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  • How to Get the Best Mortgage Rate In Minnesota | It’s Not Just About the Number

    How to Get the BEST Mortgage Interest Rate (The Truth)
    Shopping for a mortgage in Minneapolis, St. Paul, or anywhere in Minnesota? You’ve probably been told to look for the “lowest rate.” This is the wrong approach.
     
    The real goal isn’t the lowest rate—it’s the lowest total cost over the life of your loan. This is where the math becomes your most powerful tool.
     
    Why the “Lowest Rate” Isn’t Always the Best Deal
    A seemingly low interest rate often comes with higher upfront costs, including:
    • Discount Points (fees paid to lower the rate)
    • Higher Origination Fees
    • Increased Closing Costs
    The critical question isn’t just the rate, but how long it takes to break even on those extra upfront costs through your monthly savings.
     
    The Power of the Break-Even Analysis
    This is the #1 math-based strategy for smart mortgage shoppers:
    1. Calculate the monthly savings from the lower rate.
    2. Calculate the total upfront cost to get that rate.
    3. Divide the upfront cost by the monthly savings.
    The result is your break-even point—the number of months it will take for your monthly savings to equal the extra fees you paid. If you plan to sell or refinance before that point, you actually lose money with the “lower” rate.
     
    The Tax Deduction Factor
    • Purchase Loans: Points are often tax-deductible in the year you pay them, which can improve your math.
    • Refinance Loans: Points are typically deducted over the life of the loan (e.g., 30 years), significantly reducing their immediate value.
    The Bottom Line Stop chasing an interest rate number. Start analyzing the full financial picture.
     
    Ready to Crunch the REAL Numbers? As a local Minnesota mortgage expert, I provide transparent, personalized comparisons that show you the true cost of your loan options—fees, rates, and break-even points included.
     
    Click Here to Get Your Personalized Rate Analysis & True Cost Quote

  • Mortgage Rates vs. Closing Costs: The Trade-Off Every MN Homebuyer Must Understand

    When shopping for a mortgage in Minneapolis or St. Paul, you’ll see two tempting offers: incredibly low interest rates and “no closing cost” loans. What most people don’t realize is that these two offers are directly connected. You typically can’t have both without a significant trade-off.
     
    The Fundamental Rule:
    • Lower Interest Rate = Higher Closing Costs (You pay more upfront to “buy down” the rate).
    • Lower Closing Costs = Higher Interest Rate (The lender recoups their fees by charging you more over time).
    The “No Fee” Mortgage Myth
    You’ve heard the ads: “No lender fees!” or “Zero closing costs!” While these offers are technically true, they often work by increasing your interest rate.
     
    For example, on a standard 30-year fixed-rate mortgage, choosing a “no origination fee” option can increase your interest rate by approximately 0.25% or more. This might seem small, but over the life of a loan, it can add tens of thousands of dollars in extra interest.
     
    Why This Math Matters for You
    The critical question isn’t whether you pay fees now or later—it’s which option costs less overall.
    This requires a simple break-even analysis:
    1. Calculate the monthly payment difference between the low-rate/high-cost and high-rate/low-cost options.
    2. Divide the amount saved in closing costs by that monthly payment difference.
    3. The result is how many months it will take to break even.
    If you plan to stay in your home longer than that break-even point, paying points for a lower rate saves money. If you plan to move or refinance sooner, the “no cost” loan is likely the better financial choice.
     
    Don’t Guess with Your Biggest Investment
    Navigating this trade-off requires expert calculation tailored to your loan amount, timeline, and financial goals.
     
    Get a Personalized True Cost Analysis As a Minnesota mortgage expert, I provide transparent comparisons that show you the exact long-term cost of every rate and fee combination. Stop wondering and start knowing.
     
    Click Here to Calculate Your Best Mortgage Option Today

  • So why do lenders advertise really low rates with all of those points and fees?

