National inventory up 3 to 5% year over year and what it means for Utah sellers. How buyer behavior has shifted in a balanced market. The three pricing strategies and when each one works. How search price brackets make an overpriced home invisible. Why the first two weeks on market are your most powerful asset. A real listing case study using event-based pricing. How to diagnose a stalled listing using showings data. Why token price reductions don't work. How to create a second window of visibility with a meaningful adjustment. What sellers leave on the table by starting too high and chasing the market down.

Should you wait for rates to drop? A mortgage expert's blunt answer

Melissa Jones, founder of Keyvia Mortgage, brings nearly 30 years of financial industry experience to the table — and she is not here to sugarcoat anything. In this episode, Courtney and Melissa dig into where rates actually stand, how buyers can get creative with financing, and the honest mistakes that derail deals right before closing.

If you have been watching rates and wondering whether now is the time to buy or keep waiting — this episode was made for you. Melissa breaks down the current rate environment heading into Q2, explains creative loan tools most buyers have never heard of, and shares the one mistake she sees derail transactions again and again (that has nothing to do with your credit score).

In this episodeEpisode timestamps00:00Introduction — meet Melissa Jones and the story behind Keyvia Mortgage06:40Why Melissa left the corporate lending world and launched her own brokerage — "I didn't want to make other companies wealthy anymore"08:00What "Keyvia" means — and why the name perfectly captures her mission09:00Independent broker vs. big lender: where the savings actually come from10:30Where rates are right now heading into Q2, and what the Fed's latest decision means for buyers12:30"Should I wait for rates to hit 5%?" — Melissa's honest answer14:00Rate buydowns explained: the permanent buydown vs. the 2-1 buydown18:00What separates buyers who get approved easily from those who struggle21:00What "building lasting financial confidence" actually looks like in practice22:30The 20% down myth — and what mortgage insurance actually costs per month25:30What buyers can do right now to position themselves for approval27:30The most common avoidable mistakes Melissa sees buyers make32:00Why your lender choice matters as much as your loan program37:00What Melissa wishes real estate agents understood about the lending process43:00One piece of advice for every first-time home buyer45:30Commercial loans and how Melissa helps business owners find financing47:00How to reach Melissa and connect with Keyvia Mortgage

Today is February 17, 2026, the first day of the Year of the Fire Horse, and I released this episode today on purpose.

The Fire Horse comes once every 60 years. It brings passionate movement, bold momentum, and courageous action. After a year of shedding, reflecting, and doing deep inner work in the Snake year, we are finally ready to run.

But before we gallop forward, I want to honor what 2025 actually asked of us, because it was hard. For me personally, and in the Utah real estate market.

In this episode, I get honest about:

• What the Snake year revealed in me (overfunctioning, perfectionism, releasing what no longer aligned)
• What 2025 really looked like in Utah real estate (pricing was challenging - we were testing, adjusting, adapting)
• Why the Snake year market rewarded persistence and adaptability over perfection
• What the Year of the FIRE Horse means for 2026, and why this year is different
• I'm an Earth Horse (born 1978), and what it means to have my grounded nature ignited by Fire Horse energy

PLUS practical real estate guidance for buyers and sellers in 2026:

• Why waiting for rates to drop could cost you $15,000-$25,000 on a $500K home
• Utah has averaged 4% appreciation annually for 30 years - prices are going up, not down
• What's actually selling in 2026 (hint: presentation + adaptability wins)
• Why this is the year to act on clarity, not wait on fear

This episode is personal, reflective, and honest. It's for anyone who navigated a hard 2025 and is ready to step into 2026 with intention and courage.

The shedding was necessary. The clarity was earned. Today, we move.

CONNECT WITH COURTNEY:Thinking about buying, selling, or investing in 2026? Let's talk.📧 courtney@nielsenpropertygroup.com📞 801.230.8278🌐 nielsenpropertygroup.com📍 Serving Eagle Mountain, Saratoga Springs, Lehi, Utah (and beyond)

If this episode resonated, please subscribe, rate, and review. Share it with someone who's ready to step into their Fire Horse year.

Happy Year of the Fire Horse. Let's gallop forward, together. 🔥🐴

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