Is now a smart time to buy a home—or just a risky financial move?

On this episode of Women's Money Wisdom, host Melissa Joy, CFP® sits down with returning guest and mortgage specialist Erica Powers CMPS®, CDLP®, NMLS#739673. First Merchants Bank is an Equal Housing Lender and a Member FDIC. She unpacks the ever-changing housing market and what it means for your money moves.

With over 20 years of experience and certifications in divorce lending and mortgage planning, Erica helps us cut through the confusion about mortgage rates, affordability, and refinancing strategies.

Together, Melissa and Erica explore:

🏡 The real reasons mortgage rates rise and fall—spoiler: it's not just the Fed
📍 Regional housing market trends across the U.S.—from inventory shortages to insurance issues
💡 How to evaluate if refinancing makes sense (and how to find your break-even point)
⏳ Advice for buyers on when to act and why trying to time the market is a myth
📈 What adjustable-rate mortgage holders need to know before their reset

Whether you’re a first-time buyer, thinking of refinancing, or just trying to understand how rates work, this episode will leave you feeling more informed and financially empowered.

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