The Federal Reserve just cut rates for the third time this year—but then signaled they're basically done. So what does that actually mean for mortgage rates and homebuyers in 2026?

In this episode, Mike breaks down the December 2025 Fed meeting and explains three real reasons why mortgage rates could continue to drop in 2026, even though the Fed is pumping the brakes on future cuts.

You'll learn:

• Why the Fed doesn't actually control your mortgage rate (and what does)
• How Fannie Mae and Freddie Mac's $234 billion MBS buying spree is pushing rates down
• What happens when Jerome Powell's term ends in May 2026
• The real math behind "waiting for lower rates" vs. buying now
• Current opportunities in the Texas housing market

Special Note: This episode was created using AI voice cloning technology. The research, analysis, and insights are 100% Mike's—but the audio is AI-generated using his cloned voice. He explains why at the end and offers to show you how to do the same for your business.

[00:00] - Intro: AI voice technology transparency

[02:15] - The Fed doesn't control mortgage rates—here's what does

[05:30] - Reason #1: Fannie/Freddie's massive MBS buying spree

[08:45] - Reason #2: New Fed Chair coming in May 2026

[11:00] - Reason #3: Rates already dropped and could fall further

[13:30] - The math: Why waiting costs you $38,400

[16:15] - Texas market snapshot and current opportunities

[19:00] - What you should actually do right now

[21:45] - How this content was created (AI workflow explanation)

[23:30] - Closing and contact info

• Fannie Mae & Freddie Mac MBS Data: Referenced $234B portfolio expansion
• Federal Reserve December 2025 Meeting: Fed Funds Rate cut to 3.5-3.75%
• Texas A&M Real Estate Center: Texas housing market data
• Fed Chair Candidates: Kevin Hassett, Kevin Warsh, Chris Waller

✅ The Fed Funds Rate and mortgage rates are NOT the same thing

✅ Mortgage rates are driven by Mortgage-Backed Securities (MBS), not Fed policy

✅ Fannie/Freddie are actively buying MBS to push rates down

✅ A new Fed Chair in May 2026 could mean more rate cuts

✅ Waiting for "perfect" rates while home prices appreciate 4-5% costs more than buying now

✅ Texas market has shifted—seller concessions available, bidding wars are rare

✅ Best strategy: Buy at today's prices, refinance later if rates drop

This episode uses AI voice cloning technology. Mike wrote the script, conducted the research, and provided all analysis—but the audio was generated using his cloned voice through Eleven Labs. This allows for efficient content creation while maintaining quality and authenticity.

Interested in learning how to create content like this for your business? Contact Mike for a walkthrough of the AI tools and workflows he uses.

📞 Phone: 817-689-6079

📧 Email: mmills@sfmc.com

🔗 Links: linktr.ee/mikemillsmortgage

Mike Mills is a North Texas mortgage banker with Service First Mortgage (NMLS #756263), specializing in helping first-time buyers,...

College funding strategies parents ignore. If your buyers are asking how to afford tuition and a mortgage, this episode breaks down real-world college savings plans, FAFSA filing tips, and scholarship stacking strategies. Learn how one Texas family used student-athlete recruiting and a 529 savings plan to cut future student loans without derailing their homeownership goals.

College funding strategies take center stage in this episode as Mike and his daughter Catey walk through the real-life steps they used to navigate scholarships, FAFSA planning, and long-term college savings. Catey shares her experience as a student-athlete, giving Realtors insight into how athletic recruiting actually works and why academic scholarship planning matters early. The episode explains how a 529 savings plan can reduce future debt and why so many families overlook smaller, local scholarships.

Mike also breaks down FAFSA filing tips, plus what every parent should know about tuition planning at private vs. state schools. For Realtors who get asked, “Should we save for college or buy a house first?” this conversation provides practical language for guiding clients through major financial decisions. With real examples and honest lessons learned, this episode equips real estate pros to support families navigating the balance between college costs and homeownership.

A 529 savings plan remains one of the most reliable college funding strategies thanks to tax-free growth and compounding returns. Mike explains how even small monthly contributions add up, and how new 529 rollover rules help students build long-term retirement savings. Realtors can use this insight when clients ask how college planning affects future homebuying power. Early action creates flexibility instead of financial strain.

