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Ben Bell

Branch Manager |NMLS 1450064
  • (770) 841-1532
  • bbell@umortgage.com

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Meet Ben!

I am very passionate about providing the best customer service whether my clients are purchasing a home or refinancing. We strive for total satisfaction with the process from start to finish. Communication is the key source to having a successful transaction. Any type of Mortgage Loan needed, we take the time to focus on their needs and priorities of the customer!

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Housing Market Update | Week of August 11th

Rates barely budged last week thanks to a lack of new economic data. Still, mortgage rates are the lowest they’ve been all year. These lower rates gave housing demand a lift, with purchase application data increasing week-over-week and inventory dipping slightly. This week’s big story is Tuesday’s CPI inflation report, which could push rates up or down depending on the results. As always, labor data holds more weight than inflation in terms of mortgage rate movements, so Thursday’s Initial Jobless Claims report could give us clues on how soon the Fed might act. Last Week's Mortgage Rate Recap Rates Were Steady Last week was quiet in terms of new economic data, and mortgage rates remained steady. The most newsworthy event is the ongoing changes at the Federal Reserve following Fed Governor Adriana Kugler’s resignation on Friday. President Trump said Stephen Miran, the former Chair of the Council of Economic Advisors, would take her place. Miran has publicly favored rate cuts, and his view is becoming more common after Fed Governor Michelle Bowman recommended three rate cuts in 2025 over the weekend. This is, of course, dependent on labor and inflation data. In terms of housing data, lower rates helped increase housing demand with 2% week-over-week growth and 18% year-over-year growth for purchase applications. Single-family inventory—which reached a new five-year high on August 1st—ticked slightly lower, likely due to this increase in demand. Inventory is still up 24% year over year, which bodes well for a healthy market with an influx of demand as rates continue to drop. This Week's Mortgage Rate Forecast Rates Could Move Slightly It’s inflation week this week, with our CPI and PPI inflation reports slated to drop on Tuesday and Thursday, respectively. CPI will hold the most weight for mortgage rate movements this week. Economists currently expect the reading to be between 0.16% and 0.2%, which is a relatively tame reading. These readings will give us some key insights into how the bond market will react to either higher or lower inflation data. While this inflation data could move the market, the labor market remains the most influential in determining whether the Fed cuts rates this year. This was reinforced in Bowman’s comments regarding three rate cuts over the weekend. She highlighted the revised job growth data, which showed a significant slowdown in hiring, and argued that waiting too long to act could cause unnecessary market volatility. Because of this, we’ll want to keep watching Thursday’s Initial Jobless Claims report, which shows the number of individuals filing for unemployment for the first time. Last week, jobless claims ticked higher, but the overall figure remains relatively low. The market is constantly changing, so if you have any questions regarding rates or specific products for any of your buyers, make sure to stay in touch with your UMortgage Loan Originator for timely updates and expert insight!

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How to Consolidate Debt Using Your Home Equity

If you’re like many homeowners holding off on refinancing because you don’t want to lose your low mortgage rate, it might be time to look at the bigger picture. Yes, rates aren’t what they were a few years ago. However, credit card debt is at record highs, with average interest rates north of 20%. For households juggling thousands in revolving debt, it’s not the mortgage rate that’s crushing monthly cash flow; it’s those high-interest minimum payments. If you’re feeling financially squeezed, loan products like a cash-out refinance or home equity line of credit (HELOC) can help you take control by using your home’s equity to consolidate debt and reclaim hundreds, sometimes thousands, in monthly breathing room. Brian Cardenas, UMortgage Loan Originator, has been using these strategies to save his clients hundreds of dollars per month. “Money is one of the biggest stressors that we experience in our lives,” said Cardenas. “People are sitting on a ton of equity and a really low interest rate on their home. But they also have this albatross around their neck of this high-interest debt that’s just crushing them.” According to the Federal Reserve Bank of New York, total outstanding credit card debt stood at approximately $1.21 trillion by the end of Q4 2024 – a $45 billion increase from the prior quarter, marking a 7.3% year-over-year rise. At an average APR of 21.37%, as reported by the Federal Reserve in February 2025, that extra debt adds up fast. With a cash-out refi or HELOC, you’re using the money you’ve already invested in your home instead of taking on more debt with high-interest credit cards or personal loans. Here’s how each works, so you know your options before you commit. What is a Cash Out Refinance and How Does One Work? A cash-out refinance allows homeowners to replace their current mortgage with a new loan that provides extra funds by tapping into the equity homeowners have built in their property. Essentially, homeowners can "cash out" a portion of their equity to use as they see fit. This process works by allowing homeowners to borrow against their home equity, which is the difference between the home’s appraised market value and the remaining mortgage balance. By taking out a larger loan, the borrower receives the excess in cash after paying off the original mortgage. For a clearer picture of how this can work, use UMortgage’s Refinance Calculator to see what a cash-out refi might look like for you. What is a HELOC Loan and How Does One Work? A Home Equity Line of Credit (HELOC) is a loan that lets you borrow against your home’s equity without replacing your existing mortgage. Think of it like a credit card that can be used, repaid, and used again over time. This flexible borrowing option is based on the difference between the home’s current market value and the outstanding mortgage balance. Homeowners can draw from the line of credit as needed, whether for home improvements, debt consolidation, or other significant expenses, and only pay interest on the amount they use. Why You Should Consult with an Expert Before You Act Accessing your equity is just like any other mortgage product: there’s no one-size-fits-all option. That’s why it’s so important to consult with a mortgage expert before you pull the trigger. Working with a UMortgage Loan Originator takes out the guesswork; you’ll have someone in your corner who will present you with all your options so you can make an informed decision that works best for your financial future. “After crunching all the numbers, I found out that there were some considerable savings that we can present to this borrower and help relieve some of the financial burdens that they’re experiencing every single month,” said Cardenas regarding a client whose debt he consolidated earlier this year. “We’re just simply presenting options and letting the consumer decide which, if any of these options, is going to fit their needs best.” If you want to discover your options to consolidate your debt with your home’s equity, or learn more about HELOC rates, fill out this form to connect with a UMortgage Loan Originator in your area. They’ll reach out shortly after you submit to start the process.

