Missing a mortgage payment can feel like the first step toward losing everything. But for most homeowners, the gap between a late payment and a foreclosure notice doesn’t have to be the beginning of the end, depending on what you do next.

Mortgage experts explain how many mortgage payments you can miss and steps to prevent foreclosure.

The Truth of the First Missed Payment

Before you panic, a single missed mortgage payment triggers very little immediate consequence. The most that happens is likely “a reminder text and email”.

In fact, lenders typically provide a grace period of around 10 to 15 days before imposing a late fee.

It's when you cross the 30-day mark without payment that unpaid balances are usually considered delinquent loans and reported to the credit bureaus.

Federal Law Gives You 120 Days

Legally, you’ve got up to 120 days (or roughly four missed payments) before a servicer or lender can begin foreclosure proceedings.

However, there may be some exceptions with Federal Housing Association (FHA) and Veterans Association (VA) loans, so borrowers should always confirm these timelines.

It also may be a good idea to apply for loss mitigation before that deadline.

"If you apply for loss mitigation within the 120-day window, it guarantees that the servicer will not start foreclosure proceedings during the process of reviewing your application.”

Judicial Vs. Non-Judicial Foreclosure

Once a lender moves forward with foreclosure, state law shapes how quickly things can escalate. If you live in a state that engages a judicial process, “the lender must sue a homeowner in court in order to get a foreclosure judgment.”

In states with non-judicial state foreclosures like California (non-judicial foreclosures are most common), these take place outside of court and are often much quicker, possibly only a few months.

What Is Loss Mitigation?

Loss mitigation is an umbrella term for the range of options lenders offer to help struggling borrowers avoid foreclosure.

These options are often misunderstood, "Borrowers tend to believe they must already be in default to get help; in reality, acting proactively creates a much more stable position."

Mitigation may include a forbearance period for payments, adding the payments to the back end of the mortgage, a short sale or a deed in lieu of foreclosure.

How Forbearance Works

Forbearance — an agreement with your lender to temporarily pause or reduce payments — can be a lifeline, but it's not a free pass.

“Those payments will be added to the end of your mortgage, adding interest and in many cases additional fees."

Before accepting a forbearance agreement, borrowers need to ask hard questions: Can they realistically afford to stay long term? Is their financial hardship temporary or ongoing? Do they have equity in the home or are they underwater?

The Most Important Thing to Do

It is always recommended that a borrower calls their lender before things get worse.

“Don’t bury your head in the sand and think the problem is going to resolve itself. Ultimately, lenders don’t want to foreclose or own your property.

Early communication is often more powerful than the missed payment itself, allowing for “greater options for mitigation compared to allowing formal collection notices to arrive."

Make a phone call before the due date arrives, rather than waiting for it to happen, "Homeowners who save their houses are always proactive people who initiate the conversation, thus receiving all the options available before their mortgage is in collections."

If you find yourself in an unfortunate situation, I’ve worked with most banking institutions across the state to resolve challenges facing hardship and/or pre-foreclosures. Feel free to call or message me any time. I’m happy to listen, and to offer my expertise when it’s needed.

Since the pandemic, mortgage rates have mostly been climbing. It’s looking like that trend is unlikely to reverse course in 2027.

In bad news for home buyers and sellers alike, economists at the Federal National Mortgage Association, commonly known as Fannie Mae, are now “predicting much higher mortgage rates through the end of 2026 and into 2027,” said CNBC. Stubbornly high inflation is a major driver, as is the bond market. Here is what to know.

Could mortgage rates finally fall next year?

Probably not. Fannie Mae recently revised its previous projections for mortgage rates to adjust them even higher. As of mid-October, “rates are expected to average 7.4% in the fourth quarter of 2026 before climbing to 7.5% in early 2027, and could remain there for the rest of the year,” said NerdWallet. Previously, in September, Fannie Mae “predicted that the average 30-year mortgage rate would be 6.8% in the fourth quarter and 6.7% in 2027.”

While Fannie Mae is certainly a major player in the industry, as one of two government-sponsored enterprises that backs mortgages, it is not the only one forecasting that rates will head this way. A chief economist at the Mortgage Bankers Association, has also predicted that “mortgage rates will remain elevated above 7% through the end of next year.”

