“Reading the Rate Signals: Timing Smart Moves for Buyers and Homeowners”

Are you wanting to buy a home or refinance but the rapidly changing economy is making you unsure about the right timing? Market historian and financial advisor, Mark Ruleman, and mortgage expert Jo Garner, look at the forecast for the economy and mortgage rates. Hear stories of others and what they are doing to take advantage of this market.

Host: #JoGarner #MortgageExpert 901 482-0354

Co-Host: #MarkRuleman #financialadvisor Ruleman Asset Management & Planning 901 488-8228

Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes at www.JoGarner.com #mortgagerates #memphismortgage #economicforecasts #realestatemarket #homebuyer #realtor

Co-host: #MarkRuleman #FinancialAdvisor Ruleman Asset Management & Planning 901 488-8228

LET’S GET STARTED…(Jo) (Good morning, Memphis! Welcome to our internet listeners and podcast listeners across the 50 states! . You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator. You can connect with me at www.JoGarner.com. Our topic today March 10^th, 2026 is “Reading the Rate Signals: Timing Smart Moves for Buyers and Homeowners.” Thank you to real estate attorneys Shelley Rothman and Rob Draughon of Griffin, Clift, Everton and Maschmeyer Law Firm for sponsoring this episode of Real Estate Mortgage Shoppe. For the title work and closing on your home purchase or refinance, contact Rob and Shelley at 901 752-1133.

Introducing Mark Ruleman of Ruleman Asset Management and Planning

Mark Ruleman, financial advisor and owner of Ruleman Asset Management and Planning, you known in our circle as The Great Communicator. When it comes to the economy, I think of you as the “man who sees around corners’” (Mark Ruleman has about 1.5 Minutes introducing himself and talking about the services he offers)

(Jo) Don’t put off to tomorrow what you can do today. Timing right now can be perfect for some and not-so-perfect for others.

HOW IS YOUR TIMING ON THESE FACTORS?

Do you WANT to buy a house? Are you tired of wasting money on rent? Are you ready for the money you spend each month to help you build your OWN wealth? Do you need more living space?
What is the maximum house payment that you can COMFORTABLY afford on a house payment? Can you restructure some debt to make more breathing room with the house payment?
How much will you keep in your emergency fund after paying money for closing when you buy your home? There are plenty of financial advisors online and in books who suggest that you keep enough in an emergency fund to cover 3 – 6 months of living expenses or more.
How does your credit look? The higher your credit score, the better terms you can get on a mortgage. There are some three things you can do to boost your credit scores. Call me and we can go over ways to get your credit scores higher.

HARRY AND HETTI -A LITTLE SIBLING RIVALRY

Friends from that knew Harry and his younger sister Hetti, knew they were loyal to each other. But, given the opportunity, they engaged in sibling rivalry, who could one up the other one. He finally bought a house for $300,000 in October 2023. He used some savings and borrowed against his 401k and put down 20% for a loan amount of $240,000 with a principal and interest payment of about $1,800/month on a 30-year loan with the going mortgage rate at that time of a little over 8 percent. Harry had some bragging rights. He was now a homeowner and part of his monthly payment was going toward paying down the balance on his mortgage. And, the price of his home was slowly starting to go up. No more paying his landlord’s mortgage.

Hetti bought a similar house in the same neighborhood. But the prices on those homes had appreciated. For the same type house Hetti paid $324,400 ). Hetti also borrowed against her 401K retirement fund and used some funds saved from working a second job. Hetti also put 20% as a down payment. Mortgage rates had dropped 2 whole points since her brother bought his house. Bragging rights for Hetti on the getting the lower rate. But, because she waited 2 years longer to buy her home, she a price $20k more than Harry.

Harry: Big win because he bought his home 2 years earlier and had started gradually paying his mortgage balance down. He paid $300k for his house —almost $20K LESS than Hetti paid for the same type house.

Big win for Hettie—she bought her home as soon as she could afford it. Biggest win for Hettie: Since mortgage rates had dropped 2 whole points since her brother bought his house, she paid a rate 2 points lower so she paid a principal and interest payment $200 per month LESS than Harry was paying.

