Bryan Gobar - Agent Referral Network

10/19/2026

What letter are you? I am D

10/19/2026

7.40% gets the headlines. But it's not always the whole financing story — especially with new construction.

$400K at 7.40%: P&I ≈ $2,770/mo.

2-1 buydown: -2 pts year one, -1 year two, usually seller/builder funded.

Yr 1 at 5.40%: ≈ $2,246/mo — ~$523/mo less, ~$6,300 over year one.

Three things I tell buyers:
1. The advertised rate and YOUR rate differ.
2. Run the complete payment before ruling a home in or out. Rate structure, seller/builder credits and financing strategy can materially change the first couple years of payments.
3. Buydowns are temporary. Know what year three looks like.

Today's rates make it even more important to understand the complete financing picture — not just the headline rate.

(Payment examples are principal and interest only and exclude property taxes, homeowners insurance, mortgage insurance and HOA fees, if applicable. Illustrative $400K/30-yr; varies by credit, down payment, loan type. Freddie Mac PMMS 7.40%, week ending 10/8/26. Checked 10/14/26.)

10/14/2026

October is giving Twin Cities buyers something they haven't had much of lately: more leverage.

Redfin named Minneapolis one of 15 U.S. cities where October is prime dealmaking season — discounts and seller concessions peak this month.

The local numbers back it up (September):
• Active listings up 31% year over year
• 23% of listings cut their price — up from 19% a year ago
• Metro sellers accepting 98.2% of list, down from last year
• Homes averaging 45 days on market

With more homes to choose from and softer pending-sales activity, buyers have more room to be selective — and in some situations, negotiate.

Not a crash. Median prices are still up slightly. This is a rebalancing — and rebalancings reward buyers who come prepared: pre-approved, patient, and willing to ask.

Leverage only works if you use it.

(Sources: Redfin Oct 2026; realtor.com Sept 2026; SPAAR/MN Realtors Sept 2026; HomesMSP 10/9/26. Checked 10/14/26.)

10/11/2026

If you were building new somewhere in the northwest metro — Otsego, St. Michael, Rogers, Monticello, Elk River — what would matter most to you?

The lot? The floor plan? Schools, price, the commute?

Everyone has a different non-negotiable. Some people pick the community first and the house second. Others fall for a floor plan and make the location work.

What's yours?

10/10/2026

Thinking about touring new construction this weekend? There are a couple of incentives worth knowing about before you go.

Two end SUNDAY (10/11):

M/I "Game Time" — NW metro quick move-ins:
- 2-1 buydown (30-yr FHA): 3.25% yr 1, 4.25% yr 2, then 5.25% — payment starts low, steps up
- Or 5.25% fixed 30 yrs + up to $5K closing costs
- From scratch: $15K flex cash for buydown, closing costs, or options
Needs M/I Financial; contracts by 10/11, close by 12/31.

Lennar Fall Super Sale — sign by 10/11, close by 11/30:
- 4.5% fixed 5 yrs (FHA 5/1 ARM), then adjusts
- Requires Lennar Mortgage; 3.5% down, 680 credit, owner-occupant
- 202 move-in-ready homes; Gonz Lake St. Michael from $336,990

M/I's 2-1 subsidy ends after year two; payments then use the 5.25% note rate. Lennar's ARM adjusts after its 5-year fixed period. Both financing offers require the builder's affiliated lender — compare the full terms, not just the rate.

(Checked 10/9/26 — verify before visiting.)

10/08/2026

If you've been watching new construction in the northwest metro, this fall looks different — more buyer opportunity through price adjustments and builder incentives at select NW Metro communities.

Current listings (Oct 8, 2026):

- Boulder Pass (M/I Homes, Otsego) — price cuts on quick move-in homes
- Castella Meadows (Lennar, Otsego) — from $343,990, recently reduced
- Riverview Preserve (M/I Homes, St. Michael) — from $414,990
- Meadowbrook (JP Brooks, Monticello) — flex cash via preferred lender for rate buydowns/closing costs

With rates where they are, buydowns and closing-cost help can make a real difference.

One thing to know: incentives vary by community, home, timeline, and financing — compare the complete offer, not just the headline.

Considering a build? Have the incentive conversation *before* touring a model home.

Toured any of these lately? Curious what you're seeing.

*(Pricing/incentives as of Oct 8, 2026 — verify with the builder.)*

07/31/2026

Is this a ❤️ or 🤙

07/31/2026