As summer officially settles into the Vail Valley, we’re reminded why so many of us choose to call this extraordinary place home. The mountains are alive with activity, outdoor patios are filling, and signature events like Bravo! Vail, the Valley’s summer concert series, and our Independence Day celebrations are just around the corner. It’s one of the most spectacular times of year, and I hope you’re finding time to enjoy everything our community has to offer.
This month, I’m excited to share several timely insights designed to help you stay informed and ahead of the market. Inside you’ll find exclusive LIV Privileges offering special hotel discounts across Colorado for your family and friends, an update from the National Association of Realtors’ Chief Economist, unique financing options that many buyers overlook, and what Fannie Mae’s latest interest rate forecast through early 2027 really means for today’s buyers and sellers. In today’s market, knowledge truly is leverage, and waiting for interest rates to return to the 4% or even 5% range may not be the strategy many are hoping for.
On a personal note, my own home renovation is well underway, giving me an entirely new appreciation for the construction and remodeling process here in the Vail Valley. While it’s been exciting to watch the transformation unfold, it’s also provided valuable firsthand insight into local building practices, products, timelines, and decision-making. If you’re considering a remodel of your own, I’d be happy to share what I’ve learned along the way or answer any questions.
I also had the opportunity to step away from work for a few days to participate in Frost Creek’s annual Gold Rush Member-Member Tournament. I’m thrilled to report that my partner and I captured the Ladies Gross Championship, along with winning the always-exciting (and admittedly nerve-racking) Horse Race competition. It was a wonderful reminder of how fortunate we are to live in a community that offers such incredible experiences both on and off the golf course.
From a market perspective, we’ve seen inventory increase by approximately 10% over the past month, providing buyers with more opportunities, while demand has remained healthy with roughly 90 properties going under contract during the past 30 days. Several exceptional new listings have also recently come to market, each deserving a closer look if you’re considering a purchase or simply keeping an eye on the market.
Summer in the Vail Valley is brief, beautiful, and never something we take for granted. Wishing you a wonderful season filled with mountain adventures, memorable moments, and time spent with those who matter most.
In This Newsletter:
- LIV Privileges Exclusive Access – If you have family or friends visiting this summer, scroll down for an exclusive perk through LIV Sotheby’s that unlocks premier hotel discounts at properties across Colorado.
- The Economists Perspective – NAR’s current forecast calls for existing-home sales to rise 4% this year, with the median home price also climbing 4%. Mortgage rates are projected to average 6.5% in 2026. Chief Economist Dr. Lawrence Yun added that housing wealth accumulation will continue in 2026, with the typical homeowner gaining approximately $16,000 in wealth this year.
- Unique Lending Options You May Not Know About – Knowledge is leverage, especially in a market like this.
- New Listings Not To Miss – Don’t forget to check out my listings below in this email! Ask me about potential upcoming properties that may not be on the market.
As always, thank you for reading and being part of this community. If you’re thinking about buying, selling, or simply want to chat about the market or local lifestyle, I’d love to connect – just reply or reach out directly.
Working with an exceptional brand means access to exceptional privileges at some extraordinary locations. Friends and family of LIV Sotheby’s International Realty are invited to enjoy our preferred rates and exclusive privileges at these extraordinary locations.
In recent days, I’ve been having more conversations about predictions for the rest of the year in Vail Valley real estate. While it’s impossible to be certain in any prediction, we can look back and see what trends are familiar and what we can extrapolate to infer about the future.
Many of you know that I’m undergoing a remodel in my own home this summer and it’s taken me on a research journey that I thought might be beneficial to share, I wanted to bring to light some alternative lending programs out there that people may not be aware of! Check it out below and let me know what you think.
The Economist Perspective
Home sales are expected to be modestly better in the second half of 2026, provided that inventory and housing supply continue to expand, National Association of REALTORS® Chief Economist Dr. Lawrence Yun said during the Residential Economic Issues and Trends Forum at the 2026 REALTORS® Legislative Meetings.
NAR’s current forecast calls for existing-home sales to rise 4% this year, with the median home price also climbing 4%. Mortgage rates are projected to average 6.5% in 2026. Yun added that housing wealth accumulation will continue in 2026, with the typical homeowner gaining approximately $16,000 in wealth this year.
“Homeowners will continue to build wealth, while renters are simply spinning their wheels,” Yun said.
Despite headwinds in the housing market, Yun said the U.S. economy will avoid a recession in 2026, pointing to strong business investment in artificial intelligence and data centers. The unemployment rate is expected to remain under 5%, and job gains are projected to reach 400,000 this year.
As seen in MortgageNewsDaily on June 25, 2026
“Mortgage rates had a great day yesterday, moving within 0.01% of the lowest levels in more than a month. They dropped just a bit more today and are now officially the lowest they’ve been since May 14th.