Harry could win points back in the game of sibling rivalry if he would refinance to get his rate 2 points lower. Both Harry and Hettie win because they each bought a house they liked and could afford. They were positioned to live in the house and wait for their houses to go up in value OVER TIME.

What do YOU want to accomplish with YOUR mortgage? I can help you find the right mortgage for your home purchase or refinance. We can make the process EASY. Connect with me

(Jo) Mark Ruleman of Ruleman Asset Management and Planning, please share some of your insights and predictions to where our economy is going, especially as it concerns mortgage rates. We have 3 or 4 minutes before we go to break. What are your observations on this topic today for us in the Mid South? (Mark has about 3-4 minutes before break to start sharing some of his topics)

OUTRO: You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator. What do YOU want to accomplish with YOUR mortgage? I can make the mortgage process EASY for you with the right mortgage. Connect with me at JoGarner.com When we come back, we will be hearing more from Mark Ruleman of Ruleman Asset Management and Planning. See you back in just a moment.

2nd segment is after first break 8 minutes 50 seconds

( Waaka Waaka song in background ) COMIC QUERIES (you probably already know the answer, but we will ask anyway

What does this little limerick describe?

Riddle:

There once was a place warm and bright,
Where you hang up your hat every night.
Live in it, rent to someone a room,
Watch its value just bloom—
And one day it may fund your next flight.

ANSWER THE HOME YOU OWN

Today on Real Estate Mortgage Shoppe we are talking “Reading the Rate Signals: Timing Smart Moves for Buyers and Homeowners”

I’m your host, Jo Garner, Mortgage Loan Originator . For your home purchase or a mortgage refinance you can brag about,. We can find the right mortgage product and make the mortgage process EASY on a traditional mortgage, on special programs and outside-of-the-box mortgage programs too. Connect with me at JoGarner.com

Mark Ruleman of Ruleman Asset Management and Planning 901 488-8228

____________________________________________________________

TOPICS COVERED BY MARK RULEMAN OF RULEMAN ASSET AND PLANNING

Let’s talk about the Economy

Mark, someone told me that you can see into the future better by knowing the past. You are known in our circle as the Great Communicator—the man who can see around corners. Let’s go back briefly through a little history of where we have been with our US economy and what it shows us about where we are going?

How do your predictions affect mortgage rates over the next year? The next 6 years?

If these predictions play out as you say, what is your advice to someone who want to buy a home?

If these predications are true, how does this affect someone planning to refinance?

Over the next year to six years, what are your predictions for the stock market and bond market?

What do your predictions mean to someone about to retire in the next 5 years?

For someone over 62 years old, what are your thoughts about the use of a reverse mortgage?

_____________________________________

3^RD SEGMENT 12 minutes

( Brighter Tomorrows Song playing in background)

For Did You Know today…(see if you can guess the answer before we do)
Question: Who is this Memphis real estate investor and developer?
This man and his company created revival of the downtown Memphis riverfront area was heavily aided by a “counter-cyclical” strategy, where he invested in declining, low-cost assets just before a market turnaround, coupled with strategic use of public-private incentives. He also partnered with Jack Belz.
His projects thrived by creating value in neglected areas before they were considered prime, effectively riding the wave of the subsequent 1990s and 2000s revitalization boom.

Answer: Henry Turley (Company)

Today on Real Estate Mortgage Shoppe we are talking about “Reading the Rate Signals: Timing Smart Moves for Buyers and Homeowners”

Mark Ruleman of Ruleman Asset Management and Planning 901 488-8228

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

Getting the Timing Right on Your Real Estate Moves

As you have said before, Mark Ruleman, uncertainty in geopolitics, the job market and beyond causes volatility in the financial markets.

Here are what some of agencies are predicting back in January for the rest of this year 2026.