    Cambria Mortgage Minnesota: The Truth Behind “Low” Interest Rates

    You see ads everywhere for incredibly low mortgage rates. But at Cambria Mortgage in Minnesota, we believe you deserve more than just a catchy rate—you deserve the best overall financial decision.
     
    Why Lenders Advertise Super Low Rates
    Lenders prominently feature low rates because they know most shoppers compare only that single number. This marketing strategy is effective, but it often hides the full story: those tantalizing rates usually require paying high discount points and closing costs upfront.
     
    Is APR the Answer? Not Quite.
    The Annual Percentage Rate (APR) includes some fees, so a lower APR can indicate a better deal. However, it’s still not the whole picture. A low APR often means you’ve paid thousands upfront to buy down the rate. The critical questions remain:
    • Do you have the cash available to pay those points and fees now?
    • How long will you stay in the home? We often find the “break-even point”—where your monthly savings finally cover the upfront costs—can be 10 to 15 years. If you move or refinance before then, you lose money.
    At Cambria Mortgage, We Believe in Math, Not Marketing.
    Your financial situation is unique. Your goals are unique. Your mortgage should be too.
    We provide a FREE, no-obligation Total Cost Analysis for Minnesota homebuyers and homeowners. Using advanced software, our experts will:
    1. Deconstruct any loan quote you have.
    2. Calculate the true long-term cost of every option, comparing rates, points, and fees.
    3. Deliver a clear, personalized report showing you the best mathematical choice for your budget and timeline.
    Your journey to the right mortgage is simple:
    1. Contact us for your free analysis.
    2. We crunch the numbers and send you the results.
    3. You decide with confidence.
    Stop guessing. Start knowing.
     
    Click Here to Get Your Free Total Cost Analysis Now
     
     
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    What Causes Mortgage Rates To Change? Insights from the Joe Metzler Team in St. Paul, MN

     
    If you’ve ever shopped for a mortgage, you’ve likely noticed something frustrating: the rate you were quoted in the morning might change by the afternoon. At Cambria Mortgage’s Joe Metzler Team, serving St. Paul and the greater Twin Cities, we believe an informed borrower makes the best decisions. Here’s what really drives those daily—sometimes hourly—rate fluctuations.
    Mortgage Rates Change Constantly
     
    It’s perfectly normal to see one or more rate changes in a single day. In fact, it’s unusual not to. A “rate change” isn’t always just the percentage; it can also mean a shift in the points required to secure that rate. A rate offered with “no points” in the morning could cost a quarter-point by afternoon. That’s why timing matters.
    Debunking the #1 Myth: The Federal Reserve
     
    You might be surprised to learn that mortgage rates are not directly set by the Federal Reserve. In fact, a Fed rate cut can sometimes cause mortgage rates to rise. The connection is indirect and often counterintuitive.
    What Really Drives Mortgage Rate Changes?
     
    Mortgage-backed securities (MBS) trade like stocks, and their prices move based on investor sentiment. This means rates change primarily due to:
    • Inflation Expectations: The #1 driver. If investors fear rising inflation, they demand higher yields to compensate, which pushes mortgage rates up.
    • Economic Uncertainty: In times of global or domestic turmoil, investors often flee to the safety of bonds, which can drive mortgage rates down.
    • Stock Market Volatility: Money flowing into the stock market can pull funds away from bonds, causing rates to rise. When the market falls, money often moves back to bonds, pushing rates lower.
    • Economic Data Reports: Key indicators like the:
      • Unemployment Rate
      • Consumer Confidence Index
      • Durable Goods Orders
         
        A strong report suggests a robust economy, often leading to higher rates. A weak report can cause rates to fall.
    Why You Can’t Trust Old News or Billboards
     
    There is no “delay.” Rates change instantly as new data hits the market. Newspaper quotes, radio ads, and billboards are inherently outdated the moment they’re published. They also lack the critical details—like points and fees—that define the true cost of your loan.
    The Real Question Isn’t “What’s Your Rate?”
     
