Real Estate Cancellations & Mortgage Changes: What to Know in 2025

Two big stories shaking everything up...

Our first story is about cancellations, that dreaded word in any real estate deal. In April 2025, nearly 1 in 7 home purchase agreements in the US fell through — that's a cancellation rate of 14.3% and about 56,000 deals that didn’t make it to closing, the highest rate for any April since 2017 (except for the wild days of early COVID).

This doesn't mean that there isn't buyer demand, because there is. It just means that with all the ups and downs in the financial markets, fluctuating interest rates, new listings distracting them and a general sense of uncertainty things can get unpredictable - and this leads to deals falling apart more often, sometimes at the very last minute.

How to Stay Ahead:

Choose the right buyer from the get go. More than ever it's important to look at the whole package and not just the highest purchase price offered. Who will really see it through to the end?
Pre-sale inspections. To get ahead of any issues later on, do a little more work upfront. Know what to get inspected prior to hitting the market. The less surprises a buyer has when under contract, the less chance of them pulling back and cancelling the deal.
Secure a backup buyer. There are always a couple of offers that came close but not quite close enough. They wanted the house, they lost it and now they're waiting on the sidelines ready to jump in and snag the prize. So it's important to stay in touch with them and keep them warm and ready if the need arises.

So yes, there's more to think about than the heady days of the past few years, but I've been in this type of market before so that's where experience comes into play.

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The second story revolves around Freddie Mac and Fannie Mae and why they could shake up your next mortgage.

Picture this: For 17 years, these two giants have been under government control, quietly backing most of the home loans in America. Now, there’s real talk in D.C. about setting them free and taking them public again. That’s a big deal, because how these companies operate has a direct impact on the rates you pay for a home loan and how easy it is to get one.

FHFA Director Bill Pulte has been pushing for lower mortgage rates, and there’s a buzz that something big is brewing behind the scenes. Enter Bill Ackman, a Wall Street heavyweight and Trump ally, who’s hyping this as the “biggest deal in history.” He claims it could put $300 billion back in the government’s pocket.

But not everyone’s cheering. Senator Elizabeth Warren and other critics warn that this move could pad the pockets of hedge funds while making mortgages even pricier for regular folks struggling to buy a home. Even Pulte himself says any change here needs to be “extremely thoughtful” to avoid upending the entire housing market.

So what’s really at stake? Trump wants the win, Ackman wants the payout, and millions of homeowners just want to keep their payments from going up.

Bottom line: This could become one of the biggest housing stories of 2025. If you’re eyeing a new home—or just care about what you pay each month—keep watching. The next move could hit closer to home than you think

See you soon...