{"id":1330,"date":"2024-02-23T15:23:09","date_gmt":"2024-02-23T23:23:09","guid":{"rendered":"https:\/\/ezmortgages.us\/?p=1330"},"modified":"2024-03-19T15:23:49","modified_gmt":"2024-03-19T22:23:49","slug":"ez-mortgage-monitor-february-23-2024","status":"publish","type":"post","link":"https:\/\/ezmortgages.us\/ez-mortgage-monitor-february-23-2024\/","title":{"rendered":"EZ Mortgage Monitor &#8211; February 23, 2024"},"content":{"rendered":"\n<p>Did you know 780 is the new 740?&nbsp; For credit scores, that is.&nbsp;<\/p>\n\n\n\n<p>740 used to be the gold standard.&nbsp; If you had a 740 or higher credit score, there were pretty limited Loan Level Pricing Adjustments (LLPA\u2019s) that would adversely impact your rate\/fee choices when financing a home.&nbsp; You were golden.&nbsp; That\u2019s now 780, to be golden.<\/p>\n\n\n\n<p>This change happened about a year ago when the FHFA (Federal Housing Finance Agency) updated their LLPA\u2019s for Fannie Mae and Freddie Mac loans.&nbsp;<\/p>\n\n\n\n<p>Why is it important to know the new gold standard for credit scoring?&nbsp; Because it impacts what you pay to borrow money.&nbsp; It can be worth tens of thousands of dollars over your lifetime.<\/p>\n\n\n\n<p>They should fold credit scoring, and credit management into high school curriculum.&nbsp; It\u2019s not hard.&nbsp; But it\u2019s sort of a dirty little secret that nobody thinks about, often until it\u2019s too late.&nbsp; It shouldn\u2019t be that way.<\/p>\n\n\n\n<p>So here\u2019s my effort to shine some light on the importance of credit management, to help you and those you care about, save some money.&nbsp; Whether you have a great credit history and impeccable scores or not, there\u2019s some basic information to know that I hope helps:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Roughly 35% of your credit scoring is based on your overall credit history, the number of credit accounts you have, and those that have been in good standing vs. those that have been delinquent.<\/li>\n\n\n\n<li>The next big chunk, roughly 35% of your credit scoring, is your ratio of available credit, to credit in use.&nbsp; You want to show you have available credit, that you\u2019re not using.<\/li>\n\n\n\n<li>The final 30% or so is a combination of generally less important factors, including length of credit history, number of revolving or installment accounts, and number of new credit accounts.<\/li>\n<\/ul>\n\n\n\n<p>If you\u2019ve got great credit?&nbsp; Fantastic.&nbsp; Keep it up! And, you can stop reading, unless you\u2019re into this sort of thing.&nbsp; Or, if you want to share this insight with people who could benefit from it.<\/p>\n\n\n\n<p>There are several resources you can use to check your credit history, and credit scores, so you can work to improve them.&nbsp; For mortgage purposes, we use the lowest middle score of all borrowers.<\/p>\n\n\n\n<p><a href=\"http:\/\/www.annualcreditreport.com\">www.annualcreditreport.com<\/a> is the only site authorized by all three credit bureaus to get your free, annual credit report.&nbsp; You won\u2019t get your credit scores, unless you pay to upgrade, but you don\u2019t necessarily need them.<\/p>\n\n\n\n<p>You can use <a href=\"http:\/\/www.annualcreditreport.com\">www.annualcreditreport.com<\/a> to run your credit, for free, one time a year, and see all your credit accounts, aka tradelines, and see how they\u2019re reporting.&nbsp; If there are mistakes or inaccuracies, they offer an interface to have them disputed and fixed, if you can provide appropriate documentation.<\/p>\n\n\n\n<p>There are numerous other services, many of them free, whether from your own credit cards, the credit bureaus directly, or services like Credit Karma, that will show you your scores.&nbsp; Unfortunately, based on my experience, the scores you get from those services \u2013 even when paying for them \u2013 are rarely in line with what we see when we run a mortgage inquiry.&nbsp; They can be indicative of a range, but don\u2019t put too much stock into the scores they tell you (so don\u2019t pay for that service, use the free ones).&nbsp; The Consumer Financial Protection Bureau has actually been working to tighten that up, but as you can imagine, there\u2019s some resistance.<\/p>\n\n\n\n<p>But the good news is, you can use those free services to have a baseline measurement and monitor the direction you\u2019re headed.