The market is opening. Opportunity is too.

We’ve reached the mid-point of the year, so it’s time to offer my take on the housing market and where we go from here.

The Rate Reality

Rate news is mixed. As of June 11, 2026, Freddie Mac reported a 30‑year fixed rate average of 6.52%. It’s higher than the historically low rates we remember from the early 2020s but lower than the same week last year, when they came in at 6.84%. [*1]

Where will rates go from here?

At their June meeting, the majority of members of the Federal Reserve Board forecast at least one policy rate hike before year’s end. However, geopolitical events often have a greater influence on mortgage rates, so increases are not certain.

Waiting for rates?

If rates are holding you back from making your next move, let’s talk. There are ways to save. Plus, the rate you pay on today’s purchase may bring a lower monthly payment than buying at a higher price tomorrow, even if rates drop.

Affordability is better than it may feel.

1. This spring, homebuyers had 3% more purchasing power than a year ago, with the monthly payment on the average-priced home $48 lower than last May. [*2]

2. Purchasing the average-priced home requires 29.8% of median household income, down from 31.6% a year ago.[*2]

3. Home price appreciation is slowing, yet prices are still rising. Nearly 70% of major markets posted annual gains in May.[*2]

Inventory is slowly opening up.

1. More than 37 million homeowners are sitting on mortgage rates below 5%, so would-be sellers have been reluctant to trade for a higher rate.[*3]

2. But more owners are finding reasons to move. The supply of homes for sale rose 8% year over year in March.[*4]

3. Sellers are being more realistic, listing at lower prices and helping buyers with more buydowns, credits, or other concessions.[*2]

Equity as an asset.

1. Homeowners who choose to stay with their low rate tapped their equity at the highest first-quarter pace since 2021.[*2]

2. Homeowners currently hold $11 trillion in available equity — the amount they can access while still maintaining at least 20% ownership of their home.[*5]

The New Construction Opportunity

For about a year, the median price for a new home has been lower than the median price of an existing home.6 Plus, 60% of builders offered sales incentives in April 2026 — the 13th consecutive month at or above 60%. And 36% cut prices outright, with average reductions of 5%. .[*7]

Whether you're ready to buy, thinking about accessing your equity, or just keeping an eye on the market, Greenway Mortgage is here to help strategize your next move. Please reach out. 888-616-9885

 

*Sources:

1. Freddie Mac, Primary Mortgage Market Survey (PMMS).
2. ICE Mortgage Monitor, June 2026.
3. ICE Mortgage Monitor, February 2026.
4. ICE Mortgage Monitor, April 2026.
5. ICE Mortgage Monitor, March 2026.
6. NAHB, Eye On Housing, “New Home vs. Existing Home Prices in Q1 2026,” May 29, 2026.
7. NAHB, “Builder Sentiment Posts Notable Decline on Economic Uncertainty,” April 15, 2026.

 

 

On November 24, 2025, the Federal Housing Finance Agency (FHFA) announced an increase in the maximum conforming loan limits for mortgages acquired by Fannie Mae and Freddie Mac in 2026.

The maximum loan limit for one-unit properties will be $832,750, an increase of $26,250 from 2025. Release.

National Baseline

The decision was based on the recovery of housing prices under the Housing and Economic Recovery Act of 2008 (HERA). They require that the baseline conforming loan limit be adjusted each year for Fannie Mae and Freddie Mac to reflect the change in the average U.S. home price.  

FHFA third quarter 2024 House Price Index (HPI) reported that house prices increased 3.26%, on average, between the third quarters of 2024 and 2025. The baseline maximum conforming loan limit in 2026 will increase by the same percentage.

High-Cost Areas

For areas in which 115 percent of the local median home value exceeds the baseline conforming loan limit, the maximum loan limit will be higher than the baseline loan limit. 

List of 2026 Conforming Loan Limits For All Counties

A list of the 2026 maximum conforming loan limits for all counties and county-equivalent areas in the country can be found here.

Curious about limits in your county or other areas? Follow the link below to check. We update it with every change, so bookmark it for future reference if you'd like. 

Contact your Greenway Mortgage loan officer today for more details about how the increase can impact you.

2026 Conforming Loan Limits Effective January 2025

 

Greenway Named Top 3 Mortgage Lender in Monmouth County by the Asbury Park Press 2025 Community’s Choice Awards!

We are excited to share that Greenway Mortgage has once again been recognized as one of Monmouth County’s Top 3 mortgage lenders in the 2025 Asbury Park Press Community’s Choice Awards! This honor reflects the continued trust, support, and loyalty of our amazing clients, partners, and community — and we couldn’t be more grateful.

