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Marry the House, Date the Rate – A Smart Raleigh Homebuying Strategy

May 24, 2023 by Kevin Martini

An intriguing cliche in the real estate world has become a powerful strategy known as “marry the house, date the rate.” But what does it mean, and is it an excellent approach to consider when buying a home in Raleigh, North Carolina, or any city in the U.S.?

Understanding the “Marry the House, Date the Rate” Strategy

The adage “marry the house, date the rate” emphasizes that you can change your mortgage rate while remaining in the same house. Many people believe it’s best to postpone purchasing a home when Raleigh mortgage rates are high, assuming that waiting for rates to drop is the more financially sound decision. However, this thinking may cause you to miss out on the perfect home you want to make your own.

Instead of waiting indefinitely for interest rates to decrease, it might be wiser to take action now. Interest rates constantly fluctuate, and although your initial rate might be higher than desired, you can “date” your interest rate and “flirt” with another home loan rate when the market represents a more attractive option. This means that when interest rates eventually come back down, you can refinance to a lower rate and improve your financial situation.

The Importance of “Dating the Rate”

It’s Not a Matter of ‘If,’ but a Matter of ‘When’

Raleigh Mortgage Broker Logan Martini

Logan Martini, Senior Mortgage Strategist with the Martini Mortgage Group, states that when home loan rates decrease again, borrowers can refinance their mortgage and secure a more favorable interest rate for their mortgage while continuing to capture the appreciation of the home. By adopting the “marry the house, date the rate” strategy, you position yourself to take advantage of future rate reductions and potentially save a significant amount of money in the long run while seizing the appreciation. 

Is Now the Right Time to “Marry the House, Date the Rate”?

If you already have a mortgage, it’s always advisable to keep an eye on interest rates and consider refinancing if they drop. Hence, the “marry the house, date the rate” strategy should be deployed in any market, not just in markets with elevated home loan rates, such as the current market conditions.

The opportunity to refinance when rates decrease, serves as a built-in safety net, ensuring that you won’t be stuck with a higher interest rate for the entire mortgage term. Moreover, even though interest rates have reached levels not seen for a long time, they may continue to rise. Delaying your home purchase could prove costly, as future rate increases would impact your affordability. By taking out a mortgage now, you eliminate the risk of being priced out of the market due to escalating rates, and you will be able to lock in your housing costs.

This strategy can particularly appeal to renters who have hesitated to enter the housing market during these uncertain times. Renters cannot recoup their money on rent, whereas homeowners steadily build equity with each mortgage payment. By adopting the “marry the house, date the rate” approach, renters can start building equity immediately, leveraging their monthly payments to accumulate wealth as a valuable asset: a house.

Considering House Prices and Market Dynamics

When deciding whether now is the right time to buy a house, it’s not just interest rates that come into play; you have to consider the cost of the house too! Skyrocketing house prices have also deterred many potential buyers. At the end of Q1 2023, the median sales price of homes in the United States was $436,800, according to the St. Louis Fed. In Q1 of 2021, it was $329,000. This represents a staggering increase of $107,800 in just three years!

However, it’s crucial to consider two essential points regarding current housing prices. 

First, significant price drops are unlikely to occur soon since home prices have stabilized based on Case-Shiller, the FHFA (Federal Housing Finance Agency) data, and CoreLogic. As a primer, home prices climbed in the first half of 2022 and peaked in June 2022. Then in the second half of 2022, there were negligible declines in value; however, in Q1 of 2023, there was a stabilization, and we are now rebounding. 

The recent rebound does not mean a trend; however, it does signal home prices were not retracing but recharging. This sentiment is echoed by the current inventory of available homes for sale is at the lowest point seen in years. The absence of housing inventory for sale and supply and demand dynamics should result in stable prices or potential increases.

Second, high prices and interest rates have dissuaded many potential homeowners, leading to fewer buyers. However, this situation presents opportunities for those in the market to purchase a house.

With fewer homebuyers, sellers need more potential purchasers. As a result, they may be more willing to negotiate on price and terms. By acting now, homebuyers could secure a better deal than in a less turbulent housing market.

Making the Decision: To “Marry the House, Date the Rate” or Not?