&nbsp; That\u2019s the key.&nbsp; The higher credit scores you have, the better and less costly financing options you\u2019ll have, whether that\u2019s for buying a home, a car, or any other form of credit.<\/p>\n\n\n\n<p>So what do you do if your credit profile isn\u2019t great?&nbsp; It depends on your specific circumstances, but there are some general rules of thumb, some of which are obvious, and others may be less so.<\/p>\n\n\n\n<p><strong>IF YOU HAVE DELINQUENT ACCOUNTS OR COLLECTIONS:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Get current on any delinquent accounts.&nbsp; If they\u2019re still open, do not close them.<\/li>\n\n\n\n<li>Don\u2019t miss payments going forward.&nbsp; If you run into financial trouble, call your creditor\/s and ask what options you may have to defer payments so they won\u2019t be reported late and\/or avoid going into collections.<\/li>\n\n\n\n<li>If you have collections, those may or may not be an issue.&nbsp; If they\u2019re large, lender guidelines can require they be paid, or that a payment plan be established, in order for you to qualify to buy a home.&nbsp; But, that\u2019s often on a case by case basis, based on the number, size and total balances of collections.&nbsp;<\/li>\n\n\n\n<li>One thing you can try doing is calling the creditor\/collection agency, and without admitting it\u2019s your account, ask for a Pay for Deletion Agreement.&nbsp; That means that the creditor and you agree on an amount they will accept for payment, and in exchange, they will delete the collection from your account.&nbsp; They will often accept a lower payoff amount than the full balance owed.&nbsp; You need to get that in writing.&nbsp; Then pay it off, and it should be deleted from your credit history.&nbsp; Keep your paper trail.&nbsp; If they don\u2019t delete it from your credit, that\u2019s something you can have done using a service like <a href=\"http:\/\/www.annualcreditreport.com\">www.annualcreditreport.com<\/a> and providing them the paper trail showing the creditor agreed to Pay for Deletion, and the amount was paid.&nbsp; If they won\u2019t accept Pay for Deletion, just leave it alone, for now.<\/li>\n<\/ul>\n\n\n\n<p><strong>TIPS TO BOOST YOUR CREDIT SCORES:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Don\u2019t carry balances on your credit card accounts that are high, relative to your limit.&nbsp; Even if you\u2019re paying off your credit card\/s in full each month, carrying balances within the month that are high relative to your limit can depress your scores, and\/or keep them from rising.<\/li>\n\n\n\n<li>If you can, pay off your credit card\/s, and don\u2019t use them for a billing cycle or two.&nbsp; In some cases, it can also help to pay your balances down to say $5 or $10, vs. paying them off in full, but this can depend on your total number of accounts, balances, etc.<\/li>\n\n\n\n<li>Don\u2019t close any credit card accounts once they\u2019re paid off.&nbsp; If you don\u2019t want to use them, put the cards away or cut them up.&nbsp; Closing them reduces your available credit to credit in use ratio, which will depress your scores.<\/li>\n\n\n\n<li>If you\u2019ve had credit cards for a while, and have never missed a payment, you can call your creditor\/s and ask them to increase your limit.&nbsp; You don\u2019t want to use that new limit, but it helps your ratio of available credit to credit in use, without paying down the existing balances.&nbsp; Still, paying them down or off will serve you best.<\/li>\n\n\n\n<li>Paying off installment accounts in full will help boost your scores (car loans, appliances, student loans, etc.).&nbsp; But, making timely payments on installment accounts also helps.<\/li>\n\n\n\n<li>Establish new credit in good standing.&nbsp; If you already have two, three, or four credit accounts in good standing, you probably don\u2019t need to do this, you just need to pay those off to improve your ratio of available credit, to credit in use.&nbsp; But, if your credit scores are pretty bad, or if you\u2019ve suffered a major derogatory event, or if you\u2019ve never had any real credit, you may need to establish new credit in good standing.&nbsp;<\/li>\n\n\n\n<li>Get a secured credit card.&nbsp; If you cannot qualify for a credit card or installment account because of your credit history and scores, you can almost always get a secured credit card that will report to the credit bureaus.