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Mortgage mistakes to avoid once interest rates are cut

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There are certain mortgage mistakes buyers should prevent from happening once interest rates are cut.

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Homebuyers patiently waiting for a break with mortgage interest rates don’t have to wait much longer. Not only have rates fallen by more than a point from where they were at the end of 2023, but they will drop further in the weeks and months ahead if the Federal Reserve proceeds with an expected series of rate cuts. This will be welcome news for all types of borrowers, but specifically those looking for mortgages. After all, mortgage rates have increased exponentially from where they were in 2020 and 2021 and they hit their highest level since 2000 last summer. So any reprieve will be helpful, particularly as home prices continue to tick upward.

Like any financial product, however, homebuyers will need to take a nuanced and strategic approach when applying for a mortgage. And this is particularly true in the face of as many as three potential cuts to the federal funds rate this year. While there are multiple ways to prepare for mortgage interest rate cuts, there are also some easy-to-make mistakes that should be avoided. Below, we’ll break down three of them.

Start by seeing how low of a mortgage interest rate you could secure here now.

Mortgage mistakes to avoid once rates are cut

Here are three critical mistakes to avoid amid this unique homebuying season:

Assuming mortgage interest rates will fall in line with the Fed

Yes, a lower federal funds rate will lead to lower mortgage interest rates. But a reduction in the former won’t lead to an identical reduction in the latter. Mortgage interest rates follow the Fed, but they aren’t directly dictated by what the Fed does. So a 25 basis point reduction may not automatically result in a 25 basis point difference for mortgage interest rates. Many lenders may have already priced in these predicted rate cuts in their current offers. So, the difference in what you’re offered now and what you’re offered at the end of the month may be marginal. Be sure to account for this when trying to time your mortgage application.

Learn more about your current mortgage options online today.

Waiting for rates to drop even further later this year

As noted, mortgage interest rates don’t move in tandem with the Fed, so waiting for multiple rate cuts to come may not provide the relief you anticipate. But even if it did, waiting for rates to drop even further could cause its own set of complications. Once rates are cut, more buyers are likely to enter the market, causing competition for limited housing inventory to become stronger. And with more buyers for a finite amount of inventory, home prices, which are already averaging over $420,000 now, could rise even further. So consider these intangibles now, because a minor rate reduction in November, for example, may not be enough to outweigh a much higher home price.

Assuming you’ll get the rate listed on lender websites

Mortgage interest rates listed on lender websites and online marketplaces are designed to attract buyers, thus appearing lower than what you can likely secure. Remember, these rates are typically low because they’re listed for qualified borrowers with reliable income and high credit scores. If you don’t have both, the rate you’re offered could be significantly higher. Some lenders also account for mortgage points in the rates listed. So if you don’t want to pay the fee those points cost, the rate you’re offered could again be significantly higher. Understanding this, then, be sure to ask the lender you’re working with exactly what you’re eligible for because it may not be what you see listed online.

The bottom line

A cooling rate climate can be beneficial for homebuyers who have sat on the sidelines in recent years. To make the most of the opportunity, however, they should both take steps to prepare in advance for these developments and avoid making the above mistakes. By doing both they’ll better position themselves to secure a cost-effective mortgage loan, saving them time and money now and over the full term of the loan. 



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Health insurers limit coverage of prosthetic limbs, questioning their medical necessity

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When Michael Adams was researching health insurance options last year, he had one very specific requirement: coverage for prosthetic limbs.

Adams, 51, lost his right leg to cancer 40 years ago, and he has worn out more legs than he can count. He picked a gold plan on the Colorado health insurance marketplace that covered prosthetics, including microprocessor-controlled knees like the one he has used for many years. That function adds stability and helps prevent falls.

But when his leg needed replacing in January after about five years of everyday use, his new marketplace health plan wouldn’t authorize it. The roughly $50,000 leg with the electronically controlled knee wasn’t medically necessary, the insurer said, even though Colorado law leaves that determination up to the patient’s doctor, and his has prescribed a version of that leg for many years, starting when he had employer-sponsored coverage.

“The electronic prosthetic knee is life-changing,” said Adams, who lives in Lafayette, Colorado, with his wife and two kids. Without it, “it would be like going back to having a wooden leg like I did when I was a kid.” The microprocessor in the knee responds to different surfaces and inclines, stiffening up if it detects movement that indicates its user is falling.

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Michael Adams, shown here skiing in Colorado with his wife, Liza, was told by his insurer that the replacement prosthetic leg his doctor prescribed wasn’t medically necessary.

Alana Adams


People who need surgery to replace a joint typically don’t encounter similar coverage roadblocks. In 2021, 1.5 million knee or hip joint replacements were performed in United States hospitals and hospital-owned ambulatory facilities, according to the federal Agency for Healthcare Research and Quality, or AHRQ. The median price for a total hip or knee replacement without complications at top orthopedic hospitals was just over $68,000 in 2020, according to one analysis, though health plans often negotiate lower rates.

To people in the amputee community, the coverage disparity amounts to discrimination.