Why have mortgage rates been persistently high?

There are a few major contributors. “Inflation is too high, leading central banks to raise short-term rates, while budget deficits and debt are unsustainably high, leading bond investors to push up longer-term rates,” according to an article in MarketWatch.

Another contributing factor is that the “Federal Reserve also raised its benchmark rate for the first time in more than three years,” said CNBC. “Mortgage rates do not follow the Fed’s rate exactly, but they do react to how the central bank sees inflation going forward.”

How will elevated rates affect the 2027 housing market?

The current state of the housing market will likely foreshadow what is to come if rates stay around where they are now. As of this fall, “higher rates have already put the housing market in an early deep freeze,” with pending sales “down 8.5% in September year-over-year, according to Zillow.”

The reality is, the “higher mortgage rates go, the harder it gets for home buyers to qualify for a mortgage,” according to MarketWatch. This has a domino effect, with home sellers in turn “struggling as buyers shy away from the market, forcing price cuts. This can potentially provide a little more bargaining power for buyers who do decide to stay in the game.

Ready to navigate the changing 2027 housing market with confidence? Whether you are looking to buy before rates climb higher or wanting to position your home competitively as a seller, having an expert by your side makes all the difference. Contact our team today for a personalized consultation, and let's build a strategy that works for your financial goals.

No more thermostat wars.

Whether it’s painfully hot, brutally cold outside, or somewhere in between, we all have the same question: “What’s the best temperature to set your thermostat to?” But this can vary depending on where you live, what time of year it is, and whether or not you’re having people over.

So, how do you make the right choice? We asked the experts to find out.

The Best Thermostat Temperature for Spring

According to a JustAnswer HVAC expert, the best temperature range for spring is 68°F to 72°F, but he also says you can turn your system off this time of year.

“Spring temperatures fluctuate greatly in most areas with warm days and very cool nights” “Keeping the system off or using a wider temperature deadband (e.g., heat at 65°F and cool at 74°F) prevents your system from constantly switching between heating and cooling modes, which wastes energy and can be very hard on system components.”

The Best Thermostat Temperature for Summer

Another HVAC says the best temperature in the summer is around 75°F.

“Your HVAC unit works to regulate the internal temperature of the house, so if it’s hot outside and your thermostat is set low, your HVAC system is working hard to cool off the air and your bill will be higher in the summer. Setting the thermostat higher when you leave allows for the system to cool and dehumidify the air, but not work as hard as it would if someone were home.”

However, if you’re only leaving your house for a short period to run errands, for example, it’s not worth raising your temperature significantly.

If you plan on leaving the house to go to work or just spend the day away, you can raise the temperature 10 degrees. “Setting the temperature at 85°F is high enough to save money on electricity, but cool enough to keep the humidity in your home below 60%, preventing mold growth on your furniture and walls.”

The Best Thermostat Temperature for Fall

Fall is similar to spring, but some areas can be tricky. Generally, setting the system to 68°F to 72°F in the fall, or turning your system off.

“That’s because fall temperatures fluctuate greatly in most areas with warm days and very cool nights,” he notes. “By keeping the system off or using a wider temperature deadband (such as heating at 65°F and cooling at 74°F), you take advantage of the mild temperatures, which prevents your system from constantly switching between heating and cooling mode, which wastes energy and can be very hard on system components.”

The Best Thermostat Temperature for Winter

It’s recommended that homeowners set their thermostat to a slightly lower temperature—68°F to 72°F during daytime or evening entertaining and 62°F to 66°F overnight for sleep.

But there are a few exceptions. “If guests are only over for a short visit, don’t stress about dialing in the perfect temperature in advance. Instead, be ready to nudge it up or down a degree or two until it feels more comfortable.”

I’m always here to help you maximize your home's comfort and protect its long-term value.

Beyond buying and selling, I want to be your go-to resource for maintaining a home you love through every changing season. Whether you need a trusted recommendation for an HVAC tune-up, a reliable plumber, or any general local contractor to handle common household issues, please think of me as your personal directory.

Reach out today if you need a referral or a quick recommendation—I’m always happy to connect you with the best pros in our community!

