Starting November 16, 2025, Fannie Mae is removing the long-standing 620 minimum credit score requirement for loans processed through its Desktop Underwriter (DU) system. What does this mean?

More flexibility. Instead of relying on a single credit score cutoff, DU will now assess a borrower’s full financial picture—credit history, income, debt, property type, and more.

Alternative credit welcomed. Rent, utility, and phone payment histories may now help demonstrate creditworthiness for those without traditional credit.

Expanded access. This change could help first-time buyers, long-time renters, and underserved communities qualify for conventional loans—not just FHA.

Potential savings. Conventional loans often come with lower long-term costs than FHA loans, especially when it comes to mortgage insurance.

Important: Lenders will still pull credit scores, and other underwriting standards remain in place. But this shift marks a major step toward inclusive, holistic lending.

If you’ve been told “you don’t qualify” because of your credit score—this could be your moment. Let’s talk about your options and what this means for your path to homeownership.

DM me or schedule a call to explore what’s possible under the new guidelines.

Sheree

After a rollercoaster ride of rising interest rates, homebuyers are finally catching a break. Mortgage rates, which peaked at nearly 7.8% in late 2023, have moderated to around 6.2% as of fall 2025¹². While still higher than the historic lows of 2021, this shift is making a noticeable difference in monthly payments—especially for buyers shopping in the average price range.

What Does This Mean for Buyers?

Let’s break it down. A $400,000 mortgage at 7.79% would have cost buyers roughly $2,877/month in principal and interest. At today’s moderated rate of 6.2%, that same loan now costs about $2,450/month—a savings of over $400 monthly¹. For homes priced closer to the median in our region (around $300,000–$350,000), the savings are still substantial, often trimming $300–$350 off monthly payments compared to last year’s peak.

This moderation is especially meaningful for first-time buyers, empty nesters, and relocators who were previously priced out of the market. With slightly lower rates and more predictable monthly costs, the window to buy is opening wider.

Why Morganton, Hickory, and Newton/Conover Are Worth a Look

Beyond the numbers, western North Carolina is buzzing with new energy. The Morganton–Hickory–Newton/Conover corridor is seeing a wave of new businesses and infrastructure that’s turning heads—and drawing relocators.

Here’s what’s brewing:

The Honey Hog Restaurant is under construction in Morganton, promising a vibrant new dining experience on Carbon City Road. With steel framing underway, it’s expected to open in a brand-new facility by year’s end³.
WeCare Pharmacy, a full-service compounding and specialty pharmacy, is opening in Morganton’s former Smoothie King building. It’s designed to serve patients with chronic and rare conditions, adding a layer of healthcare sophistication to the area³.
Village Inn Pizza Parlor is expanding with a new location on Bush Drive, bringing a beloved regional favorite to more families³.
Hickory’s economic development continues to shine. Recognized as one of the fastest-growing economies in the U.S., the city is actively attracting new businesses and fostering a culture of craftsmanship and innovation⁴.
Catawba County’s Future Summit recently brought together over 360 leaders to chart bold visions for growth, signaling strong regional momentum and investment⁵.

A Lifestyle Worth Relocating For

Nestled between Charlotte and Asheville, this region offers a rare blend of affordability, natural beauty, and economic opportunity. Whether you're a remote worker seeking a scenic backdrop, a retiree looking for community, or a family craving space and value, Morganton, Hickory, and Newton/Conover deliver.

With interest rates easing and new businesses planting roots, now is a strategic time to explore relocation. The mortgage math is improving, and the lifestyle perks are multiplying.

?? Thinking about making a move? Let’s connect. Whether you’re buying, selling, or just exploring, I’m here to help you navigate the market with clarity and confidence.

Sources:

References (5)

1Data Spotlight: The Impact of Changing Mortgage Interest Rates. https://www.consumerfinance.gov/data-research/research-reports/data-spotlight-the-impact-of-changing-mortgage-interest-rates/

2How Federal Reserve Rate Decisions Impact Mortgage Rates in 2025 .... https://www.kiplinger.com/real-estate/mortgages/how-the-federal-reserve-affects-mortgage-rates

3Here's the latest on businesses coming to Morganton | Business | The Paper. https://www.thepaper.media/business/from-farewells-to-new-construction-here-are-the-latest-morganton-business-updates/article_5601c03b-8349-40a3-a5aa-b72c013c296f.html

4Breaking Ground | City of Hickory. https://www.hickorync.gov/breaking-ground

5Home - The Chamber of Catawba County. https://catawbachamber.org/

A look at homes that didn't sell and how they're bouncing back...

