5 Money Moves to Make Before the Clock Strikes 2026

Between the holiday parties, last-minute shopping, and finalizing travel plans, the last week of December is arguably the busiest time of the year. It’s tempting to put everything "financial" on hold until January 1st.

But before you pop the champagne to ring in 2026, there are a few strategic moves you can make right now that will pay off big time in the new year. Whether you are planning to buy a home next year, refinance, or just want to start 2026 on solid financial footing, here is your end-of-year checklist:

1. The "Use It or Lose It" Audit

If you have a Flexible Spending Account (FSA) for healthcare or dependent care, check your balance immediately. Unlike Health Savings Accounts (HSAs), FSA funds often expire at midnight on December 31st.

• Action Step: Need new glasses, contact lenses, or a dental check-up? Book those appointments or place those orders now. Don't let your hard-earned money disappear!

  
  

2. Max Out Your Retirement (and Lower Your Tax Bill)

You have until December 31st to make contributions to your 401(k) for the 2025 tax year.

• Why it matters: Every dollar you contribute (up to the $23,500 limit, or $31,000 if you're 50+) lowers your taxable income for the year.

• Pro Tip: If you have an IRA, you actually have until Tax Day (April 15, 2026) to contribute, but getting it done now means one less thing to worry about later.

  
  

3. Check Your Credit Report (Especially if You’re Buying in 2026)

If purchasing a home is on your vision board for 2026, your credit score is your most valuable asset. A higher score can save you thousands of dollars in interest over the life of a mortgage loan.

• Action Step: Go to AnnualCreditReport.com and pull your free reports. You aren’t looking for your exact score as much as you are looking for errors. Did a credit card you paid off still show a balance? Is there an old account you don't recognize?

• Town Team Note: If you find an error, disputing it now gives you a head start so your credit is sparkling clean when you apply for pre-approval.

  
  

4. Review Your Homeowners Insurance

With property values changing and inflation affecting repair costs, the policy you bought three years ago might not offer enough coverage today.

• Action Step: Take 15 minutes to review your policy limits. Make sure your "dwelling coverage" actually matches the current cost to rebuild your home. If you’ve made major renovations this year (like a new kitchen or finished basement), let your agent know ASAP.

  
  

5. Get Organized for Tax Season

"Future You" would be so incredibly grateful if "Present You" organizes that shoebox of receipts now.

• Action Step: Create a digital or physical folder for "2025 Taxes." Gather your W-2s, 1099s, mortgage interest statements (Form 1098), and charitable donation receipts as they come in. If you pay property taxes directly (not through escrow), find those receipts now to ensure you get your deduction.

  
  

Let’s Make 2026 Your Best Financial Year Yet

The end of the year is a time for reflection, but it’s also the perfect time for action. A few small steps this week can set the tone for a prosperous 2026.

Are you looking to buy, sell, or refinance in the New Year? The market is always moving, and we are here to help you navigate it. Reach out to Barry, Zach, and the Town Team today. We’ll help you crunch the numbers and build a mortgage strategy that fits your life.

Happy New Year from everyone at Town Team Mortgage!

Disclaimer: Town Team Mortgage is not a tax advisory firm. Please consult with a qualified tax professional or financial advisor regarding your specific financial situation.

Effective Mortgage Refinance Strategies to Save You Money

Refinancing your mortgage can feel like a maze. You want to save money, but the process seems complicated. Don’t worry! With the right strategies, you can make smart moves that put more cash in your pocket and reduce your stress (along with your monthly payments). Town Team Mortgage is here to guide you through the best options. Barry and Zach offer top-notch customer service, a wide range of loan products, and the lowest rates around. Let’s dive into some effective refinance mortgage strategies that work.

Smart Mortgage Refinance Strategies You Can Use Today

When you think about refinancing, the goal is usually to lower your monthly payments or pay off your loan faster. Here are some strategies that can help you do just that:

1. Shop Around for the Best Rates

Don’t settle for the first offer you get. Rates can vary a lot between lenders. Barry and Zach at Town Team Mortgage make it easy to compare options so you get the best deal. Even a small difference in interest rates can save you thousands over the life of your loan.

2. Consider Loan Term Adjustments

Refinancing isn’t just about lowering your rate. You can also change your loan term. Switching from a 30-year to a 15-year mortgage might increase your monthly payment but save you a ton in interest. Or, if you want lower payments, extending your term could help.

3. Use Cash-Out Refinancing Wisely

If you have equity in your home, cash-out refinancing lets you tap into that money. Use it for home improvements, debt consolidation, or other investments. Just be careful not to borrow more than you can comfortably repay.

4. Look Into Specialized Loan Options

Town Team Mortgage offers FHA, VA, and jumbo loans. These can be great if you qualify. For example, VA loans often have no down payment and lower rates for veterans. FHA loans are good for buyers with lower credit scores.

5. Factor in Closing Costs

Refinancing isn’t free. Closing costs can add up to 2-5% of your loan amount. Make sure the savings from your new loan outweigh these costs. Barry and Zach can help you calculate your break-even point so you know when refinancing makes sense.

