Inside Georgia Real Estate: What's Really Happening with Home Financing in 2026

Host Deborah Morton of Inside Georgia Real Estate and managing partner of The Agency Atlanta sits down with returning guest Martine Nedou of Acclara Lending, powered by Barrett Financial, to break down what buyers are really facing in today's mortgage market. From rate locks to seller concessions to hidden closing costs, this episode pulls back the curtain on the financing side of buying a home.What You'll LearnWhy mortgage rates bouncing between six and seven percent is creating shock for pre-qualified buyers, and how it's fueling a rise in contract terminations (roughly one in three in 2026)The real difference between what you think you can afford and what the numbers actually show once taxes, insurance, and HOA fees enter the pictureHow rate locks work, when to lock (usually within 30 days of closing), and why locking protects you from rising ratesThe broker advantage: how working with a broker means you can switch wholesale lenders to capture a lower rate if the market shiftsWhy shopping endlessly during your contingency period can waste time and delay your closingHow seller concessions and rate buydowns work, and how to calculate whether a buydown is actually worth the costMyth busting: you do not need 20 percent down, but putting more down eliminates private mortgage insurance (PMI)Creative financing solutions, including gift funds, seasoning requirements, and using home equity to help family members buyA full breakdown of closing costs: origination fees, appraisal fees, attorney costs, title insurance (lender vs. optional owner's), taxes, and insuranceWhy the day of the month you close affects your cash to closeHow your lender and agent working as a team creates the most affordable package for youKey TakeawaysRate is not everything. Fees, buydown value, and refinance plans all matter when comparing lenders.Communication between your lender, agent, and attorney can save a deal when surprises surface during underwriting.Talk to a lender up front so you know your true budget, monthly payment, and cash needs before you shop.Notable Quotes"Money sitting is money losing." Martine Nedou"If you're just shopping on rate alone, you're missing out on the nuance of what happens behind the scenes." Deborah MortonConnectReach Martine Nedou: [email protected] Deborah through InsideGeorgiaRealEstate.comFollow the show on Spotify, Apple, and YouTubeDeborah Morton and Martine Nedou are not tax or legal professionals. Always consult a qualified tax advisor or attorney for guidance on your specific situation.