“Insurance covers a knee replacement if it’s covered with skin, but if it’s covered with plastic, it’s not going to cover it,” said Jeffrey Cain, a family physician and former chair of the board of the Amputee Coalition, an advocacy group. Cain wears two prosthetic legs, having lost his after an airplane accident nearly 30 years ago.

AHIP, a trade group for health plans, said health plans generally provide coverage when the prosthetic is determined to be medically necessary, such as to replace a body part or function for walking and day-to-day activity. In practice, though, prosthetic coverage by private health plans varies tremendously, said Ashlie White, chief strategy and programs officer at the Amputee Coalition. Even though coverage for basic prostheses may be included in a plan, “often insurance companies will put caps on the devices and restrictions on the types of devices approved,” White said.

That means that a patient’s costs can also fluctuate significantly, depending on that person’s coverage specifics, the plan’s restrictions and even geographic cost differences. 

An estimated 2.3 million people are living with limb loss in the U.S., according to an analysis by Avalere, a health care consulting company. That number is expected to as much as double in coming years as people age and a growing number lose limbs to diabetes, trauma and other medical problems.

Fewer than half of people with limb loss have been prescribed a prosthesis, according to a report by the AHRQ. Plans may deny coverage for prosthetic limbs by claiming they aren’t medically necessary or are experimental devices, even though microprocessor-controlled knees like Adams’ have been in use for decades.

Cain was instrumental in getting passed a 2000 Colorado law that requires insurers to cover prosthetic arms and legs at parity with Medicare, which requires coverage with a 20% coinsurance payment. Since that measure was enacted, about half of states have passed “insurance fairness” laws that require prosthetic coverage on par with other covered medical services in a plan or laws that require coverage of prostheses that enable people to do sports. But these laws apply only to plans regulated by the state. Over half of people with private coverage are in plans not governed by state law.

The Medicare program’s 80% coverage of prosthetic limbs mirrors its coverage for other services. Still, an October report by the Government Accountability Office found that only 30% of beneficiaries who lost a limb in 2016 received a prosthesis in the following three years.

Cost is a factor for many people.

“No matter your coverage, most people have to pay something on that device,” White said. As a result, “many people will be on a payment plan for their device,” she said. Some may take out loans.

The federal Consumer Financial Protection Bureau has proposed a rule that would prohibit lenders from repossessing medical devices such as wheelchairs and prosthetic limbs if people can’t repay their loans.

“It is a replacement limb,” said White, whose organization has heard of several cases in which lenders have repossessed wheelchairs or prostheses. Repossession is “literally a punishment to the individual.”

Adams ultimately owed a coinsurance payment of about $4,000 for his new leg, which reflected his portion of the insurer’s negotiated rate for the knee and foot portion of the leg but did not include the costly part that fits around his stump, which didn’t need replacing. The insurer approved the prosthetic leg on appeal, claiming it had made an administrative error, Adams said.

“We’re fortunate that we’re able to afford that 20%,” said Adams, who is a self-employed leadership consultant.

Again, out-of-pocket costs – even if the patient has health insurance and a doctor’s prescription – can be cost-prohibitive because of the plan’s co-insurance requirements as well as coverage caps or other limitations. 

Leah Kaplan doesn’t have that financial flexibility. Born without a left hand, she did not have a prosthetic limb until a few years ago.

Growing up, “I didn’t want more reasons to be stared at,” said Kaplan, 32, of her decision not to use a prosthesis. A few years ago, the cycling enthusiast got a prosthetic hand specially designed for use with her bike. That device was covered under the health plan she has through her county government job in Spokane, Washington, helping developmentally disabled people transition from school to work.

But when she tried to get approval for a prosthetic hand to use for everyday activities, her health plan turned her down. The myoelectric hand she requested would respond to electrical impulses in her arm that would move the hand to perform certain actions. Without insurance coverage, the hand would cost her just over $46,000, which she said she can’t afford.

Working with her doctor, she has appealed the decision to her insurer and been denied three times. Kaplan said she’s still not sure exactly what the rationale is, except that the insurer has questioned the medical necessity of the prosthetic hand. The next step is to file an appeal with an independent review organization certified by the state insurance commissioner’s office.

A prosthetic hand is not a luxury device, Kaplan said. The prosthetic clinic has ordered the hand and made the customized socket that will fit around the end of her arm. But until insurance coverage is sorted out, she can’t use it.

At this point, she feels defeated. “I’ve been waiting for this for so long,” Kaplan said.

KFF Health News is a national newsroom that produces in-depth journalism about health issues and is one of the core operating programs at KFF — the independent source for health policy research, polling and journalism.



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DNC chair candidate Martin O’Malley says Democrats need to learn from “very bad loss”

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Senate Finance Committee Considers Martin O'Malley Nomination For Social Security Commissioner
File: Former Gov. Martin O’Malley (D-MD), President Biden’s nominee to be the next Commissioner of Social Security, testifies during his confirmation hearing before the Senate Finance Committee at the Dirksen Senate Office Building on November 02, 2023 in Washington, DC.

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Martin O’Malley has the kind of experience that would typically benefit a Democrat who wants to guide the party’s future after devastating losses in the last election.  