In the past 60 days, over 40 homes in Catawba Valley were relisted after failing to sell. The common thread could have been poor marketing, unclear pricing or missed emotional connection for buyers. Sellers who re-entered the market with fresh visuals and strategic storytelling saw renewed interest. If you've tried to sell before, let's explore what could work better this time.

Sheree

From lakefront estates to modern farmhouses - here's what's trending.

Homes over $75k are moving faster than expected, especially those with high-end finishes, guest quarters, and outdoor entertainment zones. Buyers are prioritizing lifestyle over square footage. Hickory, Lake Hickory, and parts of Morganton are seeing strong activity. If your home fits this niche, it may be time to revisit your pricing strategy.

Sheree

I believe home is the foundation of life. It’s where you recharge, where family gathers, where memories are built.

For a retiree, “home” might mean a smaller place with less upkeep and more freedom to travel. For a relocating family, “home” means a safe community with good schools. For someone selling an estate, “home” represents years of love and history.

That’s why buying or selling is such an emotional journey. And that’s why I treat every client’s move with care. Because it’s never just a house—it’s home.

?? CTA: What does “home” mean to you? Share your thoughts with me—and if you’re ready to find your next one in Catawba Valley, let’s talk.

One of the biggest myths I hear from buyers in Hickory is: “I can’t buy a house until I have 20% down.”

Here’s the truth:

FHA loans may require as little as 3.5% down.
VA loans (for veterans) can require 0% down.
USDA loans (available in parts of Catawba County) also allow 0% down.
North Carolina programs offer down payment assistance for first-time buyers.

Waiting to save up 20% can keep you out of the market unnecessarily. With interest rates and housing prices moving, getting in sooner could save you money long-term.

?? CTA: Wondering what programs you qualify for? Let’s schedule a call and explore your options.

Sheree Byrd, Realtor®

After years of suppressed supply, U.S. housing inventory is seeing a significant boost. As of July 2025, active home listings rose nearly 25% year-over-year—the 21st straight month of growth—bringing national inventory above 1 million for the third month in a row. States like Nevada (+52.9%), Maryland (+48.2%), and North Carolina are leading the surge New York Post.

Yet, despite more choices, affordability remains the market’s most pressing challenge. According to the National Association of REALTORS®, 25% of buyers cite housing affordability as their top concern, followed by hopes for lower mortgage rates (19%) and lingering inventory shortages (17%) National Association of REALTORS®. Mortgage rates for 15-year loans could dip to around 5.5% in late 2025—but prices are still climbing, making timing decisions tricky Ramsey Solutions+1.

2. A Market Tilt Toward Moderate Regional Growth

National home values are inching upward—home prices have seen modest gains of around 2–3% year-over-year HouseCanaryHAR.com. Still, growth isn’t evenly distributed. Smaller and more affordable markets—like Brunswick, GA (up 7.1%), Grand Island, NE (6.3%), and Glens Falls, NY (5.9%)—are outperforming many larger urban areas HouseCanary. At the same time, once-booming markets in Florida are cooling sharply, placing among the coldest in 2025, as rising property taxes and insurance costs dampen buyer enthusiasm Business Insider. Homes are also spending more time on the market in cities like Nashville, Orlando, Miami, and Tucson New York Post.

3. A Window of Opportunity on the Horizon

Experts now see the U.S. housing market in a “post-rate-cut opportunity” phase. A combination of easing mortgage rates, shifting investor behavior—including renewed bets from the likes of Warren Buffett—and adjustments in macroeconomic policy are creating potential openings for strategic investors AInvest. Meanwhile, projections for the market remain steady; analysts foresee house prices possibly growing but at a slower rate than before Norada Real EstateAInvest.

4. Premiums Persist in Top School Districts

While broader trends show moderation, homes in high-rated school districts continue to command hefty premiums—on average $1.21 million, or 135% above regional medians. Areas like Texas’s Carroll Independent School District ($2.16M, +391%), Laguna Beach Unified in California (~~$5M, +322%), and Reed Union near San Francisco (~~$4M) exemplify this trend New York Post. For families chasing education access, these markets remain fiercely competitive.

