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Can One Loan Cover Your Land, Construction and Permanent Mortgage?

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For many Oklahoma buyers, building a custom home feels more complicated than purchasing an existing property—especially when the financing appears to require three separate steps. A Single Loan Close construction mortgage may provide a more streamlined path. Depending on the program and project, one loan can potentially cover the land, eligible construction costs and permanent financing after the home is completed. How does it work? The loan is closed before construction begins. During the building phase, funds are released through a controlled draw process as documented work is completed. The borrower generally pays interest based on the amount that has actually been disbursed, rather than the entire construction budget from the first day. After the home is completed and the required inspections and documentation are accepted, the loan converts to its permanent phase. What costs may be included? Depending on eligibility, the project budget may include: Land or lot acquisition Construc...
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Can Income From a Second Job Help You Qualify for a Mortgage?

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Many Oklahoma households rely on income from more than one job. When someone begins preparing to purchase a home, a natural question is whether the lender can count both sources. The answer is sometimes—but the income history matters. Why isn’t the current paycheck enough? Mortgage underwriting is designed to evaluate whether qualifying income is stable and reasonably likely to continue. A borrower may currently be earning substantial income from a second job, but the lender still needs to determine whether that arrangement has an established history. A recent increase in hours or a brand-new second position may not yet demonstrate a sustainable pattern. How much history is needed? Requirements vary by loan program and income type. For Fannie Mae conventional financing, a two-year history for each employment-income source is recommended. In some cases, a history of at least 12 months may be acceptable when positive factors support the income’s stability. The lender may review: Start da...
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A New Mortgage Option for Oklahoma Nurse Practitioners

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Specialized medical-professional mortgages are not limited to physicians. Qualifying nurse practitioners who hold a Master of Science in Nursing or Doctor of Nursing Practice degree may now be eligible for Waterstone Mortgage’s Medical Professional Program. For Oklahoma NPs managing student debt, relocation or the transition into a new position, this expansion could create an additional home-financing path. What features may be available? Depending on the borrower and transaction, the program may offer: Up to 100% financing on qualifying loan amounts No monthly mortgage insurance Potentially favorable treatment of certain student-loan obligations Employment-start flexibility for some eligible borrowers Options for certain newly hired 1099 medical professionals Purchase and refinance financing These are potential program features—not guarantees. The borrower, property and complete loan structure must satisfy current underwriting requirements. Why does mortgage insurance matter? Many low...
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Location: Tulsa, OK, USA
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Is There Really a “Best Week” to Buy a Home?

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A national seasonal analysis has identified September 27 through October 3 as a potentially favorable buying week in 2026. The forecast considers historical patterns involving inventory, listing prices and buyer competition. It may be encouraging for people who stepped away from the market during the busier summer months. However, buyers should interpret the headline carefully. National trends do not guarantee local results A national forecast cannot predict the conditions surrounding a specific house in Tulsa, Oklahoma City or a rural Oklahoma community. Some sellers may reduce prices after their homes have been listed for several weeks. Other properties—especially well-maintained homes in desirable locations—may still receive quick offers. The analysis identifies a potentially useful window, not a nationwide sale. Why fall can benefit buyers As summer activity slows, buyers may encounter: More time to evaluate certain properties Fewer competing offers Sellers who are more open to neg...
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Location: Tulsa, OK, USA
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The Fed Raised Rates: What Does That Mean for Your Mortgage?

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On September 16, 2026, the Federal Reserve increased its federal-funds target by 0.25 percentage point to 3.75%–4.00%. Whenever this happens, one question immediately follows: “Did mortgage rates just increase by 0.25% too?” The answer is no—not automatically. The Fed does not directly set mortgage rates The federal-funds rate is a short-term rate affecting how banks lend money to one another. It can influence credit cards, home-equity lines of credit and other variable-rate products relatively quickly. Fixed mortgage rates behave differently. They are influenced more directly by the bond market, including mortgage-backed securities and Treasury yields. Investors consider inflation, employment, economic growth and expectations about future Federal Reserve policy. As a result, mortgage rates can move before the Fed meets because financial markets have already anticipated the decision. They can also move in a different direction after the announcement based on what the Fed says about inf...
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Location: Tulsa, OK, USA
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Investor Edge 90: 10% Down Investment Property Loans

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  Qualified real estate investors looking for an investment property loan in Oklahoma may be able to purchase with as little as 10% down through Investor Edge 90. The program is designed to help investors expand their portfolios while preserving more of their available capital for reserves, property improvements, and future opportunities. Can you buy an investment property with 10% down? Investor Edge 90 offers up to 90% loan-to-value financing on eligible investment properties. This means qualified borrowers may be able to purchase with a down payment as low as 10%. Program highlights include: Loan amounts up to $1.5 million No mortgage insurance Potential eligibility for investors with up to 50 financed properties Interest-only options for eligible borrowers Up to 85% loan-to-value financing for two- to four-unit properties Eligibility and the required down payment depend on the complete loan application, property, loan amount, and current program guidelines. Why might a lower do...
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Location: Tulsa, OK, USA
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Mortgage Monday - Mortgage Rates Approach 7% Ahead of Fed Meeting

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  Mortgage rates took a meaningful step higher last week, and this week may be even more consequential. The combination of rising oil prices, persistent inflation and changing expectations for Federal Reserve policy pushed Treasury yields sharply higher. The 10-year Treasury finished last week near 5%, and mortgage pricing deteriorated along with it. For Tulsa-area buyers and Realtors, the important question is not simply, “What are rates today?” It is: Why did rates move, what could happen next, and what can we actually control? Mortgage Rates Moved Higher—Fast Freddie Mac reported that its national average 30-year fixed mortgage rate increased to 6.76% on September 10 , up from 6.71% the previous week. GlobeNewswire But Freddie Mac’s weekly survey does not fully capture what happened later in the week. Mortgage News Daily’s more immediate daily index finished Friday around 7.12% , after rates rose almost one-quarter of a percentage point during the week. Monday morning’s bond mar...
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Location: Tulsa, OK, USA
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