Catey’s story shows how academic scholarship guides and strong GPAs are a major cost-saver—especially at private schools. Many parents don’t realize freshman-year grades impact class rank and scholarship offers. When clients ask, “Where do we even start with college money?”, academic merit is often the most impactful answer. These scholarships can offset tuition without relying on athletic recruiting.

FAFSA planning is essential, not optional. Filing early opens access to grants, school-based aid, and student loan options that reduce long-term debt. Mike dispels the myth that "FAFSA won’t help higher earners" and explains why every family must submit it. This context helps Realtors answer questions like, “Will student loans limit our ability to buy a home later?”

Catey describes her path through D1, D2, D3, NAIA, and JUCO evaluations—and why recruiting requires consistent effort, highlight videos, and campus visits. Athletic scholarships aren’t guaranteed, so families need to understand the true landscape. Realtors supporting sports families can help them think through travel costs, schedules, and timelines that influence both college planning and future home decisions.

Mike explains why small local scholarships—often $500 to $2,500—are the easiest money families overlook. Catey highlights how Bold.org, Niche, and AI tools simplify the search and even help refine essays. For Realtors asked, “What else can we do to find college money quickly?”, these tools provide real direction. Small awards add up fast and meaningfully lower...

Fed cuts rates, mortgage rates climb. If you’re wondering how that math works, you’re not alone. In this week’s episode, Mike Mills untangles the real connection between the Fed, mortgage-backed securities, and why housing affordability in Texas still isn’t catching a break.

The Fed rate cut reaction caught everyone off guard—rates went down at the central bank but up for homebuyers. In this episode, Mike Mills explains why mortgage rates often move opposite of Fed cuts, breaking down how mortgage-backed securities (MBS), tariffs, and investor sentiment actually drive the market. Realtors will learn how to communicate these changes clearly to clients, structure deals with buydowns and concessions, and anticipate what the next Fed meeting might bring. Mike also dives into Texas housing turnover trends, new Fannie Mae credit score updates, and how to automate your real estate database with AI tools to stay ahead in 2025’s unpredictable market.

1. Fed Cuts Don’t Equal Lower Mortgage Rates

The Fed rate cut reaction shows that mortgage rates follow the bond market, not the Fed’s overnight rate. When mortgage-backed securities fall in price, mortgage rates rise—even after a cut. Realtors should help clients understand this distinction to set realistic expectations and avoid confusion when rates move in the opposite direction of the headlines.

2. Tariffs and Inflation Are Keeping Rates Volatile

Trade tensions and tariff headlines are pushing Treasury yields higher, making mortgage-backed securities less attractive to investors. This inflation pressure keeps mortgage rate volatility high. Agents should prepare clients for short-term fluctuations and focus on long-term strategy over daily rate swings.

3. Texas Housing Market Is Frozen but Stable

Turnover is slowing, but home prices in Texas remain remarkably steady. This means less movement but not a crash. For Realtors, it’s all about pricing accurately from the start, using AI-powered market research to set expectations with sellers and target serious buyers who are ready to act.

4. New Fannie Mae Credit Score Rules Expand Access

As of November 16, 2025, Fannie Mae is removing the 620 minimum credit score for DU-approved loans. This expands opportunities for borrowers with lower scores—if their overall profile is strong. Realtors can leverage this update when helping clients who may have been previously sidelined by traditional credit score limits.

5. Your Database Is the Real Game-Changer

Social platforms can change the rules overnight, but your email list and CRM are assets you control. Mike shares a practical AI workflow for Realtors to organize, tag, and automate their contact database—turning passive leads into real conversations and long-term clients.

Podcast Website → https://www.thetexasrealestateandfinancepodcast.com

Linktree (All Links + Resources) → https://linktr.ee/mikemillsmortgage

Referenced Data & Tools:

• Mortgage News Daily – Daily mortgage rate index and MBS updates → https://www.mortgagenewsdaily.com

•...

Are you better off building your brand as a solo agent—or thriving within the structure of a team?

With the 2026 housing market warming up and new tech reshaping real estate, this episode breaks down the Solo vs Team Realtors debate once and for all.

Solo vs Team Realtors isn’t about picking sides—it’s about finding what fits your business and lifestyle best. Mike Mills talks with Lauren Kerschen, Realtor & Team Lead at ARC Realty DFW, about what agents really face in 2026: unpredictable markets, high expectations, and the pressure to perform.

Together they unpack commission splits, lead generation systems, and practical real estate automation tools that actually help. You’ll learn how to leverage AI research and content marketing to compete with larger teams while protecting your personal brand.