Ultimately, the decision to adopt the “marry the house, date the rate” strategy rests on various factors unique to each individual’s circumstances. By carefully considering interest rates, market dynamics, and personal financial goals, you can make an informed choice – the Martini Mortgage Group can help. In addition, they will monitor the markets post-closing so that when it is time to “flirt” with a new rate to lower your cost of homeownership, you will be alerted, and you will miss no opportunity.

If you’re ready to embark on your homeownership journey and want to take advantage of potential rate decreases in the future, it may be the right time to “marry the house, date the rate.” Remember that a well-thought-out mortgage application is crucial to securing your situation’s best terms and rates.

For expert mortgage assistance, Martini Mortgage Group is here to help. Contact us today to begin your mortgage application and take a significant step toward owning your dream home.

raleigh mortgage broker logan martini

Filed Under: Home Loan, Home Loan Rates, Home Loans, Home Values, Homebuying Strategies, Housing, Housing Market, Logan Martini, Marry the House, Date the Rate, Mortgage, Raleigh, Raleigh Mortgage, Raleigh Mortgage Rates, Real Estate Tagged With: Buying a Home in North Carolina, Buying a Home in Raleigh, Logan Martini, Marry the House, Marry the House and Date the Rate, Raleigh, Raleigh Mortgage Broker

The S.T.A.N.D. System: Your Ultimate Guide to Winning in the Raleigh Real Estate Market

May 7, 2023 by Kevin Martini

In today’s highly competitive housing market, making your offer stand out is more important than ever. Since this competitive environment in the Raleigh real estate market will remain for quite some time, Raleigh mortgage broker and Certified Mortgage Advisor Kevin Martini created the S.T.A.N.D. system developed to help homebuyers navigate the complex world of homebuying and increase their chances of success. In this blog post, we’ll delve into the S.T.A.N.D. system and how it can benefit you on your journey to homeownership.

Introducing the Martini Mortgage Group S.T.A.N.D. System

The S.T.A.N.D. system is a memorable acronym that breaks down the key steps and strategies for making an offer stand out in a competitive housing market:

  • Secure Mortgage Approval
  • Team Up with a Real Estate Professional
  • Analyze and Strategize
  • Nurture Personal Connections
  • Demonstrate Flexibility and Determination

Secure Mortgage Approval

Before diving into house hunting, it’s crucial to secure mortgage approval. This step will help you determine your budget and the types of homes you can afford and signal to sellers that you’re a serious and financially qualified buyer. Working with the Martini Mortgage Group to secure mortgage approval ensures you have the price and cost clarity necessary to make offers confidently.

Team Up with a Real Estate Professional

Partnering with an experienced real estate agent is invaluable in a competitive housing market. A good agent will have a proven track record in your target market and can provide valuable insights into pricing, offer strategies, and neighborhood trends. Communicate your needs and preferences clearly to your agent and work together to develop a strong offer strategy.

Analyze and Strategize

A well-researched and thought-out strategy can make all the difference in a competitive market. First, analyze comparable sales in the area to determine a fair offer price, and work with your real estate agent to establish an attractive yet reasonable starting offer. Then, be prepared to adjust your offer based on the seller’s response or competing offers. Also, consider using escalation clauses and tactics, and evaluate waiving contingencies only after fully understanding the impact of doing so.

Nurture Personal Connections

Establishing a personal connection with the seller can make your offer more memorable and appealing. Writing a heartfelt letter to the seller can be a game-changer. Share your admiration for the property, highlight the features you love, and describe your vision for living in the home. Establishing an emotional connection with the seller can help them see the value in choosing you as the buyer.

Demonstrate Flexibility and Determination

Being willing to accommodate the seller’s needs and showing your commitment to the purchase can make your offer more appealing. Offer more considerable due diligence and earnest money deposit, be flexible with the closing date, and consider limiting or waiving contingencies when appropriate. Consult your real estate agent and legal advisor before significantly changing the standard contingencies.

martini factor bottom line

The S.T.A.N.D. system developed by the Martini Mortgage Group is a proven way to make your offer stand out in any housing market, especially in a competitive housing market. Be patient, persistent, and positive; you’ll be well on your way to homeownership. For a confidential conversation to gain more insight on how the S.T.A.N.D. system can benefit you and your family, contact Raleigh mortgage broker and Certified Mortgage Advisor Kevin Martini. Kevin can be reached by calling (919) 238-4934.