Today’s improvement was more of an afterthought, but nonetheless helps legitimize yesterday’s heavy lifting as something other than a freak coincidence. The only word of caution is that the last few weeks of any given quarter can see elevated volatility in a random pattern due to considerations in the trading world (mortgages are ultimately based on trading levels in the bond market).
In terms of nuts and bolts, bonds got today’s modest boost after PCE inflation data came in on target. This doesn’t seem like something that should spark a reaction, but the “target” is merely a median forecast. Some traders may have been expecting hotter inflation and were thus willing to buy a few bonds when those fears didn’t materialize.”
Unique Lending Options In This Current Climate
Given the current economic client and market environment, more and more people are turning to different types of financing solutions to help make their home purchases work best for their own circumstances:
VA LOANS
VA Loans offer one of the most valuable financing options available to eligible veterans, active-duty service members, and certain surviving spouses. Qualified buyers can purchase many single-family homes, townhomes, and duplexes with no down payment, no private mortgage insurance (PMI), and often lower interest rates than conventional loans. VA loans also feature more flexible credit requirements, with no official minimum credit score set by the VA, making homeownership more accessible for many borrowers. As long as the property is in good condition, there are generally no maximum purchase price limits for borrowers with full VA loan entitlement, making this an attractive option across a wide range of price points.
BRIDGE LOANS
A bridge loan allows you take the equity from your current home listed for sale and use it as the down payment for, or in some cases finance the entire purchase of the new home. They are a short-term loan intended to help “bridge” the gap between buying and selling so someone doesn’t have to have a contingent offer or wait for their home to sell.
ARMs (Adjustable Rate Mortgages)
With stubbornly high interest rates, Adjustable-Rate Mortgages are having a bit of a comeback, particular in the jumbo loan space. It’s important to know how they work, but they can be a valuable tool to save significant interest. I’d recommend an ARM that has at least a 7-year fixed rate period.
HELOCs (Home Equity Line of Credit)
With so much equity built up over the years, many people are tapping into their home by using a HELOC. This can be a great way to help fund the down payment on a 2 nd home or investment property. Many people think you can’t borrow money for a down payment, but “secured borrowed funds”, like a HELOC secured by real estate, can be. PRO TIP – Federal Credit Union HELOC’s can often have less fees than a bank for this type of financing.
PHYSICIANS – SEE RATES BELOW
Medical professionals have access to loan programs with little or no money down that can really help them land that next property when they don’t have the typical large down payment needed. Banks and credit unions that have these programs understand that many physicians may have solid incomes, but student loans and other expenses make it harder for them to save for a significant down payment, so these are meant to help.
LAND LOANS / CONSTRUCTION & RENOVATION FINANCING
More and more people are seeing the benefit of buying land and building a custom home. While some in this situation may be fortunate enough to be able to pay cash, there is a benefit to using a loan and keeping your own funds available for cost over-runs and other expenses. The rates on these are around the same, or in some cases lower, than conventional financing.
ASSET-BACKED LOANS & LINES OF CREDIT
This is something that many people don’t think about. You are generally able to get a line of credit or loan against a brokerage account and can draw on that to use for a down payment on a home, the whole purchase or just for any other expenses. These can often come at a very good interest rate and provide flexibility and liquidity without selling any investments.
Along with all the unique lending out there right now, it’s also important to work with an icredible, professional lender. A true professional lender knows what they can and can’t do. They also have a large network of other lenders who have access to or specialize in programs they don’t. A good loan officer will say, “I can’t do what you’re looking for, but I
know exactly what you need and I have a contact who can help”
If you would like to be connected with my vetted contacts for mortgage professionals, reach out and I’m happy to make an introduction.
Specialized Portfolio Loan Programs – Current Rates
Courtesy of Joe Defosset (NMLS: 1040423) with Liberty Federal Credit Union –
970-290-6028 | [email protected]
- Doctors/Dentists/Pharmacists Loan (0% Down): 6.125%
- One-time-Close Construction and Renovation: 6.00%
- Lot/Land Loan: 6.875%
- Jumbo: 5.875%
- Community Hero 100 (0% Down): 6.25%
- DSCR: 7.25%
- HELOC: 6.75% (Prime+0%)
- Bridge Loan: 7.75% (Prime + 1%)
- “Fix-and-hold” Investment Property Renovation: 6.75%
These rates are valid as 06/26/2026. Rates will always vary based on many factors, but this is based on a purchase of $650k in Colorado ($1.2M for jumbo), 25% down (or 0% down if stated), 780 credit score. Please reach out to Joe directly for information on any specific scenarios.
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