    Most lenders in the St. Paul area can offer nearly identical rates at any given moment. The difference lies in the math behind the rate. The right question is: “What is the total cost of this loan for my unique situation and timeline?”
     
    Get Live Insights and Transparent Math from St. Paul’s Local Experts
     
    Don’t navigate this complex landscape alone. The Joe Metzler Team at Cambria Mortgage provides real-time guidance and our exclusive Total Cost Analysis—completely free. We help you see beyond the rate to make a smart, financially sound decision.
     
    Click Here to Get Your Real-Time Rate Quote & Personalized Analysis
     
    Serving St. Paul, Minneapolis, Cambria, and All of Colorado, Florida, Iowa, Minnesota, North Dakota, South Dakota, and Wisconsin with Honest, Expert Mortgage Advice.
     
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    Is a Bank Better than other Mortgage Companies or Mortgage Brokers?

    Usually they are more expensive.  All lenders get their money from the same bond market on the same day at the same time.  All lenders closing costs are virtually the same.  How they quote you, and how you pay them is the only real difference.

    Profit margin is where it is really at when comparing lenders. The bigger they are, the more they advertise, the faster you should run away.

    You see, if my wholesale cost of the loan is the same as everyone else, but I don't have all the overhead of bank branches on every corner, and I don't have the overhead of all the advertising they do - I can offer better deals.  It is no more complicated than that. 

    The Bottom Line    

    As a direct lender, we are really like a broker on steroids. Many of our relationships often produce significantly better deals for the consumer. The bottom line is that there is no one source that is the cheapest.  If one lender was always the cheapest, eventually, everyone would know about it, right?  The only other way most lenders can compete with one another is to somehow convince the public that they have some "secret way" of providing lower than market rates.  The market is the market and you pay for it one way or another.

    Only work with a professional mortgage company where the loan officers are skilled at the mathematics and can explain it in plain English.  Don't feel pressured, and stop looking at just rate, or just cost!  Don't gamble with something as important as your mortgage.  LET US "DO THE MATH" by giving you our Total Cost Analysis report.   

    Let us show you how you can free up a LOT of money for investments... We provide visual calculations that show how "paying off" the home, versus "financing" the home isn't always a great idea.

    Find a Professional
    If you are working with a true dedicated professional who has your best interests in mind, you really don't need to worry about what they are quoting you. If will be fair and competitive. So how do you know if your working with a professional? 

    MY NUMBER 1 TIP: Google the Loan Officer you are thinking of working with! Do you get any hits? What are they? Does the Loan Officer appear to be highly respected and quoted with lots of links? Then you are probably working with a professional. Can't find anything, or maybe just a listing on the company web site? That probably wouldn't be who I would pick to handle my largest financial transaction.

    Click here for quick questions to ask your loan officer.  

  • ** EXPERIENCE MATTERS **

    Top rated mortgage lender locally and nationally, year after year... This is because clients agree - Experienced Loan Officers with mortgage interest rates you can brag about and amazing service clearly sets us apart from the big banks and online lenders.

  • Equal Housing Lender. The Joe Metzler Team at Cambria Mortgage lends in Minnesota, Wisconsin, Iowa, North Dakota, South Dakota, Colorado, and Florida only. This is not an offer to lend or to extend credit, nor is this a guaranty of loan approval or commitment to lend. Information here can become out of date, and may no longer be accurate. Products and interest rates are subject to change at any time due to changing market conditions. Not all programs available in all states. Actual rates available to you may vary based upon a number of factors. Consumers must independently verify the accuracy and currency of available mortgage programs. All loan approvals are subject to the borrower(s) satisfying all underwriting guidelines and loan approval conditions and providing an acceptable property, appraisal and title report. Joe Metzler, NMLS 274132, Cambria Mortgage NMLS 322798. © 1998 - 2025.

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