In recent months, the real estate landscape has undergone significant changes, with new rules and regulations reshaping how transactions are conducted. These changes affect buyers and sellers across the board, but LGBTQ individuals and couples navigating the housing market should be particularly aware of how these updates might impact their decisions and opportunities. At GayRealEstate.com, we’re here to keep you informed and empowered.

1. Transparency in Agent Compensation

One of the most notable changes involves how real estate agents are compensated. New rules aim to increase transparency, requiring agents to clearly disclose their commissions and how they are paid. For LGBTQ buyers and sellers, this means you’ll have a better understanding of the financial side of your transaction, making it easier to avoid hidden fees or misunderstandings.

Tip: Make sure your agent explains their compensation structure up front. Working with an LGBTQ-friendly real estate agent through GayRealEstate.com ensures you’re connected with professionals who prioritize clarity and fairness.

2. Contracts Before Home Tours

In some areas, buyers are now required to sign a representation agreement before touring homes. While this adds a layer of formality, it can also help you establish a stronger relationship with your agent and ensure they’re working in your best interest.

What It Means for LGBTQ Buyers: Choosing an agent who understands your unique needs is critical. Signing a contract ensures that your agent is committed to helping you find a home in a community where you’ll feel safe and welcome.

3. New Protections Against Discrimination

Recent policy changes reinforce anti-discrimination measures in housing, which is particularly relevant for LGBTQ individuals. While federal laws like the Fair Housing Act prohibit discrimination based on sexual orientation and gender identity, some states have gone further by implementing additional protections.

How to Navigate: Familiarize yourself with your state’s specific laws, and rely on LGBTQ-friendly agents who are committed to advocating for your rights throughout the transaction process.

4. Market Conditions: Buyers vs. Sellers

The current housing market is in flux, with inventory levels, interest rates, and demand varying widely by region. Sellers may face longer listing times, while buyers could encounter more competitive environments in desirable areas.

5. Mortgage Updates for LGBTQ Couples

Lenders are becoming more inclusive in recognizing diverse family structures, but disparities still exist. It’s essential to work with lenders who understand your unique situation and ensure fair treatment during the mortgage process.

Advice: An LGBTQ-friendly agent can connect you with lenders who are sensitive to your needs and knowledgeable about programs that support equal access to home financing.

Why These Changes Matter

The new rules emphasize fairness, transparency, and accountability — values that align closely with the mission of GayRealEstate.com. However, navigating these changes requires expert guidance, especially for LGBTQ buyers and sellers who may face additional challenges in the market.

Take Action Today

Buying or selling a home is one of the most significant decisions you’ll make, and having the right support can make all the difference. At GayRealEstate.com, we connect LGBTQ buyers and sellers with experienced, LGBTQ-friendly agents who are committed to protecting your rights and helping you achieve your goals.

Whether you’re just starting your real estate journey or ready to make your next move, we’re here to help. Visit GayRealEstate.com to find your perfect agent and get started today.

This article is brought to you by GayRealEstate.com, the nation’s largest network of LGBTQ-friendly real estate agents.

Jeff Hammerberg is founding CEO of Hammerberg & Associates, Inc. Reach him at 303-378-5526.

When buying a house for the first time, people may wonder if their life is going to be like what you see on HGTV or another TV show. Yes, some real estate agents drive nice cars, put photos on social media of beautiful countertops, luscious landscaping, stunning backsplashes, high-end appliances with bespoke details, and price tags that seem like they belong on a television show – stuff that “vision boards” are made of.

Real estate can be sexy. There is also the experience of what I call, “the everyday transaction.” This is the situation where someone may be the first in their family or friend group to buy a property. Or maybe this is the last one of their friends to buy a home. It could be the person that just got a notice from their apartment community that their rent was going up by $500 a month next year, and they decided it was time to start putting this inevitable amount of money into an investment each month. As my previous broker calls it, homeownership is a “forced savings plan.” It can be hard to force oneself to save at times, but your rent payment is going into equity. At some point, you can sell the investment and get back the money you put into it. Rent that is $2,400 a month can easily turn into over $115,000 during one presidential term.  

The cast of characters in a real estate transaction includes:

• The buyer agent and the seller’s agent (if the house is for sale by owner, then no seller agent)

• The lender (mortgage officer) and their team

• The title company (a company of attorneys and staff to help with the legal aspects of transferring ownership, recording the deed with the municipality or state and transferring water utilities, paying off the old mortgage with the proceeds from the sale, etc.)

• Any employees of a city or county that might be brought in (e.g. a down payment assistance loan funded by a municipality)

• A home inspector (if an inspection is requested by a buyer)

• Any contractors that are brought in for estimates for repairs or work projects.

