We are currently flirting with a number that has been elusive for quite some time:

The 5.

With mortgage rates dipping into the upper 5% range (averaging between 5.8% and 6.0%), the market is starting to show early signs of a small revival. But as the headlines get BOLDER, the real question for you might be different depending on your current situation.

If your phone isn’t ringing already, I think it’s about to. Big box lenders and national firms spend a fortune to buy your mortgage data for moments like these.

The “no cost to you” refinance will be the pitch and it may seem enticing on the surface level. But there are a few things to consider before signing the papers.

Here is the truth: There is no such thing as a free refinance. That cost is simply hidden it’s either added to your total loan balance or "baked into" a higher interest rate than you deserve. Typically, the juice isn't worth the squeeze unless you are lowering your rate by a minimum of 0.5%, and even then, we have to calculate the break-even point between the closing costs and your monthly savings.

If you are curious to see if a refinance could help you save money, please reply to this email or text me and I can arrange for my trusted lender partners to give you a 2nd opinion. From my experience, my partners can beat these big-box terms 9.5 out of 10 times.

One thing that will always help compare apples to apples is a Loan Estimate. This is a formal document the lender is required to provide with all of the costs associated with the refinance. Ask for this before you contact me - it’ll speed things up drastically.

Lower rates are a double-edged sword. As the cost of borrowing dips, the pool of buyers expands. In theory, this creates a surge in competition—especially for homes that are "move-in ready" and priced for the current climate.

As we enter the busiest phase of the Arizona buying season, contracts in escrow are already 7% higher than this time last year. We expect this activity to peak over the next two to three months.

But the real story the data point that changes your strategy is about supply.

For the first time after 14 years of documented, chronic under-supply in Greater Phoenix, we have achieved a "normal" level of inventory.

Total available homes are up 9% over last year.

So, where is the squeeze? The squeeze is no longer universal; it is geographical. While the Valley overall is in a slight buyer’s market, the landscape has fragmented. Large central cities have tightened into modest seller’s markets, while growing cities on the outskirts remain prolonged buyer’s markets.

If buying was in your near-term vision, this is the moment to stop "watching" and start strategizing. We aren't just looking for a house; we are evaluating your 5-10-year financial landscape. I have an easy, step-by-step process to help you get ahead of the spring rush.

This trend is your tailwind. Lower rates mean more active feet in your hallway. However, do not mistake "more activity" for a reason to "test the market."

We are currently seeing inventory at its highest level in several years. Testing the market only works when choices are limited. In today's climate, if you price too high, you’ll find the squeeze of a stagnant listing far outweighs the juice of a hypothetical high price. If you are on the market or preparing to launch, precision pricing is your greatest competitive advantage.

Our entire family of 4 came down with the Flu this last week (Flu A, to be specific). One of the greatest gifts of being in this career is having the flexibility to “be sick” and take care of myself and my family when it’s needed.

The catch-22 of this career is that my business completely depends on my ability to show up for my friends, family and clients alike.

Your continued support of my work is deeply appreciated, I hope you know that.

By sharing my content, emails and mentioning me to your own friends and family when they are in need of a real estate advisor is the greatest gift I could ever ask for.

And this was something that I was reminded of very deeply during these last 10 days when my family and I were dealing with the Flu.

Wishing you and your family the greatest of health - hopefully we are at the end of this flu season.