Larry Gonzales

December housing demand just hit a three-year high, and there are three major reasons:

✔️ The spread between the 10-year Treasury and 30-year mortgage is tightening
✔️ Inventory is rising
✔️ Rates are holding steady in the low-6% range

In this week’s update, I break down what’s happening with mortgage rates, why VA rates are now under 6%, and what to expect as the Fed prepares for its next rate decision.

This is one of the biggest news weeks of the year:

• Treasury auctions
• ADP job report (six months of negative prints)
• JOLTS showing fewer openings
• Fed rate cut expectations
• Powell’s comments that will move mortgage pricing

Plus — a preview of the Honolulu Board of Realtors’ November report, showing which Oahu areas are slowing and which ones are still on fire.

If you're buying, selling, or refinancing in Hawaii, this is the update you don’t want to miss.

✅ Here is how to contact me:

1️⃣ Take the first step to homeownership! Get pre-approved in under 2 minutes at my website: larrythelo.com
2️⃣ Give me a call 📞 808-348-5287

Social Media Handle:

👉 Instagram - larrythelo
👉 Facebook - LarrytheLO

All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied.

Any programs shown do not demonstrate all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice.

This is not an offer to extend credit or a commitment to lend.

All loans subject to underwriting approval.

Some products may not be available in all states and restrictions apply.

Equal Housing Opportunity.

VA rates just hit their lowest point of the year — around 5.87% — and there’s still room for them to go lower.

Here’s what’s happening in the Hawaii market:

📉 Rates dropped into the 5–6% zone
📉 Inventory dropped at the exact same time

On Oahu, we hit a 10-year high in active inventory back in July (over 3,500 homes).

But as rates started falling, inventory began tightening fast. Sellers and buyers are moving again — and VA buyers are in a uniquely strong position.

Lower rates =
✔️ Lower payments
✔️ Higher affordability
✔️ More room to compete

But tightening inventory =
✔️ Less time to hesitate

If you’re a VA buyer, this is the window you’ve been waiting for.

DM “VA RATE” and I’ll run your updated numbers.

#VAloan #VARates #militaryhomebuyer #hawaiirealestate #oahumarket #mortgagerates

Watch the full video here: https://youtu.be/ScCgJNqE0lk

✅ Here is how to contact me:

1️⃣ Take the first step to homeownership! Get pre-approved in under 2 minutes at my website: larrythelo.com
2️⃣ Give me a call 📞 808-348-5287

Social Media Handle:

👉 Instagram - larrythelo
👉 Facebook - LarrytheLO

All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied.

Any programs shown do not demonstrate all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice.

This is not an offer to extend credit or a commitment to lend.

All loans subject to underwriting approval.

Some products may not be available in all states and restrictions apply.

Equal Housing Opportunity.

How much home can you actually afford in Hawaii?

Most buyers guess… and most guess wrong.

Income, debt, credit score, interest rates, and even Hawaii’s unique property taxes all play a role. And trust me — those numbers hit differently here.

I talk to homebuyers every day who fall in love with homes before they know their real number.

That’s how people end up stressed, overextended, or missing out on homes they could have afforded.

When you know your true budget, you:

✅ Shop smarter
✅ Negotiate stronger
✅ Buy with confidence

No fluff, no pressure — just real talk about what you can comfortably afford in Hawaii.

DM “AFFORD” and I’ll run your personalized numbers.

#hawaiirealestate #homeaffordability #firsttimehomebuyer #hawaiihomes #millennialmoney #genzmoney

Watch the full video here: https://youtu.be/ScCgJNqE0lk

✅ Here is how to contact me:

1️⃣ Take the first step to homeownership! Get pre-approved in under 2 minutes at my website: larrythelo.com
2️⃣ Give me a call 📞 808-348-5287

Social Media Handle:

👉 Instagram - larrythelo
👉 Facebook - LarrytheLO

All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied.

Any programs shown do not demonstrate all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice.

This is not an offer to extend credit or a commitment to lend.

All loans subject to underwriting approval.

Some products may not be available in all states and restrictions apply.

Equal Housing Opportunity.

One of the biggest myths in homeownership is that you need a 20% down payment.