How can Texas Realtors use AI to attract listings, stay visible online, and thrive in a competitive DFW housing market?

This episode delivers straight, actionable answers without the industry fluff.

1️⃣ Momentum Matters More Than Motivation

Agents who stayed consistent through high-rate years are now positioned to lead the rebound. Steady lead generation systems build pipeline stability and local visibility — the foundation of 2026 success for Texas Realtors.

2️⃣ Teams Provide Structure, Not Limitation

Joining a real estate team creates accountability and proven marketing systems that boost productivity. Collaboration fuels consistency, mentorship, and results — critical advantages in competitive Texas markets like DFW.

3️⃣ Solo Agents Must Think Like CEOs

Running solo means managing every hat — marketing, budgeting, client service, and growth. The winning solo agent strategy is automation, delegation, and process discipline that ensures consistent production all year long.

4️⃣ Technology Levels the Playing Field

Modern AI tools for Realtors — from property research to staging — help solo agents and small teams compete with large brokerages. Integrating automation boosts efficiency, professionalism, and online discoverability.

5️⃣ Visibility Beats Perfection

Clients can’t hire who they can’t find. For Texas Realtors wondering how to grow without endless posting — focus on consistent, authentic visibility across social media and email to build authority and trust.

00:00 – The reality of going solo — freedom vs isolation

01:30 – Market update: rate cuts and Realtor opportunity

04:01 – Momentum through tough markets

07:19 – Mentorship vs team training

08:40 – Lessons from the solo journey

12:56 – The truth about commission splits

15:30 – Questions to ask before joining a team

20:11 – Google Ads, YouTube, and modern lead generation

27:04 – Delegation and burnout prevention

31:55 – Why online presence matters

42:54 – Building systems and daily habits

55:05 – Real-world uses for AI in real estate

1:02:44 – Team culture and community

1:06:24 – Final advice: momentum, consistency, and support

• ARC Realty DFW – Lauren’s brokerage and team hub for agents in the Dallas–Fort Worth area – https://www.dfwsfinestrealestate.com
• Tom Ferry Coaching – Real estate mindset, systems, and marketing guidance –

Mortgage rates are haunted by a $37 trillion debt—and Realtors need to know why. In this week’s episode, Mike Mills breaks down how national debt, gold revaluation, and the Fed’s rate games shape today’s housing market. Discover what it all means for real estate finance, your buyers, and the future of home affordability.

📌 Episode Overview:

Mortgage rates and debt take center stage in this week’s episode as Mike Mills unpacks how $37 trillion in U.S. borrowing shapes the real estate and mortgage landscape. Learn why the Fed’s “rate cut trap” could mislead homebuyers, how gold and stablecoins might secretly fund government liquidity, and what this means for affordability in Texas. Realtors will discover actionable strategies to prepare clients for rate volatility, use AI tools to manage transactions, and turn uncertainty into opportunity. This episode answers key questions like: “How does U.S. debt affect mortgage rates?” and “Should homebuyers act before rates drop below 6%?”

Key Takeaways:

1. The $37 Trillion Shadow Over Mortgage Rates

U.S. debt is the hidden engine behind rising mortgage rates. As Treasury yields climb to attract buyers, housing affordability tightens across Texas and beyond. Realtors who understand this connection can better guide clients through volatile conditions.

2. Gold and Stablecoins: The Fed’s Quiet Liquidity Trick

The government may use gold revaluation and stablecoins to engineer new liquidity without official stimulus. These experimental moves could reshape long-term lending costs and investor confidence in real estate markets.

3. The Rate Cut Trap Every Buyer Should Avoid

Waiting for a 5% mortgage rate could cost buyers more in bidding wars. When that moment comes, prices surge and leverage disappears. Smart Realtors prepare their clients to act before the crowd—using seller concessions, rate buydowns, and strong pre-approvals now.

4. Hard Assets Beat Uncertain Cash

As the dollar weakens under record debt, tangible assets—especially real estate—remain one of the most stable hedges against inflation. This insight helps Realtors position homeownership as both a lifestyle and a financial protection strategy.

5. AI Tools Are the Realtor’s Edge in 2025

Mike explains how ChatGPT-style AI assistants can automate client communication, track transactions, and personalize updates. Realtors who master AI integration will save hours each week while delivering a premium client experience.