Where Experience, Efficiency, and Integrity Meet
At Greenway Mortgage, our mission is simple: to provide a lending experience that is second to none. Our loan officers are experienced, trusted professionals who remain accessible and engaged throughout every step of the loan process. Supported by our full-time staff, we ensure smooth operations and attentive service that puts our clients first.

Why This Recognition Matters
Being named a top lender is more than an award — it’s a testament to our dedication to transparency, efficiency, and delivering a first-rate experience. From first-time homebuyers to seasoned investors, we take pride in providing clear communication, fast turnaround, and guidance you can rely on. This honor motivates us to continue raising the standard and delivering exceptional service to every client we work with.

Thank You Monmouth County, NJ
We owe this honor to our clients, employees, and partners — you are the heart of Greenway Mortgage. Your loyalty, referrals, and kind words inspire us every day. Every vote, every review, and every interaction reaffirms why we do what we do: to help our neighbors achieve their dreams of homeownership.

What's Next for Greenway Mortgage
As we celebrate this recognition, our focus stays on providing seamless, transparent, and reliable mortgage experiences for every client. We’re committed to helping homeowners achieve their dreams, improving our services, and finding new ways to make the lending process smoother and more efficient. This milestone inspires us to keep raising the bar and delivering the trusted guidance our clients rely on for every step of their homeownership journey.

Thank you, Monmouth County, for trusting Greenway Mortgage — we couldn’t have done it without you! Here’s to another year of helping dreams come true.

 

As expected, the Federal Reserve Board maintained its current policy rate at its May meeting. Despite recent positive indicators, the Board took a wait-and-see approach to rate cuts due to increased uncertainty about the economic outlook.

What exactly did the Fed say?

The Fed’s statement described solid labor market conditions and slightly elevated inflation but emphasized growing risks in both areas. These risks present unique challenges in that growth in unemployment would dictate cuts yet also exacerbate inflation, which would usually result in rate increases. The statement reiterated that future action will be based on 'incoming data, the evolving outlook, and the balance of risks.' 

What does this mean for mortgage rates?

The Fed does not directly control mortgage rates. Investors had already priced in the Fed's decision, so geopolitical and economic events are more likely to have an impact at this time. 

Should you wait for potential future cuts before making your move? Here are some considerations:

• At this point, we cannot rely on Fed actions to lead to a rate drop in the near future, though economic data could spur changes in either direction.

• If you can afford to purchase at today's rates, you may save money by doing so, since home prices are likely to rise while you wait for lower rates.

• If you're currently renting, you could purchase instead and start building equity in a home of your own.

Getting started now with a pre-approval can put you at the starting line when you’re ready to make a move. It's worth a chat.

We have calculators to help you weigh the potential costs when buying at a higher rate or a higher price.

We also have mortgage programs that can help mitigate higher rates. An ARM, for example, offers a lower initial rate before adjusting to fixed rates later. Fixed rate buydowns and HELOCs can help you move forward with your plans, too.

If you want to wait on your next purchase, this is a good time to prepare. A qualification consultation or even a pre-approval is a great place to start.

Background on the Fed:

• The Federal Reserve Board (the Fed) controls the federal funds rate and discount rate, which are charges for overnight loans from bank to bank or from the Fed to member banks.

• This rate was lowered to near zero in March 2020 in response to the pandemic. 

• The Fed has a standing inflation target of 2%. When historic inflation hit in March 2022, they began a cycle of rate increases to slow spending and bring it down.

September 2024 brought the first policy rate cut since the initial change in 2020, with two cuts following in November and December.

Bottom Line:

If this is your time to buy, refi, or access cash from equity, don't let uncertainty about rates slow you down. We're here to help, and we're closing loans every day! 888-616-9885.

 

 

The Federal Housing Administration (FHA) has just increased the amount of money that can be borrowed through its mortgage programs by more than $524,000 in most areas. In high-cost locations, the increase is even greater. New limits will take effect January 1, 2025.

This news could make a big difference for homebuyers!

The increases will allow more borrowers to take advantage of FHA’s benefits:

• Low down payment options

• Lower total cash-to-close requirements with gift or seller contributions

• More lenient and streamlined refinancing

• Ability to combine purchase and rehab financing

Here are the specifics:

• In most areas, the FHA loan limit will be $524,225, a 5.2% increase over 2024's limit.

• In most high-cost areas, the limit moves to $1,209,750.

• In some lower-cost areas or those with higher construction costs, limits will vary.

Questions About The New 2025 FHA Loan Limit Update?

If you have questions about what this change could mean for you, please reach out at 888-616-9885 or click here to contact us.

And if you have friends who may benefit from the news, please pass it along. We would be honored to help them too.