Fannie Mae: Predicts rates will hover around 6% for most of 2026 and 2027.
Mortgage Bankers Association (MBA): Forecasts a 30-year fixed rate of 6.1% to 6.2% in 2026.
Redfin: Projects an average of 6.3% in 2026 due to a weaker labor market prompting Fed rate cuts.
Freddie Mac: Projects rates to settle below 6%.

The opinions vary. Mortgage rates are tied closely to the yield on the 10-year US treasury bond. Since the 10-yr Treasury bond tends to move up as inflation moves up, your mortgage rate tend to go up when inflation goes up. . It tends to be pushed down when job numbers are not good. Mortgage rates ALSO move down when bonds are selling like hot cakes.

The White House has directed Fannie Mae and Freddie Mac to use roughly $200 billion in accumulated capital reserves to purchase these mortgage-backed securities (MBS). The directive aims to reduce mortgage rates, improve housing affordability, and increase market liquidity.

From the mortgage desk, I am seeing a game of tug-of-war pushing up and pulling down mortgage rates in 2026. Mark, you have a good case for why aspiring homebuyers or people waiting to refinance need to go ahead and make the move today if it financially makes sense for them to make the move today. Like the story of Harry and Hettie earlier in the show, based on a normal pattern of home appreciation, it pays to buy a home as soon as you can afford it and not wait for rates to hit bottom.

How to Know the Right Time for You (No Matter Which Way Rates Go)

Don’t put off until tomorrow what you can do today. 30-year mortgage rates dipped below 6% last week, but started ticking up due to rising oil prices and the conflict in Iran. Do homebuyers or homeowners refinancing need to move forward or fall back and wait?

Do you want to buy a home?

If you wait for lower rates, you compete with more buyers and home prices are predicted to increase. Realtor.com quoted an expert this week saying, “If you find the right home and can afford the monthly payments, you should take the opportunity in front of you

Refinancing?

Are you just wanting to lower your rate and mortgage payment? Explore a refinance when rates drop one point lower than what you have now. But, if you are doing a debt consolidation, its all about how much interest you save by replacing the high interest debt with your cash out mortgage refinance. I can help you with that.

Are you waiting to come into a large sum of money before you buy or refinance. Maybe you will get a lump sum on retirement someday soon. Perhaps you will inherit a large amount of money. You may have a reason for not wanting to sell your current home until after you buy another one.

Call me today and let’s talk about a way for you to go ahead today and buy the home you want or refinance. When the lump sum comes or when you later sell your other home, there is a tool you can use to lower your payment permanently when you prepay the principal down on your mortgage.

Others who made their own best timing with their real estate moves

Jay-Ray

Dream: Tired of wasting money on rent. Wants to buy his first home.

Challenge: Mortgage rates are making the payment too high to afford the house he wants.

Solution: Special mortgage program for veterans and first-responders with ULTRA low interest rate.

Darrel Daeson

Dream: Build net worth and an abundant passive income so he can live the life he wants.

Challenge: Traditional mortgages too restrictive and take too much time

Solution: Special in-house investment mortgage programs to buy rental properties

The Caldwells

Dream: They wanted to spend 3- 4 months a year making memories with their grandchildren

Challenge: They lived 1,000 miles away in a community they loved. Not enough money or income to buy 2^nd home.

Solution: Reverse mortgage on their primary residence gave them enough funds up front & enough monthly income to buy a vacation home near their grandchildren

MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, LET’S DO IT TODAY. I can make the mortgage process easy. Connect with me at www.JoGarner.com You can email me at Jo@JoGarner.com or call me at (901) 482-0354

4^th Segment 8 minutes and 50 seconds

(THE SONG UpBeat Inspirations PLAYING IN BACKGROUND ) INSIGHTS & INSPIRATIONS

The story of a great leader who rose to power through the philosophy of rigorous preparation over “perfect” timing. He famously said, “ I will prepare and someday my chance will come.”

This man was born into poverty, had less than a year of formal schooling. He prepared for his future by teaching himself law and surveying while working manual labor jobs.