You've spent years making your house feel like home, celebrating milestones, making each room your own, and turning neighbors into friends. As you look ahead to the next chapter of your life, it's natural to wonder if this is still the place you want to spend it.

Whether you're leaning toward staying in your house as you get older or moving to a 55+ community, the goal is the same: a home that fits the life you want, with more time for the people and things you love. So, here's what to consider before you decide.

What It Can Take To Stay Put

Wanting to stay in a house you love and are familiar with makes sense. But most houses need at least some updates to make aging in place easier.

In fact, the Joint Center for Housing Studies of Harvard University (JCHS) finds that fewer than 4% of homes have the basics, like single-floor living, no-step entries, and wide hallways and doorways (see graph below):

That means for most homeowners, staying put means doing a remodel.

The National Association of Home Builders (NAHB) reports more than half of remodelers (56%) take on this kind of work. Some of the most common projects are installing grab bars, curb-less showers (walk-in showers with no ledge to step over), and wider doorways.

Now, that’s not to say you can’t go this route. You most certainly can. But if this is how you’re leaning just know you'd be living with contractor noise and dust until the work gets done. Some people don’t want to live in a construction zone. Not to mention, having to manage the contractors and schedules, etc.

Your Equity Could Pay for Your Next Move

If that sounds like something you’d rather avoid, here’s the good news. The money for your next home may already be sitting in your current one. It's called equity, which is the difference between what your house is worth and what you still owe on it. After years of mortgage payments and rising home values, it adds up:

"The way home equity builds and is used changes a lot depending on your stage of life. . . . For older homeowners, decades of mortgage payments and home-value growth can turn equity into a financial cushion."

When you sell, that cushion can go toward a home that's ready for this stage of life. No demo required. You just get the keys and it’s all there, ready for you. That means less time on projects and more time for living. And one option you may consider if you’re entertaining a move is a 55+ plus community.

Why 55+ Communities Are Worth a Look 

From the homes to the shared spaces to the activity calendar, these communities are planned around this stage of life. And that means everything you need is already rolled into one place. Here’s a lists some of the biggest perks (see visual below):

Instead of spending time and money to make your house easier to live in, you'd move into a community that's designed with that in mind from the jump. That frees you up for the good stuff, like a morning walk with a neighbor, a game night down the street, or finally trying the hobby you've been putting off.

Bottom Line

Staying and moving can both be good choices. What matters most is finding the place where you'll feel comfortable and at home for years to come.

If you'd like help weighing the two, let's connect. We can look at what your house could sell for and what 55+ communities in San Diego have to offer, so you can decide what feels right for you.

You've been waiing for something to change before you buy. It just might not be the thing you expected...

While everyone's paying attention to mortgage rates, only the savviest buyers know that the changing season can start tipping things in their favor.

Because every fall, buyers tend to get more to choose from, better prices, and more room to negotiate. And that's why I say:

"We always see that the best time to buy window usually falls in the early fall around October."

And that's exctly why, if you've been waiting for a better moment to buy, this seasonmay be wirth a closer look - even with rates where they are.

1. There Are More Homes To Choose From

One of the biggest frustrations buyers have had over the past few years has been a lack of choices. Fall tends to help with that.

Based on seasonal trends, the data shows there are typically more homes available for sale in September through November hthat during any other season of the year (see graph below):

Why does this happen? Homes that hi the market in spring and summer don;t all close right away. Some sit. New listings keep coming. And inventory builds as the year goes on.

By fall, you're looking at the largest pool of available homes all year. Tha makes it easier to find one that works for your needs and your budget. Any if anything, this should be more true this year. Rates that are higher for longer tend to help inventory grow even more.

More choices can mean fewer compromises. You're mor likely to find the right home, not just the one that happens to be available.

2. Asking Prices Start To Drop

Having more choice is great. But if every home is still priced too high, that only gets you so far. Theat's where fall's second advantage kicks in: asking prices start their seasonal decline.

HousingWire data shows this trend over time (see graph below):

It work like this. Spring and early summer are when sellers feel the most confident because that's when demand is typically strongest. SO, many homeowners price their homes higher during those pperiods because of the uptick in demand.

