate properties, such as apartment buildings, shopping centers, and office buildings, without the need to buy and manage physical properties yourself.

    REITs are traded on major stock exchanges, making them accessible to investors with small amounts of capital. Many REITs also pay dividends, providing a steady income stream, and they can be a great way to gain exposure to the real estate market without the high upfront costs.

  4. Look for Foreclosures or Auctions
    Foreclosed homes and properties sold at auction can be a way to acquire real estate below market value. Lenders and government agencies often sell foreclosed properties at a significant discount in order to recoup their losses. Auctions can also be a source of good deals, though it’s important to do thorough research before bidding on any property.

    Keep in mind that buying foreclosed properties or auction homes often comes with risks, such as hidden repair costs or legal complications. However, with proper due diligence, you can find properties that offer good returns on investment for a lower price.

  5. Partner with Other Investors
    If your budget is too limited to purchase a property on your own, consider partnering with other investors. Joint ventures allow you to pool your resources and share the costs and responsibilities of the investment. This can be a win-win situation, as you get access to larger and more lucrative properties, while the financial burden is spread among multiple investors.

    Before entering into a partnership, it’s important to clearly define each partner’s roles, contributions, and expectations. Having a legal agreement in place can help avoid conflicts down the line.

  6. Explore Seller Financing
    Seller financing is another way to invest in real estate with little upfront capital. In a seller-financed deal, the seller acts as the lender and you make monthly payments directly to them instead of securing a traditional mortgage from a bank. This can be an attractive option for buyers with limited credit or insufficient funds for a large down payment.

    Seller financing can also allow for more flexible terms, such as lower interest rates or a smaller down payment, making it an appealing option for those working with a tight budget. Be sure to have a professional involved to help negotiate the terms and ensure the deal is structured correctly.

  7. Leverage Government Programs for First-Time Homebuyers
    For first-time homebuyers, there are various government programs available that can help reduce the financial burden of purchasing a property. These programs typically offer lower down payment requirements, favorable interest rates, and even down payment assistance. By taking advantage of these programs, you can enter the real estate market with a smaller initial investment.

Investing in real estate with a limited budget is entirely possible if you approach it strategically. Whether you start with house hacking, invest in REITs, or explore opportunities like seller financing or foreclosures, there are many ways to get your foot in the door. By being creative, doing your research, and partnering with the right professionals, you can begin building wealth through real estate without a large upfront investment.

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