When this man entered politics it did not seem to him to be the best of timing because lost multiple bids for the U.S. Senate (in 1855 and 1858) and suffered several business failures. Rather than viewing these as signs of “bad timing,” Abraham Lincoln saw it as good timing because these hurdles further prepared him for the moment he was finally elected President in 1860. Abraham Lincoln is known as one of the greatest Presidents of the United States. He did not sit on the sidelines waiting for the “right time.” He moved forward and kept working to get closer to his goal until the day came when his dream came true.

Do you want to buy a house but you aren’t sure of the timing. Can you afford the home you want? If not, can you afford a smaller starter home? Getting started is more important that hanging back waiting on the “perfect timing.” What do you want to accomplish with your mortgage? I can help you with tools and special mortgage programs to get you quicker to the life you want.

Call or text me today at 901 482-0354. I can assist you to pushing through to your win with your mortgage www.JoGarner.com

Today on Real Estate Mortgage Shoppe we are talking about “Reading the Rate Signals: Timing Smart Moves for Buyers and Homeowners”

Mark Ruleman of Ruleman Asset Management and Planning 901 488-8228

REAL ESTATE TIP OF THE WEEK

MARK RULEMAN GIVES HIS TIP: If you are close to retiring, everything that worked for you in the accumulation stage, these same methods work against you during the distribution stage. Get with a qualified financial advisor to help you retire well and stay retired.

Jo Garner’s tip :

What are “outside-of-the-box” loans? Here are a couple of examples: If you have NO verifiable income but your have a million dollars in marketable assets like stocks and bonds, you can get a mortgage loan to purchase a home or refinance using an Asset Depletion loan program.

Ask me how this can be the key to getting the right mortgage and terms to help you get quicker to the life you want. www.JoGarner.com

ANNOUNCEMENTS:

Talk Shoppe equips with education, engages by offering connection opportunities between business people and empowers businesses in a supportive community. Talk Shoppe meets every Wednesday 9A-10A CT at Independent Planning Group’s conference room 110 at Clark Tower 5100 Poplar Ave 1^st floor Memphis, TN

(Thank you Ben Hunter 901 660-2912 outstanding Financial Professional at Independent Planning Group for being Talk Shoppe’s location sponsor)

Talk Shoppe on Wednesday March 18, 2026 9AM CT Come out to network with other businesses and get some helpful info from Lynn Doyle, MS CDP Crestwyn Behavioral Health presenting the topic “Stress Is Inevitable, Suffering Doesn’t Have to Be.”

This is a Health Talk powered by Mary Lou Nowak of Resource4Care.com and Tim Flesner and Genell Holloway Parks of Mid-South Home Helpers; (Helping your loved one stay and Hosted by Talk Shoppe

Thank you to Troy and Lynn McDonald of Erin McDonald Insurance Agency for your contributions to our real estate and business community. Call Lynn McDonald for a quote on your home and auto and umbrella insurance. You are in good hands with Lynn. 901 849-7101

MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, DO IT TODAY.

Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes at www.JoGarner.com

SPECIAL NOTE: REAL ESTATE MORTGAGE SHOPPE DOES NOT ENDORSE 100% OF THE CONTENT ON THIS EPISODE. REAL ESTATE MORTGAGE SHOPPE RECOMMENDS THAT YOU CONSULT WITH A FINANCIAL, LEGAL OR OTHER CERTIFIED, LICENSED PROFESSIONAL BEFORE ACTING OR INVESTING ON ANYTHING YOU HEAR OR SEE FROM THE CONTENT ON THIS SHOW OR BLOG POSTS. THE INFORMATION WE SHARE ON REAL ESTATE MORTGAGE SHOPPE IS GENERAL IN NATURE MEANT FOR GENERAL EDUCATIONAL PURPOSES ONLY, AND NOT AN OFFER TO LEND. EXAMPLES GIVEN FOR ILLUSTRATION PURPOSES ON REAL ESTATE MORTGAGE SHOPPE AND MOST ARE BASED ON TRUE STORIES BUT WE USE FICTIONAL CHARACTERS AND DO NOT DIRECTLY REFLECT REAL PEOPLE OR EXACT DETAILS IN ANY OF THE SITUATIONS. JO GARNER IS A LICENSED MORTGAGE LOAN ORIGINATOR. (EQUAL HOUSING OPPORTUNITY)