But every year, like clockwork, tht dynamic starts to change by fall. Buyer activiy slows down as the weather cools off. So, sellers have to price a bit lower to try to draw buyers in. And that's good for your bottom line.

3. More Sellers Are Willing To Negotiate

But fall doesn't just bring more choices and lower asking prices. It aso bring more sellers who are increasingly motivated to get a deal done.

You can see it in the data. Most years, fall is when price cuts peak (see graph below).

While it's not a big difference from summer, this fall you'll have more negotiating power than you'd have if you wait until the first half of 2027. Here's why.

If a home is on the market in the fall, many sellers are eager to get it sold before that holidays. And since there are usually fewer buyers active in the fall, that often leads to another opportunity to snag a better deal. As the National Association of Realtors (NAR) explains:

"Less competition can lead to better deals. While homes are not selling as fast as during the summer, sellers may be more willing to negotiate."

Even a small seller compromise here can make a meaningful difference for you.

As an exmple, a 5% price drop on a $500,000 home is $25,000. That could mean you end up borrowing less, keeping more money in savings, having room in the budget for upgrades after you move in, or simply making the monthly payment feel more manageable.

Bottom Line

Of coarse, every market moves a little defferently. But here's what doesn't change: Fall consistently buyers. More homes. Lower asking prices. Motivated sellers.

If you've been waiting for your search to feel a little more doable, this season may be worth another look.

Have a quick conversation with us about what's happening in the San Diego market.That way you can find out whether this fall gives you opportunities you may not have had a few months ago.

When’s the last time someone told you what your house is worth? Not what some online valuation tool guessed. Not what your neighbor’s house sold for. What yours is actually worth right now.

For a lot of homeowners, it’s been years. And if you’ve been thinking about moving, but higher home prices or mortgage rates have made you hesitate, here’s why it’s time to take a second look at that number.

Your House May Be Worth More Than You Think

Home values have climbed significantly over the past 5-10 years. And even though today’s market is more balanced, homeowners are building wealth every day just by owning their homes. That’s how equity works. As home values rise, and as you make your monthly payments, your equity grows. And it adds up fast.

According to Cotality, the typical homeowner with a mortgage now has $310,500 in equity. That’s not a small number. It’s six figures.

And that’s only the national average. In many states, homeowners have built even more equity than that. Take a look at the map below and see where your state stands. The darker the blue, the more equity the typical homeowner has there (see map below):

Even though every local market is different, the question you should be asking right now is the same: How much equity have you built up?

Because if you don’t know that number, you’re missing out.

This Could Be the Missing Piece in Your Move

Most people assume that because prices are higher and rates aren’t at 3% anymore, moving just isn’t realistic right now, especially if they already have an ultra-low rate. And that’s understandable – those are real factors.

But they’re not the only factors.

When you have that much equity in your house, you’re not starting from scratch. You’re not scraping together a down payment or hoping the numbers work. You’re walking into your next move with more of an advantage than you think. And that changes the math. 

What Your Equity Can Do for You

Maybe you’ve outgrown your current house or you’re ready to downsize… The equity you’ve built could help bridge the gap between where you are today and where you want to be next.

Yes, your next house may cost more than your last one did. But your equity could cover a big chunk of that difference. Depending on how much you’ve built, it could help you:

• Lower your monthly payment on your next home. The bigger your down payment on your next place, the less you have to borrow. And with today’s rates, borrowing less can make a big difference in what you pay every month. 
• Buy your next house with all cash. This surprises a lot of people, but some homeowners have built enough equity to buy their next home outright, in cash. According to the National Association of Realtors, more than one-quarter (26%) of repeat buyers paid all cash for their home in July. 
• Transform the home you already have. Love your neighborhood but not your floor plan? You don’t have to move. Your equity could help fund renovations that make your home fit your life today while potentially adding value for tomorrow.

Your equity doesn’t erase the challenges of the current market. But it does mean you’re walking into your next move with a lot more power and flexibility than you think.

That’s why the value of your home isn’t something you should have to wonder about. 

If you’re even thinking about a move – or if you’re just curious what your options might be – the smartest thing you can do is get a Professional Equity Assessment. It’ll give you a real, market-based evaluation of what your house is really worth right now and how much equity you’re working with.

