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👋 Good evening, action takers! Let’s be blunt, if your 2025 game plan is “wait for rates to drop,” you might as well hand your listings to the competition.

The agents crushing it right now aren’t hoping for better conditions. They’re creating them—structuring deals that lock buyers into 4% rates while the rest of the market is stuck quoting 6.7%.

It’s not luck. It’s leverage.

And once you know the playbook, you’ll wonder why every other agent is still sitting on the sidelines.

Tonight, we’re pulling back the curtain on the exact moves turning market “doom” into record-breaking commissions.👇

First time reading? Sign up here with just one click.

🔥 The Great Rate Divide

Most buyers today believe their only option is to finance at 6.7%—and that belief is costing them hundreds of dollars a month, thousands a year, and possibly the home of their dreams.

What they don’t know is that smart, well-informed buyers are still locking in rates closer to 4%—without waiting for the Fed, without needing perfect credit, and without magic.

The key? Knowing which financing strategies unlock lower payments and how to structure your offer or listing around them. This isn’t theory—it’s math. When you understand the tools available in today’s market, you can give your buyers a massive financial edge and stand out from every other agent who’s simply quoting the going rate.

If you’re ready to learn exactly how to help your buyers (or yourself) beat the average and win the deal, read on.

IN PARTNERSHIP WITH LIBERTAS

🤔 What’s the One Thing Top Agents Have That You Don’t?

It’s not more talent.

It’s not more time.

It’s an unfair advantage — the kind you get when you join eXp Realty with the Libertas Group.

Here’s what that looks like:

• ✅ FREE Premier Coaching with Tim & Julie Harris (worth thousands)

• ✅ Weekly masterminds where top producers share what’s working right now

• ✅ Proven lead-gen systems that keep your pipeline full

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The truth? Agents with this advantage are growing faster, earning more, and building real freedom.

Agents without it… are getting left behind.

👉 See how to get your unfair advantage with Libertas.

🔧 5 Strategies to Secure a ~4% Rate in a 6.7% Market

1. Assumable Mortgages: The 4% Opportunity Hiding in Plain Sight

An assumable mortgage allows a buyer to take over the seller’s existing home loan—including the original interest rate, balance, and term. In today’s 6.7% interest rate environment, assuming a 4% loan can mean saving hundreds of dollars per month.

🛠️ How to Know If a Loan Is Assumable

✅ Step 1: Identify the Loan Type
Some loans are more likely to be assumable than others:

• ✅ FHA Loans – Generally assumable with lender approval

• ✅ VA Loans – Assumable, but only by qualified buyers

• ✅ USDA Loans – Often assumable under specific conditions

• 🚫 Conventional Loans – Typically not assumable unless specifically stated

👉 Agent Tip: When showing homes or evaluating comps, check whether the seller’s loan type is FHA, VA, or USDA—it could mean a built-in financing advantage for the buyer.

📃 Step 2: Review the Original Loan Documents
Request the promissory note or deed of trust to verify language that confirms assumability. Look for phrases like:

• “This loan is assumable”

• “Subject to lender approval”

• ⚠️ “Due on sale clause” (This usually means the loan must be paid off when the home is sold—unless the lender waives it)

📞 Step 3: Call the Lender or Loan Servicer
Ask the seller for the contact info for their mortgage servicer. Then call and ask:

• Is this specific loan assumable?

• What are the lender’s requirements and fees for assumption?

• What is the current loan balance, interest rate, remaining term, and monthly PITI?

👉 Agent Tip: The seller may need to sign a written authorization before the lender can discuss terms with you or the buyer.

💡 Listing Agent Strategy:

If you’re representing the seller, find out if their loan is assumable before the home hits the market. If it is:

• ✅ Advertise it clearly in the public remarks and agent-to-agent comments

• ✅ Include loan details in flyers or listing packages

• ✅ Use assumability as a marketing hook to stand out from competing homes

🔢 Example:

• Home Price: $425,000

• Down Payment (15%): $63,750

• Loan Amount Assumed: $361,250

• Monthly Payment @ 4.0% (Assumed Loan): $1,724.66

• Monthly Payment @ 6.7%: $2,331.07
  ✅ Monthly Savings: $606.40

⚡The Agents Who Win in 2025 Will Do THIS

This market isn’t for the faint of heart. If you’re still using the same old tactics, you’re already falling behind.

Tim & Julie Harris’ FREE Mastermind Webinar is where top agents are getting the exact blueprint to dominate in today’s conditions.