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5 Things You Need to Do to Prepare for a Refinance

Refinancing your mortgage can be a smart move to improve your financial situation, but it’s not something you want to rush into unprepared. Whether your goal is to lower your interest rate, consolidate debt using your home’s equity, add/remove someone from your mortgage, or adjust your loan, setting yourself up for success starts with preparation and education. In this guide, we’ll walk you through five key steps to help you feel confident and ready to make the most of your refinance. Set Your Refinance Goals There are a lot of reasons you might want to refinance, with specific programs that will help you achieve your specific goals. That’s why the most important first step of a refinance is determining why you want to refinance. Is your goal to save money by lowering your monthly mortgage payment? Maybe you want to cash out some of your equity to pay off high-interest debt like credit cards or auto loans. Perhaps you want to use your equity to pay for a home renovation project. Or you might have an FHA loan that you want to turn into a conventional loan to get rid of your mortgage insurance premium payment. A refinance can help you achieve any of these goals. Before you get the ball rolling on your refi, it’s important to identify those goals so you know what kind of refinance works best for you. Not entirely sure of your goals? See the top 3 reasons why homeowners choose to refinance their mortgage with UMortgage for some inspiration. See How Much Equity You Have If you want a conventional refinance, lenders typically require a minimum of 20% home equity. Your equity is the difference between your home’s current market value and your mortgage’s remaining principal balance. For example, if your home is appraised at $300,000 and your mortgage’s remaining principal balance is $150,000, then you have 50% or $150,000 in equity. You can find your remaining mortgage balance on the same site where you pay your mortgage each month. For an accurate assessment of your home’s market value, you’ll need to get it appraised. Appraisals are a mandatory part of the refi process, which we’ll touch on later. Use UMortgage’s Refinance Calculator for an estimate of your refi options. Review Your Finances Just like the mortgage process when you bought your home, lenders will need to review your current financial picture to determine the refinance options and loan terms that you qualify for. This includes your credit score, income, debt, and available assets. For example, when you apply for your refinance, you’ll need to provide an up-to-date credit score. A higher score (typically 740 or higher) can unlock the most competitive rates, while a lower score might mean higher rates or more limited options. Beyond your credit score, you’ll also want to review anything that could prevent you from qualifying. Think about things like tax liens, recent debt delinquencies, or a high debt-to-income ratio. Addressing those issues ahead of time will expedite the refi process, improve your chances of approval, and get you better terms. You’ll also need to factor in closing costs, which typically range from 2–5% of your loan amount. You can pay these out of pocket, roll them into your new loan, or ask your UMortgage Loan Originator about a no-cost refinance. Finally, gather all necessary documentation for your application. That includes: Recent pay stubs or proof of income W-2s or tax returns Bank statements Documentation for any large deposits or financial gifts Having these prepared can help you navigate the refinance process more smoothly and confidently. Connect With a UMortgage Loan Originator The most important step in the refinance process is connecting with a mortgage expert who can help you understand your options and guide you toward the best solution for your goals. When you work with a UMortgage Loan Originator, you gain a strategic mortgage partner invested in your long-term financial well-being. They’ll help you understand what’s possible now and what steps to take to improve your position if now isn’t the best time for you to refinance. With their support, you can feel confident knowing you're making the best decision for your financial future. Ready for an expert’s insight? Fill out this form to get connected with a UMortgage Loan Originator in your area. Prepare Your Home for a Refi Appraisal Just like when you first bought your home, your refinance will require an appraisal. The appraiser’s job is to estimate your home’s current market value, which helps determine how much equity you have. That number can impact everything from the rate you’re offered to how much cash you can access if you’re doing a cash-out refinance. While you can’t control the market or magically add square footage, you can take a few smart steps to make sure your home shines during the appraisal. Start with the basics: clean up, declutter, and take care of any small repairs you’ve been putting off. Things like chipped paint, leaky faucets, or broken fixtures can influence the appraiser’s overall impression of your home and impact your value. Next, make sure your home is up to code when it comes to health and safety standards. Check that smoke and carbon monoxide detectors are installed & working. If the appraiser can’t verify that your home meets the necessary standards, it could delay your refinance or even affect your eligibility. Finally, don’t be afraid to advocate for your home. If you’ve made any significant improvements (like updating your kitchen, replacing your roof, or installing new flooring), create a list to share with the appraiser. It’s a great way to ensure your upgrades are seen and factored into your home’s value. Eager to learn more about your refi options? Click here and fill out the form with your refinance goals, and we’ll get you connected with a UMortgage Loan Originator near you who will help you get the process started. If you want to do more independent research about the refinance process, dive deeper with our resources below! How to Refinance Your Mortgage Three Reasons to Refinance Your Home Loan UMortgage’s Refinance Calculator How a Cash-Out Refinance Can Balance Your Budget Your Credit Score’s Role in the Mortgage Process

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