Because once you see the number, maybe it’s not about whether you can afford to move – it’s about what kind of move makes sense for you.

Bottom Line

If it's been a while since you've gotten a professional look at your home's value, it’s time to change that. 

DM The DHC Group and Hennin Foreman for a free, personalized Home Equity Assessment that estimates what your house could sell for, how much equity you've likely built, and what that could mean for your next move.

You may have six figures of equity without even realizing it. And that’s enough to change everything about your next move.

Could September finally bring some relief?

There are several important economic developments coming in September that could influence mortgage rates. An inflation report is scheduled for September 11, unemployment numbers will be released earlier in the month, and the Federal Reserve is scheduled to meet September 15–16.

Any one of these developments could affect the direction of mortgage rates—and potentially create a short window of opportunity for buyers or homeowners looking to refinance.

That's especially important in a market like San Diego, where even a relatively small change in mortgage rates can make a meaningful difference in monthly payments and purchasing power.

Mortgage rates improved by more than a percentage point during 2025, but much of that improvement was reversed in 2026. In recent months, purchase and refinance rates have remained frustratingly stubborn.

So, could September be different?

There's no way to know for certain. Mortgage rates can change daily based on economic and financial market conditions. But there are three things worth watching closely as September approaches.

Three things to consider now

Trying to predict exactly where mortgage rates will be a month from now is nearly impossible. Rates are influenced by a long list of economic and global factors, including some that can change with little warning.

That doesn't mean buyers and homeowners should simply sit back and wait. Instead, it makes sense to understand the major factors that could influence rates in September. If conditions improve, there could be a temporary opportunity to secure a more favorable mortgage rate.

Here are three things to watch.

Geopolitical tensions and overseas conflicts

 Mortgage rates don't move solely because of decisions made by the Federal Reserve. Global events can have a significant impact, too.

On March 2, the average 30-year mortgage rate was 5.75%—nearly a full percentage point below what many buyers were being offered more recently. The increase wasn't simply the result of a Federal Reserve decision. Geopolitical tensions, overseas conflicts and the war with Iran contributed to higher oil prices and renewed inflation concerns.

That matters because changes in oil prices and inflation can influence the broader financial markets that ultimately affect mortgage rates. If geopolitical tensions ease in September, it's possible that some of the pressure on rates could ease as well.

That doesn't necessarily mean mortgage rates will suddenly fall dramatically. Any improvement could be small or short-lived. But for a San Diego buyer trying to make the numbers work, even a modest improvement could matter.

The takeaway: Pay attention to the news, but don't try to time the market perfectly. If rates improve and the numbers work for you, being prepared to act could be more important than waiting for the absolute lowest rate.

Further reductions in the inflation rate

Inflation will be another major piece of the September puzzle.

The Bureau of Labor Statistics is scheduled to release its August inflation report on September 11. If inflation continues to move lower, as it did in the July report, it could increase expectations that the Federal Reserve may cut rates later in the month.

But there's an important distinction here:

Mortgage rates don't have to wait for the Fed.

Mortgage lenders can adjust their rates based on market conditions and expectations. So, if the September inflation report comes in better than expected, mortgage rates could respond before the Federal Reserve actually makes a move.

For San Diego buyers, that means preparation matters.

If you're hoping to purchase a home this fall, now is the time to make sure your finances are as strong as possible. Improving your credit score, reducing debt where possible and getting your financing in order can help put you in a better position if a more attractive rate becomes available.

You don't want to discover that a better rate appeared and then realize you're not ready to take advantage of it.

The Federal Reserve meeting later in the month

The Federal Reserve is scheduled to meet September 15 and 16.

By then, officials will have new inflation and unemployment data to consider, along with whatever is happening with geopolitical tensions around the world.

An actual rate cut at this meeting may currently seem unlikely, but that doesn't mean the meeting is irrelevant to mortgage rates. What Federal Reserve officials say can matter almost as much as what they actually do. If their comments suggest that future rate cuts are becoming more likely, financial markets could respond—and mortgage rates could move lower as a result.

Of course, the opposite is also possible.