&nbsp; Most banks offer these, and there are now online banks like Chime and others who will too.&nbsp; You give them $200 or $500 or whatever, and that is your credit limit to charge against.&nbsp; Follow the same rules as with any credit card.&nbsp; Don\u2019t ever charge more than about 30% of your limit, and certainly don\u2019t charge more than you can pay off each month.&nbsp; Pay it off when you get the bill.&nbsp; Don\u2019t use it for a month.&nbsp; Repeat.<\/li>\n\n\n\n<li>Once you\u2019ve established some positive credit history, you can go get one or two more accounts, and follow the same guidelines.<\/li>\n\n\n\n<li>If you have a limited credit history and use of credit, you can also see if your rent payments, cell phone or utilities can be reported on your credit.&nbsp; Those can be used to help establish a positive credit history, as well.<\/li>\n<\/ul>\n\n\n\n<p>Now, back to why does this matter to you?<\/p>\n\n\n\n<p>If you were buying a home, and either you\u2019re not a first time homebuyer, or if you were, your income exceeds the threshold that allows for the LLPA (loan level pricing adjustment) waiver, and you had a 780 credit score, with 20% down, on a $500,000 purchase, with $400,000 financed, you would face a $1500 pricing adjustment (.375% of the loan amount) that would either be a cost for a given rate, or you could slide up in rate maybe .125% to absorb that cost.<\/p>\n\n\n\n<p>If you were in that exact same scenario, but with a 700-719 credit score \u2013 which is ok but not great credit \u2013 you would face a $5500 cost for a given rate, or you\u2019d have to slide up maybe .5% in rate to absorb that incremental cost.&nbsp; That would increase your monthly payment by $135\/mo or so.&nbsp; No matter how you slice it, $4000 is real money, as is an extra $135\/mo for however long you\u2019re in that loan.<\/p>\n\n\n\n<p>If you were in the 740-759 credit score bucket \u2013 which used to have a .5% adjustment for this scenario prior to the LLPA updates last year \u2013 you would face a .875% ($3500) price adjustment, or shift up in rate maybe .25% or .375% to absorb the incremental cost.&nbsp; So, that\u2019s a $2000 difference in costs, or maybe $75-$100\/mo or so if you opt to shift up in rate, to absorb that cost.&nbsp; Again, that\u2019s real money.<\/p>\n\n\n\n<p>The adjustments to LLPA\u2019s are even more stark when considering refinances vs. purchase transactions.&nbsp; Additionally, the further down the credit score spectrum we go, they become increasingly expensive.&nbsp; It\u2019s real money.<\/p>\n\n\n\n<p>Everyone knows having better credit makes borrowing money less costly.&nbsp; Now, hopefully, you have some tools to do something about it.<\/p>\n\n\n\n<p>Another tool, at least for financing a home, are government loans, like FHA, USDA and VA loans for eligible veterans.&nbsp; They\u2019re designed to make homeownership more accessible and affordable to a broader array of people.&nbsp; So, for the most part, there really aren\u2019t significant Loan Level Pricing Adjustments for having marginal credit and\/or low down payments.<\/p>\n\n\n\n<p>That\u2019s why, in a lot of cases, even if you have pretty good, or even very good credit scores, FHA, and VA loans (if you\u2019re an eligible veteran) in particular, are a great option that can be more cost effective than conventional financing.<\/p>\n\n\n\n<p>USDA loans can be useful too, but unlike FHA and VA loans, they have property specific and income restrictions, which make them less widely available than FHA loans or VA loans.<\/p>\n\n\n\n<p>I talk to a lot of people, every day, across a broad spectrum of income and socioeconomic levels who really don\u2019t know how to manage and improve their credit scores.&nbsp; It\u2019s almost one of the best kept secrets on the planet.&nbsp; Because it allows creditors to make more money on you, if you don\u2019t know how to manage and boost your credit scores, but still need to borrow money. I\u2019m here to help fight back.<\/p>\n\n\n\n<p>With that, here\u2019s your snapshot of where rates ended this week.&nbsp; Call or email if you, your family or friends have any questions or would like to discuss refinancing, or buying a home.&nbsp; Cheers!