Mike Conn at NEO Home Loans

09/18/2026

September is kind of the quiet part of home buying that nobody talks about.

You’re not necessarily touring houses yet. Maybe you’re not even sure you’ll buy this winter or spring. But the next few months can quietly change the numbers through holiday spending, travel, new debt, savings withdrawals… normal life, basically.

That doesn’t mean you need to put yourself on some miserable “future homeowner budget.”

I’d just want you to know what matters before the spending happens.

How much cash would you ideally keep after closing? What monthly payment actually feels comfortable? Are there balances you’d rather clean up first? And if the right house showed up sooner than expected, would you feel prepared or scrambled?

Those are much better conversations to have in September than after you’ve already fallen in love with a house.

Buying may be months away. The planning doesn’t have to be.

09/16/2026

Closing photos are the fun part. obviously.

But most of my job happens way before somebody’s holding keys.

It’s the call where we realize the house they love has higher taxes than the last one. The “okay but how much money do you want left in savings after this?” conversation.

Running numbers one more time before an offer because the payment needs to work in real life, not just on a pre-approval letter.

And sometimes it’s saying, yeah, I wouldn’t stretch for this one either.

Especially heading into fall, when buyers may have a little more room to slow down and look at the whole deal, I’d much rather help someone make a decision they understand than get overly focused on simply getting them to closing.

Because getting the keys matters.

Feeling good about the decision six months later matters too.

Save this if you’re thinking about buying this fall. There are a few conversations worth having before you fall in love with the house. 🤍

09/14/2026

Fall can be a really interesting time to buy because once summer slows down, some sellers get a little more flexible, especially if their home has been sitting.

And if a seller says they’ll give you $10,000, most people immediately think: “Great, take it off the price.”

But that may not be where it helps you most.

Depending on the loan, that money could potentially go toward:

- A permanent rate buydown
- Closing costs
- Or a mix of both

And sometimes that can have a bigger impact on your monthly payment or cash needed at closing than simply lowering the price.

There’s no one right answer here. But if you find a home this fall where the seller is willing to negotiate, run the options before deciding where those dollars should go.

Sometimes the best deal isn’t just getting money from the seller - it’s knowing how to use it.

09/11/2026

Friday question for Realtors:

When a listing is sitting longer than expected, how often does your mortgage partner bring financing strategy into the conversation?

🔘 Almost every time
🔘 Only when I ask
🔘 Occasionally
🔘 Never

Sometimes the conversation around a listing is focused almost entirely on price.

But depending on the property, seller goals, buyer profile, and available financing options, there may be other ways to think about affordability.

Forward commitments, temporary or permanent rate buydowns, and seller-funded financing strategies can sometimes create a different conversation around the same home.

That doesn’t mean every listing needs a financing strategy, but it does mean (to me anyways) a true mortgage partner should be willing to look at the listing with you and ask:

🎯 “What else could help a qualified buyer understand the opportunity here?”

That’s a different relationship than simply waiting for the next preapproval.

If you have buyers or sellers that you will show this weekend and want a second opinion just shoot me a message and I’ll be happy to help!

09/09/2026

You bought your home a few years ago and locked in a 3% mortgage.

Every time someone mentions refinancing, your first thought is probably:

“Why would I ever touch that?”

Fair question.

But life kept moving.

Maybe there were repairs. Higher everyday expenses. A few things went on credit cards with plans to pay them off quickly.

Then one balance became two.

Now you look up and there’s $50,000 in credit-card debt sitting next to that 3% mortgage.

That’s where the conversation changes.

I wouldn’t start by asking, “Should we refinance?”

I’d start with, “What is all of this debt doing to your monthly life?”

How much is going toward the cards each month? How much equity do you have? How long do you expect to stay in the home? And would changing anything actually improve your cash flow after considering the costs and trade-offs?

Sometimes the best answer may be to leave that 3% mortgage alone.

Sometimes another use of home equity may be worth exploring.

The point is, a low mortgage rate can be valuable, but it shouldn’t be the only number you look at.

The better question is whether your overall financial picture still works for the life you’re living now.

09/07/2026

Labor Day is supposed to celebrate work… but what is all that work building for you?

Meaning, how could we better leverage every earned dollar where if used strategically… could actually replace the earned income required today?

For some, buying a primary residence is where roots are settled and equity is grown.

For our clients, we teach them how to leverage their appreciating asset for additional cashflow, tax advantages, and as a hedge against rising inflation.

Your paycheck is more than income. It’s one of the resources you have to build the life and financial future you want.

And sometimes the opportunity isn’t earning more.

It’s making a better decision with what you’ve already built by choosing the right advisor to help guide the way.

09/04/2026

When buyers compare mortgage options, the conversation usually starts with the rate. It shouldn’t end there.

Even a seemingly small difference can affect monthly principal and interest and the total interest paid over time. That’s why I like to look at the full home loan strategy, not just one number on a quote.

The right question is not simply, “What rate can I get?” It’s also, “How does this option fit my cash flow, timeline, and plans for the home?”

Every situation is different. If you’re trying to make sense of your options, I’m happy to help you look at the numbers and understand the trade-offs before you decide.

09/04/2026

5.0 star review received on Experience.com for Mike Conn by Christopher W - Easiest mortgage experience we have ever had.

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09/02/2026

September is a good time for a debt strategy conversation because holiday spending has not fully arrived yet.

I see this come up with homeowners who have built equity but are also carrying credit card debt, home repair expenses, medical bills, or back-to-school costs.

Their current lender may suggest a cash-out refinance.

That can be a valid option in the right situation… But if that lender doesn’t offer a HELOC or home equity loan, the recommendation may be limited to the products they have available.

That’s why the comparison matters.

Here’s the key difference: A cash-out refinance will replace the entire first mortgage (and that rate). A HELOC or home equity loan on the other hand… allow an access to equity while keeping the current first mortgage in place (save the low rate).

Neither option is automatically better.

The right strategy depends on your current mortgage, debt amount, monthly cash flow, loan costs, repayment plan, and long-term goals.

So, before you are lead to believe your only option is the one your current lender offers, it may be worth having a strategy conversation.

📲 DMs are always open.

09/01/2026

5.0 star review received on Experience.com for Mike Conn by Lana W - Mike Conn and his team are Angels! Thanks for helping us get our little piece of heaven!!

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