These are the people that are brought into the transaction to help bring it to completion.  A good agent usually has recommendations on title companies and attorneys, home inspectors, lenders, may have contacts with city or county departments for processing permits, etc. and will utilize the network they have built over the years to help coordinate a smooth transaction (as smooth as possible) and result in a happy seller and a happy buyer.  

Who you work with matters. If you have more questions about this, please do not hesitate to ask. Yes, real estate CAN be sexy, but you also want competent people working on your behalf, who know how to navigate the process smoothly. 

Joseph Hudson is a referral agent with Metro Referrals. Reach him at [email protected] or 703-587-0597.

A VA loan is a mortgage loan guaranteed by the U.S. Department of Veterans Affairs (VA) and is available to eligible service members, veterans, and, in some cases, their families. The VA doesn’t directly lend money; instead, it provides a guarantee on loans made by approved lenders. This guarantee enables lenders to offer favorable terms and less strict requirements than conventional loans, also allowing the loan to be assumed by a subsequent buyer. 

Currently, we are seeing renewed interest in the assumption of VA loans from buyers seeking a lower interest rate from what is currently available on the market. In fact, I represented sellers involved in such a transaction earlier this year.

While often a slow and paper-intensive process, an assumption of the seller’s loan balance, interest rate, and length of loan can lead to substantial savings for borrowers, as well as a reduction in up front settlement fees. 

Assuming a VA mortgage, however, is not without its complexities and potential pitfalls. Here’s a closer look at the pros and cons of assuming a VA mortgage to help you decide if it’s the right choice for you.

Advantages of a VA Mortgage Assumption

Lower Interest Rates. If the seller has a VA loan with a rate that’s lower than offered in the current market, the buyer could benefit significantly. Assuming an older VA loan with a lower rate could mean long-term savings on monthly payments and total interest paid over the life of the loan.

No Down Payment Required. Assuming a VA mortgage typically means that this no-down-payment feature can be transferred to the buyer, assuming the lender allows it.

No Private Mortgage Insurance (PMI).  With conventional loans, a downpayment of less than 20% triggers the addition of PMI. VA loans do not require PMI, so assuming a VA loan can help the buyer avoid this expense and can make monthly payments more affordable.

Other Reduced Costs. Since the mortgage is simply being transferred from the seller to the buyer, certain fees associated with originating a new loan may not apply. 

Expanded Loan Limits. A seller with full VA entitlement (no outstanding VA loans) and is otherwise qualified can purchase a home without a down payment for up to $766,550 nationwide (2024 figures) and up to $1,149,885 in certain high-cost areas, including DC and several counties within the suburbs of Maryland and Northern Virginia. 

Disadvantages of a VA Mortgage Assumption

VA Entitlement Tied Up. While most assumptions take place between buyers and sellers who are veterans or active-duty military, if the new buyer does not have VA loan eligibility, the seller’s entitlement remains with the assumed loan until it’s paid off or refinanced. This can limit the seller’s ability to obtain another VA loan in the future while continuing to be liable for the original loan balance if the buyer defaults; therefore, most sellers will only agree to assumptions by others who have VA eligibility.

Equity Gap Requirement. When assuming a VA loan, the buyer must pay any difference between the contract price and the loan amount. Many lenders do not allow a second mortgage with an assumption, so this is often paid in cash. For example, a buyer assuming a $550,000 loan on a home with a contract price of $600,000 will need $50,000 plus applicable closing costs to assume the loan. 

Fees and Other Costs. Although closing costs are generally lower in an assumption, there are still fees involved, including a VA funding fee of 0.5% of the loan amount for assumptions, which may add to the upfront cost.

Qualification Process. The seller must make a written request to the lender to begin the process. After preliminary approval by the lender’s Assumption Department, the buyer must demonstrate VA eligibility, if applicable, and submit a loan application and supporting documents needed to meet the lender’s credit, income, and debt-to-income requirements. The assumption can take anywhere from 30 days to a year to complete, depending on the lender, the buyer’s situation, and the complexity of the loan. On average, it takes 60 days to close; the transaction I participated in took 100 days from contract ratification to settlement.

Assuming a VA mortgage can be a great financial move if the interest rate on the existing loan is lower than current rates and if the buyer has the cash to cover any equity gap; however, it’s essential to weigh the eligibility requirements, the potential cash needed upfront, and any liability issues carefully. Consulting with a lender and possibly a financial advisor is always wise when considering the many ways to buy a home.

Valerie M. Blake is a licensed Associate Broker in DC, MD & VA with RLAH Real Estate / @properties. Call or text her at 202-246-8602, email her at DCHomeQuest.com, or follow her on Facebook at TheRealst8ofAffairs.