<\/p>\n\n\n\n<p>E&nbsp;<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><tbody><tr><td><strong>Conforming<\/strong><\/td><td><strong>Rates<\/strong><\/td><td><strong>Points<\/strong><\/td><td><strong>APR<\/strong><\/td><td><strong>Loan Amt<\/strong><\/td><td><strong>Payment<\/strong><\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td>30 yr fixed mortgage<\/td><td>6.750%<\/td><td>0<\/td><td>6.800%<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp; 300,000.00<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 1,946<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td>15 yr fixed mortgage<\/td><td>6.375%<\/td><td>0<\/td><td>6.425%<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp; 300,000.00<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 2,593<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td>5\/6 ARM<\/td><td>6.000%<\/td><td>3.75<\/td><td>6.250%<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp; 300,000.00<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 1,799<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td>7\/6 ARM<\/td><td>6.000%<\/td><td>4.375<\/td><td>6.325%<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp; 300,000.00<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 1,799<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td colspan=\"6\"><strong>Jumbo (ask me about Super Conforming limit, per your zip code)<\/strong><\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td>30 yr fixed mortgage<\/td><td>7.125%<\/td><td>0.5<\/td><td>7.155%<\/td><td>&nbsp;$&nbsp; 1,200,000.00<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 8,085<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td>15 yr fixed mortgage<\/td><td>7.500%<\/td><td>0.5<\/td><td>7.670%<\/td><td>&nbsp;$&nbsp; 1,200,000.00<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 11,124<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td>5\/6 ARM<\/td><td>7.125%<\/td><td>0.75<\/td><td>7.379%<\/td><td>&nbsp;$&nbsp; 1,200,000.00<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 8,085<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td>10\/6 ARM<\/td><td>7.500%<\/td><td>0.75<\/td><td>7.745%<\/td><td>&nbsp;$&nbsp; 1,200,000.00<\/td><td>&nbsp;$&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 8,391<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td colspan=\"6\">Rates subject to change without notice.<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td colspan=\"6\" rowspan=\"4\">Please keep in mind, these rates and statistics are for informational purposes only to give you a sense of market movement and my opinion as to why.&nbsp; Although these rates exist today, based on certain qualifying characteristics (780+ fico, owner occupied SFR with 75% loan to value ratio or less and $200,000+ loan amount), your scenario may allow for lower or higher interest rates.&nbsp; Licensed by the CA Dept of Real Estate, #01760965.&nbsp; NMLS: 239756.&nbsp; Equal Opportunity Housing Lender.&nbsp; If you&#8217;d like to be removed from this list, please reply with REMOVE in the subject line.&nbsp; You can also use this link, mailto:eric@ezmortgages.us and add REMOVE to the subject line.&nbsp; To add someone who would appreciate this information, send me their email with SUBSCRIBE as subject.<\/td><td>&nbsp;<\/td><td><\/td><\/tr><tr><td><\/td><td><\/td><\/tr><tr><td><\/td><td><\/td><\/tr><tr><td><\/td><td><\/td><\/tr><\/tbody><\/table><\/figure>\n","protected":false},"excerpt":{"rendered":"<p>Did you know 780 is the new 740?&nbsp; For credit scores, that is.&nbsp; 740 used to be the gold standard.&nbsp; [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_eb_attr":"","_uag_custom_page_level_css":"","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":""},"categories":[1],"tags":[],"class_list":["post-1330","post","type-post","status-publish","format-standard","hentry","category-uncategorized"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.4 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>EZ Mortgage Monitor - February 23, 2024 - EZ Mortgages, Inc.<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/ezmortgages.us\/ez-mortgage-monitor-february-23-2024\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"EZ Mortgage Monitor - February 23, 2024 - EZ Mortgages, Inc.\" \/>\n<meta property=\"og:description\" content=\"Did you know 780 is the new 740?&nbsp; 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