QUOTE CORNER: Martha Beck “Everyday brings new choices. “
“Creditors have better memories than debtors” anonymous

ACKNOWLEDGMENTS AND CREDITS

REJOINDERS:

Brandi Spicer Howling Wolf Bookkeeping 901 593-9369
Leah Anne Morse of All Things New Moving and Organizing Co. (901) 488-9733
Taylor Morse of Cartridge World of Collierville 901 cw803@cartridgeworldusa.com

Transitional Music: First Segment “WAAKA WAAKA” (PD) for Comic Queries; “Brighter Tomorrows” by Stocktunes for Did You Know segment; “Upbeat Inspiration” by Ikoliksaj for Insights and Inspiration segment.

INTRO AND OUTRO THEME MUSIC “Country Roads” by Sergie Pavkin

PICK UP YOUR COPY OF “CHOOSING THE BEST MORTGAGE-THE QUICKEST WAY TO THE LIFE YOU WANT” by: JO GARNER

An essential guide for real estate professionals and their customers.

On Amazon and Barnes and Noble

ABOUT MARK RULEMAN, WEALTH MANAGER

MARK B. RULEMAN

Wealth Manager

Ruleman Asset Management & Planning

A Wealth Strategy Boutique

35 years as financial advisor

Discretionary money manager for 27 years

Financial planner for 22 years

Previous property manager

901-800-2329. www.markruleman.com

ABOUT JO GARNER-MORTGAGE LOAN OFFICER:

www.JoGarner.com (901) 482 0354 jo@jogarner.com X @jogarner NMLS# 757308

(currently working with Everitt Financial dba Supreme Lending)

ONLINE LOAN APPLICATION : https://jogarner.supremelendingLO.com

“Whatever YOUR personal priorities are, my job is to help you get the mortgage terms that will give you bragging rights when you talk about it and help you score on hitting your goals .”

As a mortgage loan officer, my job is to help you get to the benefits you want from your financing terms. What is most important to you? I can help you find the financing terms that will help you get to what you want. What is your comfort level on a house payment? How much are you comfortable paying down,? What type of financing do you need to get the house you want to buy or refinance?

Different clients have different priorities in life—some are buying their first home with very little down payment funds. Some are recovering from medical challenges, divorces or preparing to send children to college and some are embarking on a long term goal of buying properties to build rental income.”

Jo Garner is a mortgage officer with extensive knowledge in helping her clients find the right mortgage program and making the refinance or home purchase mortgage process EASY. She offers conventional, FHA, VA or other loan programs for primary residences, second homes and investment properties.

Jo can help you look at rent vs buy, when it makes sense to refinance, how to get the best deal on your home purchase financing.

Jo Garner has been in the real estate/financing business for over 30 years. She grew up in West Tennessee and got her start in real estate in Portland, Maine where she first began her real estate career. She received her real estate education from the University of Southern Maine and was personally mentored in San Diego, California by Robert G. Allen, author of Nothing Down, Creating

*Wealth and The Challenge.

On moving back to West Tennessee in 1987, she went into business buying and selling discounted owner-financed notes secured on real estate. In 1990 Jo went to work for a residential mortgage company and has been a mortgage loan officer for over 30 years.

In addition to her work in the mortgage field, Jo Garner is the primary sponsor and founder of Talk Shoppe in Memphis. www.TalkShoppe.com Jo Garner also host the radio show Real Estate Mortgage Shoppe airing on News Radio AM 600 WREC and iHeart Radio with podcasts and show notes published on www.JoGarner.com Pick up Jo Garner’s book on Amazon or Barnes Noble “Choosing the Best Mortgage-The Quickest Way to the Life You Want”

Reading the Rate Signals: Timing Smart Moves for Buyers and Homeowners

Co-host: #MarkRuleman #FinancialAdvisor Ruleman Asset Management & Planning 901 488-8228

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