certified mortgage advisor kevin martini

Filed Under: Homebuying Strategies, Housing Market, Kevin Martini, Martini Factor, Martini Mortgage Podcast, Mortgage, Mortgage Approval, Mortgage Broker, Mortgage Podcast, Offer Strategy, Raleigh, Raleigh Mortgage, Real Estate, Real Estate Podcast, the S.T.A.N.D. system Tagged With: Buying a Home in North Carolina, Buying a Home in Raleigh, Competitive Housing Market, Homebuying Strategies, Housing Market Trends, Kevin Martini, Mortgage Approval, Mortgage Tips, Raleigh, Raleigh Mortgage Broker, Raleigh Real Estate Market, Real Estate

Using the 4 stages of homebuyer demand to your Benefit

February 25, 2023 by Kevin Martini

We are living in an unprecedented time, where the real estate market is experiencing shifts in sentiment among homebuyers and homeowners caused by an information crisis about housing. As a matter of fact, there is an immense demand for housing compared to supply, and this trend is not exclusive to Raleigh, North Carolina. Across the United States, there is a 3.8 to 5 million home shortage, which is not going to be resolved anytime soon.

This shortage is not a new phenomenon and has been a long-term issue that will take years, if not decades, to resolve. However, the shortage has created a unique opportunity for homebuyers to achieve a win-win-win situation. With the right strategy, homebuyers can take advantage of the market’s current stage and secure a sweet deal.

If you’re planning to buy a home in Raleigh, North Carolina, it’s important to understand the stages of buyer demand. These four stages are represented by a four-light stoplight. The red light represents weak buyer demand, orange represents limited buyer demand, light green represents good buyer demand, and the bright green light represents strong buyer demand.

Even though the current stage of buyer demand in Raleigh is in the red and orange zones, meaning there is a low to limited buyer demand due to slightly higher mortgage rates then have been seen in recent years. As a result, this is the perfect time for homebuyers to reduce competition and take advantage of a seller’s willingness to participate, which could make the deal more attractive. This also protects the homebuyer from paying a higher premium for the same home later.

Facts About Mortgage Rates

Mortgage rates live in the bond market and are not controlled by the Federal Reserve or the stock market. The inflation rate is the nemesis to the bond market, as it erodes the return of the bond. When inflation is under control, mortgage rates will drift lower. Currently, mortgage rates are in the high tides, but they are not predicted to reach double digits. Experts and pundits project that mortgage rates may start with a 4 by 2024-2025.

As a Raleigh Mortgage Broker, I know that this is the perfect time to take advantage of a seller-funded buydown. This temporary buydown provides a low rate today that can be refinanced to an even lower rate when mortgage rates fall in the future.

Certified Mortgage Broker and Raleigh Mortgage Broker Kevin Martini

Furthermore, understanding the stages of buyer demand and the unique opportunities they present, along with the current state of mortgage rates, is crucial for homebuyers in Raleigh. By securing a low rate today and taking advantage of the seller’s willingness to participate, homebuyers can protect themselves from paying a higher premium for the same home later, and potentially refinance the home loan to a lower rate once the rate enters the bright green zone.

When considering buying a home, it’s important to remember that real estate is a long-term investment that goes up and makes higher highs over time. Although there may be moments of retracement, this period is just a time where real estate is recharging to make a higher high. North Carolina has experienced an average cumulative appreciation of 59.31% in the last five years and over 291% since 1991.

The pandemic was a once-in-a-generation event that provided unspeakable home loan rates and record-breaking home appreciation. However, this does not mean that homebuyers have missed out on an opportunity to secure a great deal. In fact, Kevin Martini said; “I can tell you that the best time to secure an epic mortgage rate was during the pandemic, but the next best time is right now.“

It’s important to understand that home values will go up over time due to the current shortage of supply and pure demand for housing. Although there may be moments of retracement, overtime real estate makes higher highs.

If you are thinking about buying a home in Raleigh, NC, or anywhere in the US, it is important to be aware of the current real estate market and understand the four stages of buyer demand. This knowledge will help you navigate the market and potentially maximize your advantage as a homebuyer.

Martini Mortgage Podcast, a Mortgage and Real Estate Podcast

In this episode of the Martini Mortgage Podcast, Certified Mortgage Advisor and Raleigh Mortgage Broker Kevin Martini discusses the current state of the real estate market and how homebuyers can use the four stages of buyer demand to their advantage. Martini explains that there is currently a shortage of homes available in the US, which is driving up home values. This shortage is not going to be resolved anytime soon, so it is important to be prepared and understand the market.