Refinancing your home can save you money

What is the 2% Rule for Refinancing?

The 2% rule is a simple way to decide if refinancing is worth it. Here’s how it works:

If the total closing costs of your refinance are less than 2% of your current loan balance, it’s usually a good deal. For example, if you owe $200,000 on your mortgage, and the closing costs are $3,000, that’s 1.5%—which fits the rule.

Why does this matter? Because if your closing costs are too high, it might take years to recover those costs through monthly savings. The 2% rule helps you avoid refinancing when it won’t save you money in the long run.

Barry and Zach at Town Team Mortgage always help you crunch these numbers so you can make an informed choice.

When to Refinance: Timing is Everything

Knowing when to refinance is just as important as how. Here are some signs it might be time:

• Interest rates drop by at least 0.5% to 1%

Even a half-percent drop can lower your monthly payment significantly.

• Your credit score has improved

Better credit means better rates. If your score has gone up since you got your original loan, refinancing could save you money.

• You want to switch from an adjustable-rate to a fixed-rate mortgage

If you’re worried about rising rates, locking in a fixed rate can give you peace of mind.

• Your financial situation has changed

Maybe you got a raise or want to pay off your loan faster. Refinancing can help you adjust your loan to fit your new goals.

• You want to eliminate private mortgage insurance (PMI)

If your home’s value has increased and you now have more than 20% equity, refinancing can help you drop PMI and save money.

Calculating the best time to refinance your mortgage

How Town Team Mortgage Makes Refinancing Easy

Refinancing can be overwhelming, but it doesn’t have to be. Town Team Mortgage is proud to be the best mortgage company in the world. Barry and Zach know the market inside and out. They’ll walk you through every step, from pre-approval to closing.

Here’s what you get with Town Team Mortgage:

• Personalized service tailored to your financial situation

• Access to a wide range of loan products including FHA, VA, and jumbo loans

• Competitive rates that save you money

• Clear explanations so you understand your options

• Fast and smooth processing to get you into your new loan quickly

  
  

They’re not just about numbers, they’re about making sure you feel confident and informed.

Next Steps: How to Get Started

Ready to see if refinancing is right for you? Here’s what to do next:

Contact Town Team Mortgage

Barry and Zach will review your situation and help you explore your options.

Start the application

Make sure you're eligible with a fast and easy application process

Calculate your break-even point

Make sure refinancing will save you money in the long run.

Compare loan offers and lock-in your rate

Once you’re happy with the deal, Town Team Mortgage will guide you through the rest of the paperwork.

Remember, refinancing is a powerful tool when used right. With the right strategies and expert help, you can lower your payments, pay off your home faster, or tap into your home’s equity.

If you want to learn more about how to refinance mortgages smartly, Barry and Zach are ready to help you make the best move.

Refinancing your mortgage doesn’t have to be confusing or stressful. Use these strategies, lean on the expertise of Barry and Zach, and take control of your personal finances today. Town Team has your back, so you’ve got this!

5 Smart Steps to Prepare for Your Home Purchase in 2026

Family on the pathway to homeownership

Buying a home is one of life’s most exciting milestones—but it can also feel overwhelming if you’re not prepared. At Town Team Mortgage, we believe that a smooth homebuying journey starts with a solid plan. Whether you’re a first-time homebuyer or looking to upgrade, these five steps will help you set yourself up for success in 2026.

1. Check Your Credit Health

Your credit score plays a major role in determining your mortgage options and interest rates. Start by reviewing your credit report and disputing any errors. Pay down high-interest debt and avoid opening new credit lines before applying for a mortgage for a home purchase. A strong credit profile can save you thousands over the life of your loan.

2. Set a Realistic Budget

Beyond the home purchase price, factor in closing costs, property taxes, insurance, and maintenance. Use a mortgage calculator (Town Team's Mortgage Calculator) to estimate monthly payments and make sure they fit comfortably within your financial goals. Remember: your budget should allow room for unexpected expenses.

3. Get Pre-Approved Early

Mortgage pre-approval gives you a clear picture of what you can afford and strengthens your offer when you find the right home. It also helps you move quickly in competitive markets. Sellers love buyers who are pre-approved, it shows you’re serious and ready to close. (Click here to get preapproved in 24 hours or less)

4. Explore Home Purchase Loan Options

From conventional loans to FHA and VA programs, there’s no one-size-fits-all solution. Each loan type has unique benefits, so it’s important to understand your options. Barry and Zach at Town Team guide you through the choices and help you select the best fit for your situation.

5. Partner with Experts

Working with a trusted mortgage advisor and real estate agent can make all the difference. They’ll help you navigate the process, avoid pitfalls, and secure the best deal possible. At Town Team Mortgage, we’re here to simplify your journey and make homeownership stress-free.

Ready to get a head start your homebuying journey for 2026? Contact Town Team Mortgage today and let’s make your dream home a reality!