🔗 Resources:

Mentioned in the Episode

• Podcast Website → https://www.thetexasrealestateandfinancepodcast.com

• Linktree (All Links + Contact Info) → https://linktr.ee/mikemillsmortgage

• Service First Mortgage (Mike’s Company) → https://www.millsteammortgage.com

• Mortgage News Daily Rate Index → https://www.mortgagenewsdaily.com/mortgage-rates

• U.S. Department of the Treasury Data → https://home.treasury.gov/data/debt-to-the-penny

Related Episodes to Explore

• Realtor Strategies for Falling Rates: How to Guide Clients in a Changing Market → www.thetexasrealestateandfinancepodcast.com/realtor-strategies-falling-rates

• Mortgage Rate Forecasting: What Realtors Need to Know for 2025 → www.thetexasrealestateandfinancepodcast.com/mortgage-rate-forecasting

Recommended Tools for Realtors

• ChatGPT for Realtors – AI Workflow Setup

• Texas Real Estate...

40% of realtors fear for their safety. What if your smartphone became the most powerful agent panic button you already carry? Cathy Hickman, co-creator of SafeAgent, explains how realtor safety technology transformed after three men ambushed her at a showing—and why slower markets create the most dangerous conditions for solo agents.

Realtor safety technology saves lives, but only if agents actually use it—which is why SafeAgent co-creator Cathy Hickman built protection into devices you already carry. This episode reveals why traditional agent panic button systems fail (they're forgotten, visible to perpetrators, and require expensive hardware plus subscriptions), and how AI emergency alert technology solved these problems through smartphone and smartwatch integration.

Cathy shares her harrowing squatter experience, explains why nearly one in five realtors have experienced life-threatening situations, and walks through comprehensive showing security protocols that go beyond technology. Learn which real estate security measures to implement before arriving at properties, why slower markets create more dangerous conditions than busy ones, and how emergency contacts experience the system (her son at Texas A&M loves the peace of mind).

What self-defense training do real estate agents actually need beyond safety technology? Cathy's insights from jiu-jitsu training and her husband's law enforcement career provide practical answers.

Realtor safety technology becomes even more critical during market slowdowns when fewer people are present at showings to witness potential crimes. Cathy Hickman explains how realtors are inherently predictable targets—your name, phone number, brokerage, and showing schedule are posted publicly across the internet, making it easy for perpetrators to track your movements. During busy markets, multiple showings and active properties provide natural witnesses, but slower periods create isolated opportunities where agents are truly alone with unknown clients at vacant properties.

Agent panic button devices that require separate hardware consistently fail in real-world scenarios because they get left in cars, forgotten at home, or aren't worn properly due to poor aesthetics. Cathy's husband discovered this pattern through his corporate security work—even high-level executives regularly failed to carry their panic devices. Additionally, visible panic buttons can be recognized by perpetrators who simply instruct victims not to activate them. SafeAgent's smartwatch safety alert integration solves this by embedding protection into devices agents already carry every single day, eliminating the "forgot my panic button" problem entirely.

Modern realtor safety technology leverages AI monitoring services that respond within one minute when agents activate emergency alerts through their smartphone or smartwatch. The system texts first to verify accidental activation, then calls within 30 seconds—communication that appears completely normal since realtors constantly receive messages during showings. If there's no response, police are automatically dispatched to the agent's live GPS location without perpetrators ever knowing help was summoned. This discrete emergency response approach keeps situations from escalating while ensuring rapid professional intervention.

Showing security protocols require multiple defensive layers before technology ever activates. Cathy...

Falling mortgage rates are reshaping the housing market—are you ready to guide your clients with confidence? In this episode, Mike Mills sits down with Steve Barton, EVP of Sales at Service First Mortgage, to break down what Fed rate cuts really mean for Realtors. Discover the strategies you need now to help buyers and sellers make smart moves in a shifting market.

Realtor strategies for falling rates take center stage in this episode of The Texas Real Estate & Finance Podcast. Mike Mills and guest Steve Barton dive into how Fed policy, bond markets, and mortgage rates intersect—and why Realtors must understand the difference between Fed rate cuts and actual mortgage pricing.

Listeners will learn:

• Why emotions drive the market as much as economics.
• How buyer affordability shifts with even small drops in rates.
• Why sellers must rethink concessions vs. price reductions.