Martini explains that the four stages of buyer demand are represented by the colors red, orange, light green, and bright green. The red light represents weak buyer demand, which occurs when the mortgage rate is greater than 7 percent. The orange light represents limited buyer demand, which occurs when the home loan rate is lower than 7 but higher than mid 6’s. The light green color represents good buyer demand, which occurs when the home loan rate is lower than mid 6 percent. Finally, the bright green color represents strong buyer demand, which occurs when fixed mortgage rates start with a 5 or below.

It is important to understand these stages because they can impact the price you pay for a home. For example, in the red and orange stages, there is less competition among homebuyers, which means sellers may be more willing to negotiate and make the deal more attractive for you. In the light green stage, there is good buyer demand, so you may have more competition, but home prices are still reasonable. In the bright green stage, there is strong buyer demand, which means prices may be higher and sellers may have more demands, such as waiving inspections or paying over list.

Martini explains that understanding the four stages of buyer demand can help you time your home purchase to your advantage. For example, if you buy during the red or orange stage, you may be able to get a good deal on a home and lock in a baseline for your home purchase, protecting you from paying a higher premium for that home later. You can then refinance the home loan to a lower rate once the rate enters the bright green zone. By taking advantage of the red and orange stages, you can reduce your competition and potentially save money.

Martini also discusses mortgage rates and inflation, explaining that mortgage rates live in the bond market and are not controlled by the Federal Reserve or the stock market. The nemesis to a bond is inflation, which can erode the return of a bond and increase its yield to attract more buyers. Higher yield means higher mortgage rates. When inflation is tamed, mortgage rates will drift lower.

Martini’s insights can be particularly valuable to those interested in buying a home in Raleigh, NC. According to a recent report by Zillow, Raleigh’s housing market is currently considered “very hot,” with home values increasing by 10.8% over the past year. The median home value in Raleigh is currently $323,312, and Zillow predicts that home values will continue to increase by 11.5% over the next year.

If you are considering buying a home in Raleigh, NC or anywhere else in the country, it’s important to work with a knowledgeable and experienced mortgage broker who can help guide you through the process. The Martini Mortgage Group at Gold Star Mortgage Financial Group is a team of mortgage strategists who are dedicated to helping families achieve their dreams of homeownership.

One of the biggest advantages of working with a mortgage strategist with the Martini Mortgage Group is that they can help you navigate the complex mortgage process, including helping you understand your options and choose the right mortgage for your needs. They can also help you determine how much you can afford to spend on a home, which is critical in a tight housing market where prices are high and competition is fierce.

In addition to helping you with the mortgage process, the Martini Mortgage Group also provides the families they serve with valuable advice on the local real estate market, including insights on housing trends and the best areas to buy a home. This can be especially important in Raleigh, which is known for its strong real estate market and high demand for housing.

One of the best ways to get started with buying a home in Raleigh is to work with a mortgage strategist with the Martini Mortgage Group since they specializes in the area. They can help you understand the unique opportunities and challenges of the local market, as well as help you find the right home and mortgage for your needs.

At the end of the day, buying a home is a major investment that requires careful planning and consideration. By understanding the 4 stages of buyer demand and working with a knowledgeable mortgage broker, you can maximize your chances of getting a great deal on a home that you will love for years to come.

In conclusion, the current real estate market is characterized by high demand and limited supply, which has led to rising home prices and increased competition among buyers. However, by understanding the 4 stages of buyer demand and working with a knowledgeable mortgage strategist with the Martini Mortgage Group, you can take advantage of the unique opportunities of the market and find the right home at the right price with the right mortgage strategy.

Filed Under: 4 Stages of Buyer Demand, Buy a Home, buydown, Buydowns, Fannie Mae, Federal Reserve, Home Loan Rates, Home Loans, Home Values, Housing Market, Inflation, Kevin Martini, Martini Mortgage Podcast, Mortgage, Mortgage Podcast, Mortgage Rates, Raleigh, Real Estate, Real Estate Podcast, Recession, Wake County Tagged With: 4 stagers of buyer demand, Buydown, Buying a Home in North Carolina, Buying a Home in Raleigh, Kevin Martini, Mortgage Tips, North Carolina, Raleigh, Raleigh Mortgage Broker, Raleigh Mortgage Lender, Real Estate

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