❌ You don’t.

Especially if you’re a first-time homebuyer.

Here’s the real breakdown:

✅ Conventional Loan (Fannie Mae/Freddie Mac)

• First-time buyers can put just 3% down with good credit.
• Not 20%. Not even 5%.

✅ FHA Loan

• Requires as little as 3.5% down
• You don’t need perfect credit — just solid, steady credit.

The truth? Getting into a home is more accessible than most people think.

It’s about knowing your options and choosing the right loan for your situation.

DM “DOWN” and I’ll help you figure out which programs you qualify for.

Watch the full video here: https://youtu.be/ScCgJNqE0lk

✅ Here is how to contact me:

1️⃣ Take the first step to homeownership! Get pre-approved in under 2 minutes at my website: larrythelo.com
2️⃣ Give me a call 📞 808-348-5287

Social Media Handle:

👉 Instagram - larrythelo
👉 Facebook - LarrytheLO

All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied.

Any programs shown do not demonstrate all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice.

This is not an offer to extend credit or a commitment to lend.

All loans subject to underwriting approval.

Some products may not be available in all states and restrictions apply.

Equal Housing Opportunity.

Thinking about buying a home someday, but you’re not ready yet? Totally normal.

But here’s what most Millennials and Gen Z buyers don’t realize:
You usually need 12–24 months to get loan-ready.

Your credit score is your financial report card.

It determines whether you get approved, what kind of loan you can get, and how much you’ll pay for it.

A good loan officer will guide you through the process, help you understand your credit, and build a plan so you’re ready when the time comes.

Start early. Start smart.

DM “READY” and I’ll walk you through your homebuyer prep plan.

Watch the full video here: https://youtu.be/ScCgJNqE0lk

✅ Here is how to contact me:

1️⃣ Take the first step to homeownership! Get pre-approved in under 2 minutes at my website: larrythelo.com
2️⃣ Give me a call 📞 808-348-5287

Social Media Handle:

👉 Instagram - larrythelo
👉 Facebook - LarrytheLO

All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied.

Any programs shown do not demonstrate all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice.

This is not an offer to extend credit or a commitment to lend.

All loans subject to underwriting approval.

Some products may not be available in all states and restrictions apply.

Equal Housing Opportunity.

Not ready to buy a home yet? Most Millennials and Gen Z aren’t — but your prep window starts long before you think.

You usually need 12–24 months to fix credit, build savings, and get loan-ready.

A loan officer can walk you through every step so you’re not scrambling when you finally want to buy.

DM “READY” for your homebuyer prep plan.

Watch the full insights here: https://youtu.be/ScCgJNqE0lk

✅ Here is how to contact me:

1️⃣ Take the first step to homeownership! Get pre-approved in under 2 minutes at my website: larrythelo.com
2️⃣ Give me a call 📞 808-348-5287

Social Media Handle:

👉 Instagram - larrythelo
👉 Facebook - LarrytheLO

All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied.

Any programs shown do not demonstrate all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice.

This is not an offer to extend credit or a commitment to lend.

All loans subject to underwriting approval.

Some products may not be available in all states and restrictions apply.

Equal Housing Opportunity.

ADP jobs report came in way under expectations — instead of +40k jobs, we lost 32k.

Small businesses alone dropped 120k jobs, signaling real cracks in the labor market.

A cooling job market = increased chances of rate movement.

If you're buying in Hawaii, this is the kind of data that can shape your strategy.

DM me “REPORT” for today’s rate breakdown.
Watch the full insights here: https://youtu.be/ScCgJNqE0lk

✅ Here is how to contact me:

1️⃣ Take the first step to homeownership! Get pre-approved in under 2 minutes at my website: larrythelo.com
2️⃣ Give me a call 📞 808-348-5287

Social Media Handle:

👉 Instagram - larrythelo
👉 Facebook - LarrytheLO

All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied.

Any programs shown do not demonstrate all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice.

This is not an offer to extend credit or a commitment to lend.

All loans subject to underwriting approval.

Some products may not be available in all states and restrictions apply.

Equal Housing Opportunity.