What It Means for Buyers, Sellers & Investors

Buyer’s Brief:

Where to look? Smaller cities and mid-size markets may offer more growth potential and affordability.
Choose your moment: More inventory and softening competition are giving buyers leverage—especially in previously overheated markets.
Mind the premiums: Top school zones still come with deep price tags. If school proximity isn’t a must, consider exploring nearby alternatives.

Seller’s Snapshot:

Set smart expectations: Slower sales and price adjustments are becoming more common, especially in South and West metros.
Highlight what matters: If your home boasts access to great schools, good mortgage terms, or energy-efficient upgrades, promoting those features can help differentiate.

Investor’s Insight:

Watch for the rate shift: If the Fed lowers rates in Q3, refinancing and acquisition opportunities may open up.
Eye growing markets: Investors looking for yield or growth may find better value in emerging markets outside coastal centers.

Final Thoughts

2025 is shaping up to be a nuanced housing year. The market is easing—but not crashing—thanks to rising inventory, persistent affordability strains, and shifting demand toward more affordable, often overlooked regions. Meanwhile, pockets of resilience like top school districts and rate-sensitive zones still command attention. Layer in the potential boost from expected mortgage rate cuts, and you’ve got a market that’s moving away from pandemic extremes toward a more considered and strategic landscape.

Let me know if you'd like a deeper dive into any of these trends—whether it’s regional snapshots, financing forecasts, or how proptech and AI are reshaping real estate dynamics.

Sheree Byrd, Realtor®

Hickory Housing Market Snapshot — Mid-2025

Median sale price: $347,000, down 1.4% year-over-year. Redfin
Homes sold: Up 41.8%, with 78 sold in June. Redfin
Days on market: Averaging 60 days, up from 51 last year. Redfin
Rocket report: Median sold price of $304,250 in July, marking 3.4% growth over the past year. Rocket

These stats show a market that’s active but cooling: more transactions happening, but buyers taking their time, and pricing remaining under pressure.

What This Means for You as a Seller

Market Factor	Opportunity for Sellers
Slight price dip (-1.4%)	Pricing smartly (e.g., 1–2% below comps) can spark interest and lead to quicker offers.
More homes are selling (+41.8%)	The demand is still real—well-presented homes are likely to stand out.
Longer selling time (60 days)	Patience helps, but proactive tactics (such as staging, virtual tours, and flexible terms) can make a difference.
Mixed signals—some growth, some cool-down	Timing and accurate expectations are key. Sellers need a knowledgeable local guide now more than ever.

Engage Thoughtfully: We Want Your Perspective!

Question for readers:
— What concerns are you most facing as a seller in Hickory right now? Is it pricing, preparing your home, or understanding market timing?
— If your listing sold faster than average—or took much longer—what worked (or didn't)?

Tell us in the comments! Your experiences help your neighbors, enrich our insights, and build a stronger local seller community.

Hickory Area Happenings!

New Mortgage Rules Could Open the Door to Homeownership—Even Without a 620 Credit Score

HomeBuyer Education Class - 11/09/25

Mortgage Relief Meets Market Momentum: Why Now Might Be the Right Time to Relocate to Morganton, Hickory, or Newton/Conover

What Does This Mean for Buyers?

Why Morganton, Hickory, and Newton/Conover Are Worth a Look

A Lifestyle Worth Relocating For

References (5)

For Sale By Owners & Expired Listings: What Went Wrong?

Luxury Market Moves: What's Selling Over $750k

Why Home Is More Than Four Walls

Busting The 20% Down Myth

The U.S. Housing Market in Transition: Trends & Takeaways for 2025

2. A Market Tilt Toward Moderate Regional Growth

3. A Window of Opportunity on the Horizon

4. Premiums Persist in Top School Districts

What It Means for Buyers, Sellers & Investors

Buyer’s Brief:

Seller’s Snapshot:

Investor’s Insight:

Final Thoughts

Ready to Sell in Hickory, NC? Here’s What Mid-2025 Data Reveals (And Why We Want Your Take)

Hickory Housing Market Snapshot — Mid-2025

What This Means for You as a Seller

Engage Thoughtfully: We Want Your Perspective!

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