That's why it can be risky to make a home-buying decision based entirely on what you think the Fed will do next. For buyers who are already under contract or actively shopping, a mortgage rate lock can provide some protection against rates moving higher. Depending on the loan and lender, there may also be an opportunity to unlock and re-lock at a lower rate if rates improve later.

In other words, you don't necessarily have to choose between locking today and missing out on a future improvement or waiting and risking higher rates. Talk with your lender about what options are available for your specific loan.

The bottom line

Could mortgage rates improve this September?

Absolutely. But there are no guarantees.

After remaining relatively high and stubbornly stuck for much of the summer, several factors could influence where rates go next. Geopolitical tensions, inflation, unemployment data and Federal Reserve policy will all be worth watching. And don't overlook the 10-year Treasury yield, which is another important influence on mortgage rates.

For San Diego homebuyers, the bigger lesson may be this:

Don't build your entire strategy around predicting the next rate move.

Instead, focus on what you can control. Strengthen your credit. Understand your financing options. Know what monthly payment works for your budget. And if you're considering buying, be prepared to move if the right home and the right numbers come together. Mortgage rates will eventually change again. The goal isn't necessarily to predict exactly when. It's to be ready when the opportunity arrives.

If you’re waiting for mortgage rates to fall a lot before you buy, you may be waiting a while. But before you get discouraged, there’s a number working behind the scenes that’s actually good for you right now. It’s called the spread, and once you understand it, you may see today’s rates in a whole new light.

The Pattern That’s Held for 50+ Years

For starters, mortgage rates don’t move on their own. They tend to follow the 10-year treasury yield, a number tied to how investors feel about the economy.

It’s not an exact science, since plenty of other factors can move it day to day, but broadly speaking, when the economy looks strong, that yield tends to climb over time. When the outlook gets shaky, it tends to ease. For over 50 years, the 10-year treasury yield and mortgage rates have moved almost in lockstep (see graph below):

The gap between them is called the “spread.” On average, that gap runs about 1.76 percentage points. And that spread impacts your mortgage rate. A wider spread tends to push mortgage rates higher than the treasury yield alone would suggest, while a narrower spread keeps rates closer to the treasury yield.

One of the Big Reasons Rates Likely Won’t Drop Dramatically Anytime Soon

If you’re hoping mortgage rates will drop a lot, here’s the reality – they probably won’t, at least not anytime soon. One of the big reasons why comes down to that spread between the 10-year treasury yield and mortgage rates.

A few years ago, that gap got a lot wider as uncertainty in the economy pushed it as high as 3.19 points in 2023.

Now here’s the part worth noting – that gap has been narrowing lately. It’s down to about 2.01, just above the long-term average of 1.76 (see graph below):

When the gap is wide, there’s more room for rates to fall. But when it’s relatively normal, like it is now, there’s less wiggle room for rates to fall.

Why Mortgage Rates Aren’t Higher Right Now

Today’s mortgage rate is basically the treasury yield plus the spread. So, when either one moves, your rate moves with it. Here are 3 different rates, all built off today’s 10-year treasury yield of 4.68% to show you just how much the spread matters for your bottom line (see graph below):

If the spread were still stretched out like it was in 2023, rates would be pushing close to 8% right now. That’s because the spread was over a full point wider than it is today.

But now, thanks to the spread narrowing recently, today’s rate sits around 6.69%. That’s the middle scenario in that visual. That’s a big difference in your monthly payment compared what we could see if the spread was as big as it was 2023. An Analyst at HousingWire, says:

“Of course, mortgage spreads being better in 2026 is the housing hero story of the year . . .”

Now compare that middle bar to the 3rd one. If the spread were sitting at its exact long-term average, rates would be around 6.5%. That’s only about a quarter of a point away from where rates actually are today. That means most of the improvement in mortgage rates we should realistically expect from a shrinking spread has already happened.

In other words, the same narrowing spread that’s the reason rates aren’t close to 8% today is also a big reason why they’re not likely to fall a lot further.

Bottom Line

That’s the trade-off with a narrowing spread. Rates may not be where you want them, but they're better than they could've been. If you want help figuring out what that means for your monthly payment, reach out and we’re happy to help.