This week’s update breaks down the latest on interest rates, employment trends, and what they mean for first-time homebuyers — especially Millennials and Gen Z.

We cover why now might be the right time to stop waiting and start planning for your first home.

Whether you’re thinking about saving for a down payment, building up your credit, or trying to understand loan options, this video gives you the real picture — no fluff, no pressure.

00:00 — Intro & Why This Matters (Millennials & Gen Z)
00:45 — “Big Three” Overview: Prices, Inventory, Interest Rates
02:10 — Weekly Headline: Labor Market Showing Cracks
03:00 — ADP Jobs Report: Private Sector Job Loss, What It Means
04:20 — Small Business Job Losses & Wage Growth Slowing
05:15 — What This Could Mean for the Fed & Mortgage Rates
06:00 — Why First-Time Buyers Should Act Now — Don’t Wait Until 30s/40s
07:05 — Credit & Debt: Your “Financial Report Card”
08:20 — Saving for a Down Payment: Strategy Tips
09:05 — Why You DON’T Need 20% Down (Loan Options Explained)
10:00 — Zero‑Down & Low‑Down Loan Programs (FHA, USDA, VA)
11:15 — Real-Life Example: Young Veteran Homebuyer Before Age 25
12:30 — Hidden Costs: What You Must Include in Your Budget (Taxes, Insurance, HOA, etc.)
13:40 — How Lenders Really Assess Affordability (Income, DTI, Credit)
14:30 — VA Rates & Inventory Trend Analysis — What’s Happening on Oʻahu
15:50 — What Could Happen If Rates Continue to Drop (or Rise)
17:10 — Key Takeaways & Home‑Buying Advice
17:45 — Outro: What You Should Do Next (Comment, Subscribe, Share Your Thoughts)

Whether you’re curious about how much home you can afford, need help improving your credit, or want to explore low‑down payment loan options, I’ve got you.

Drop a comment or reach out — I’m here to help you buy with confidence, not confusion.

✅ Don’t forget to Like, Subscribe, and Share if you found this helpful. Hit the notification bell so you never miss an update.


✅ Here is how to contact me:

1️⃣ Take the first step to homeownership! Get pre-approved in under 2 minutes at my website: larrythelo.com
2️⃣ Give me a call 📞 808-348-5287

Social Media Handle:

👉 Instagram - larrythelo
👉 Facebook - LarrytheLO

All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied.

Any programs shown do not demonstrate all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice.

This is not an offer to extend credit or a commitment to lend.

All loans subject to underwriting approval.

Some products may not be available in all states and restrictions apply.

Equal Housing Opportunity.

MONDAY RATE UPDATE – DEC 1, 2025

Welcome to December! After a long Thanksgiving weekend, we’re kicking off a market-moving week with jobs data and the Fed’s favorite inflation report on deck. Rates have been volatile all year, but momentum is finally shifting in the right direction as we head toward 2026.

Here’s what to watch this week:
✔ ADP Jobs Report – Wed
✔ Jobless Claims – Thu
✔ PCE Inflation Report – Fri

If job growth slows and inflation stays near the 2.9% range—or drops even further—we could see continued downward pressure on interest rates.

Current levels:
Conventional: 6.2–6.5%
VA: 5.87–5.88% (Year low!)

As rates trend lower, expect more movement in 2026. Inventory, PCS season, and buyer demand could shift fast once VA rates hit the mid-5s.
Do you think rates will keep falling? Will 2026 finally be the rebound year?

Drop your thoughts below 👇

Like, comment, and subscribe to stay updated on Hawaii + VA market trends every Monday.

#MortgageRates #VAloans #HawaiiRealEstate #RateUpdate #HousingMarket2025 #InterestRates

✅ Here is how to contact me:

1️⃣ Take the first step to homeownership! Get pre-approved in under 2 minutes at my website: larrythelo.com
2️⃣ Give me a call 📞 808-348-5287

Social Media Handle:

👉 Instagram - larrythelo
👉 Facebook - LarrytheLO

All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied.

Any programs shown do not demonstrate all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice.

This is not an offer to extend credit or a commitment to lend.

All loans subject to underwriting approval.

Some products may not be available in all states and restrictions apply.

Equal Housing Opportunity.