In just one session, you’ll learn:

🔥 How to generate consistent leads without chasing
🔥 Simple systems that keep your pipeline full
🔥 Messaging that makes sellers pick YOU — fast

💬 “This was the turning point for me. I finally have a plan that works.” – Renee L.

No fluff. No filler. Just the strategies that are working right now.
And yes — it’s 100% FREE.

⏳ Spots are almost gone. No replays.

👉 Reserve your seat now and make 2025 the year you win big.

2. Rate Buydowns

Buyers or builders can pay points upfront to lower the interest rate for a set period—or permanently. Common structures include:

• 2-1 Buydown: Year 1 = 2% lower, Year 2 = 1% lower, Year 3 = full rate

• Permanent Buydown: Lower interest rate for the full 30-year term

This strategy is especially effective in new construction, where builders offer buydowns to move inventory.

🔢 Example:

• Buydown Rate (Permanent): 4.5%

• Monthly Payment: $1,830.40
  ✅ Monthly Savings vs 6.7%: $500.67

3. Alternative Financing Options

Options outside traditional lending may offer better rates or flexibility:

• Builder-backed loans with preferred lenders

• Portfolio loans from regional banks or credit unions

• Owner-carry or seller-financing options with negotiated interest terms

These alternatives may provide fixed or adjustable rates significantly below the market.

🔢 Example:

• Rate via Portfolio or Builder Program: 4.0%

• Monthly Payment: $1,724.66
  ✅ Monthly Savings vs 6.7%: $606.40

4. Creative Deal Structures (Subject-To / Rentals / BRRRR)

Investors and creative buyers use structures like subject-to financing, mid-term rentals, and the BRRRR method to lock in low-rate debt.

💡 BRRRR = Buy, Rehab, Rent, Refinance, Repeat
This strategy involves buying a distressed property, rehabbing it to increase value, renting it out, and then refinancing into a long-term, low-interest mortgage. Once refinanced, investors often recover most of their cash while locking in favorable rates—especially when using small lenders or portfolio financing.

Some stack this with subject-to or seller financing to inherit a low existing rate.

🔢 Example:

• Refinance Rate After BRRRR or Subject-To: 3.5%

• Monthly Payment: $1,622.17
  ✅ Monthly Savings vs 6.7%: $708.89

5. Offer-Readiness & Negotiation Strategy

The best rates go to the most prepared buyers. By being offer-ready (preapproved, flexible, fast), you create leverage to:

• Ask for seller-paid points or buydown credits

• Negotiate concessions like closing cost coverage

• Lock in deals before competition drives prices or rates higher

This strategy doesn’t guarantee a 4% rate—but it opens the door for concession-based savings that act like one.

🔢 Example:

• Negotiated Rate via Seller Buydown: 5.0%

• Monthly Payment: $1,941.76
  ✅ Monthly Savings vs 6.7%: $389.31

📊 Strategy Comparison – $425,000 Purchase, 15% Down

✅ Conclusion: Don’t Wait—Strategize

Waiting for rates to drop is not a plan. It’s a delay tactic—and delay means missed opportunity.

Rates in the 6s and 7s are what the headlines say. But savvy agents and motivated buyers know that 4% is possible today with the right lender, property, negotiation, or structure. Whether it’s an assumable mortgage, a builder buydown, creative financing, or a subject-to deal, the leverage is out there—but only for those who are prepared.

This is your moment to lead with strategy, not sympathy.

📈 Action Plan: How to Put This to Work Today

1. Learn how to spot an assumable loan and check every listing you represent for that possibility. If it qualifies, advertise it!

2. Talk to three local lenders or builders to learn what buydown, portfolio loan, and alternative financing options are being offered right now.

3. Practice scripting around rate negotiation so you can confidently secure concessions and credits.

4. Create a marketing piece for your buyers titled: “How to Get a 4% Rate in a 6.7% World” using this article.

5. Roleplay presenting the BRRRR strategy or subject-to deals to investor-minded buyers.

6. Join a coaching program that shows you how to master these techniques and turn them into income.

📲 Ready to operate at the highest level and guide your buyers to better outcomes?

Join Premier Coaching at PremierCoaching.com

📈 And if you’re ready to master this at the highest level—maybe it’s time for Elite 1-on-1 Coaching with Tim or Julie Harris.

📞 Text Tim directly at 512.758.0206 to find out if it’s right for you.

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AND THAT’S A WRAP!

🤝 You’ve got the tools, you’ve got the vision—now join the room where deals get done.

Reserve your seat at the Mastermind, and let’s make your next big win happen together.

See you!

—Tim & Julie Harris
Harris Real Estate Daily

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