Realtors are asking: “How will Fed rate cuts affect mortgage rates in 2025?” This conversation unpacks that question, while also tackling inventory, inflation, and database management. If you’ve been waiting for clear, Realtor-focused insights on when to act—and how to guide clients through uncertainty—this episode gives you a playbook.

1. Fed Cuts ≠ Mortgage Rates

Steve explains why Fed rate cuts don’t always mean lower mortgage rates. Realtors must watch 10-year Treasury yields and market reactions to truly understand rate movement.

2. Affordability Shifts Fast

Even a half-point drop in rates can expand buyer power significantly. Realtors should prepare clients now so they’re ready to act when opportunities open.

3. Seller Strategy: Concessions Over Price Cuts

Mike and Steve emphasize that seller concessions often deliver greater immediate value than price drops—helping buyers cover closing costs, buy downs, or even months of no payments.

4. Database = Realtor Goldmine

A Realtor’s database isn’t just past clients—it’s friends, family, and community ties. Managing it properly creates recurring deals, referrals, and long-term wealth.

5. Prepare, Don’t Predict

Nobody can perfectly forecast rates. Realtors who prepare clients early, underwrite upfront, and educate consistently will win regardless of short-term rate swings.

• Podcast Website – Access past episodes and show updates – https://www.thetexasrealestateandfinancepodcast.com
• Mike’s Linktree – Mortgage tools, resources, and contact info – https://linktr.ee/mikemillsmortgage
• SFMC Home Lending – Steve Barton’s Page – Learn more about Steve’s role and connect with him – https://sfmc.com/loan-officer/stevebarton/
• Freddie Mac PMMS (Primary Mortgage Market Survey) – Track weekly mortgage rate trends – https://www.freddiemac.com/pmms
• Realtor.com Housing Market Data – Weekly inventory and market insights – https://www.realtor.com/research/

✅ If you found this episode valuable, don’t forget to subscribe, share, and leave a review so more Realtors can discover strategies for thriving in a changing market.

Unlock land income opportunities today: Realtors learn how RV parking income turns idle lots into monthly cash flow. Curious how to pitch this to sellers for instant value? This episode shows a practical Realtor land strategy you can use this week.

Land income opportunities aren’t just for big developers—Realtors, investors, and everyday landowners can tap into passive RV rental income. In this episode, Mike and Caylee Harrington break down how HookHub helps connect RV travelers with underutilized lots, turning unused property into cash-flowing assets.

Realtors will learn how to present land listings with built-in income potential, how to answer client questions like “What’s the value of my land if I rent it before selling?”, and how to leverage this strategy to stand out in listing presentations. With market data, pricing examples, and real stories from hosts, this episode shows why the RV lifestyle is more than a trend—it’s a business opportunity.

1. Realtors Can Differentiate Listings with Income Potential

By highlighting land income opportunities, Realtors can show sellers how a property generates cash flow before it sells. This adds value in listing presentations and helps Realtors stand out in competitive markets.

2. Passive Land Income Works Without Major Upgrades

Owners don’t need full hookups to earn. Even raw land or storage parking can create passive land income, giving Realtors an extra strategy when advising clients.

3. Demand Comes from Remote Workers and Travel Nurses

Caylee explains how long-term renters like travel nurses, contractors, and remote workers drive consistent RV parking income. Realtors can frame this trend as proof of steady demand.

4. Liability Concerns Are Addressed with Host Protections

One barrier to adoption is landowner liability. HookHub includes host coverage and renter verification, which Realtors can confidently mention when promoting land income opportunities to clients.

5. Realtors Can Use HookHub as a Business Growth Tool

By understanding Realtor land strategy and introducing clients to HookHub, Realtors position themselves as trusted advisors who bring creative solutions—not just traditional transactions.

• HookHub – RV rental platform for landowners – https://www.hookhub.co
• Caylee Harrington LinkedIn – Connect with the guest – https://www.linkedin.com/in/caylee-shea-harrington-2a863134/
• HookHub Instagram – RV lifestyle updates & listings – https://www.instagram.com/hookhubrv/
• HookHub YouTube – Learn more about RV hosting & land income – https://www.youtube.com/@hookhubrv
• Podcast Website – Access past episodes – https://www.thetexasrealestateandfinancepodcast.com
• Mike’s Linktree – Mortgage tools & resources – https://linktr.ee/mikemillsmortgage

If you’re ready to uncover new land income opportunities, this episode is packed with actionable insights you can use in your...