He’s a former governor, former mayor and a 2016 presidential candidate who until recently was serving in President Joe Biden’s administration. Yet O’Malley is facing a difficult path in the race to try and become the next chairman of the Democratic National Committee as the party reckons with the reality that key pockets of voters turned against it

Vital to O’Malley’s attempt is a campaign platform, first reported by CBS News, that calls for reconnecting the Democratic Party “to the kitchen table of every American family.” 

“We suffered a very bad loss,” O’Malley said in an interview, urging Democrats “to learn from it in order to win the next battles ahead.” 

His vision is centered on a 57-state and territory strategy along with plans to give campaigns “world-class AI tools for voter outreach, research, communications, and financial management, eliminating barriers to effective campaigning.” O’Malley’s pitch is also focused on “re-investing in direct voter registration,” as part of his pledge for the party to make “voter protection and registration the pillars of the change we need to win.” 

Democrats weathered a chaotic election cycle in 2024, punctuated by the push within the party to convince President Biden to end his reelection run after a dismal debate performance in June. While Mr. Biden eventually ended his bid in July and endorsed Vice President Kamala Harris to take his place at the top of the ticket, the 107-day sprint that followed resulted in Democrats losing the White House and Senate while failing, albeit narrowly, to win control of the House. 

Now the party is essentially leaderless and preparing for an emboldened Donald Trump to return to Washington, where he’ll be able to benefit from Republicans’ unified control of Congress and the White House. Those dynamics will be well in play at the time of the election for DNC chair on Feb. 1 given the unease among Democrats that has been abundantly clear in the weeks following the presidential election.

“I want to see someone who doesn’t come from the Washington circuit, who actually has been out there in the tissue of the country,” Ohio Rep. Marcy Kaptur, a battleground district Democrat, said of the DNC chair race. 

Failure can mean opportunity. The party’s struggles means O’Malley, as well as other ambitious Democrats, have a chance to become the next chair and carry wide ranging influence during a critical time for the party as it looks to regain ground in the 2026 midterms and the 2028 presidential election. For all his apparent vulnerabilities, Trump was far more successful in this election than ever before, winning all seven presidential battlegrounds. Whether what happened in 2024 will become a tangible turning point for Democrats is likely to loom over the chair race in the coming weeks. 

“That’s the big shift that’s happened with this election going the wrong way on us,” O’Malley said. “We’re now in a mode of needing a changemaker, not a caretaker.” 

Among those running for chair, Ken Martin, the leader of Minnesota’s arm of the Democratic Party and a DNC vice chair, as well as Wisconsin Democratic Party Chair Ben Wikler, are seen as frontrunners. Martin has deep relationships within the DNC and can boast a statewide winning streak for candidates in Minnesota, while Wikler carries the political gravitas of helping lead the party in one of the nation’s seven presidential battlegrounds. 

Earlier this month, Martin announced a framework which includes his drive for a “Democratic infrastructure in all 3,244 counties,” across the country, as well as taking on the branding problem evident from the 2024 election results. 

“The majority of Americans now believe the Republican Party best represents the interests of the working class and the poor, and the Democratic Party is the party of the wealthy and the elites,” Martin said in his framework. “It’s a damning indictment on our party brand. We must be willing to dig deep and recenter the Democratic agenda to unite families across race, age, background, and class.” 

During a brief pitch to party leaders at a meeting in Washington D.C. last week where Martin and O’Malley also spoke, Wikler told his fellow Democrats “we need to build the battle plan to change how we communicate, so we show what we mean when we say we fight for working folks.”  

This isn’t the first time O’Malley has been linked to leading the party. Days after the 2016 election, he posted on social media that despite encouragement, he would not run for chair. Eight years later, he’s navigating a short window to make his case as he emphasizes his lengthy career in politics. 

O’Malley served as mayor of Baltimore from 1999 to 2007 and went on to win two terms as governor of Maryland, which included a stint leading the Democratic Governors Association. His political power has faded since then however, illustrated most notably by the struggles he faced during his campaign for president in the 2016 Democratic primary. Before announcing his run for chair, O’Malley spent nearly a year working in the federal government as commissioner of Social Security.  

That experience is intertwined in O’Malley’s platform, which also calls for creating “a feedback loop for our local and state elected officials to ensure that they can help inform our messaging and tactics.” 

“We all know we need to restore our credibility,” O’Malley said. “We need to learn from our failings, as well as our candidates who succeeded. But only one of us [in the race for DNC chair] has actually proven an ability to effectuate a rapid turnaround like we need to do right now in order to win the next election.” 

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Biden sets new climate goal for slashing U.S. greenhouse gas emissions

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In the final days of his administration, President Biden has set a new climate goal for slashing U.S. greenhouse gas emissions. However, it comes as his successor, President-elect Donald Trump, has signaled he is not interested in global climate negotiations.

The U.S. formally submitted its new goal Thursday to the United Nations. It calls for a 61% to 66% reduction in net greenhouse gas emissions by 2035 compared to 2005 levels, the White House said, with an overarching goal of achieving net zero emissions by no later than 2050. 

The new goal is part of the Paris Agreement, under which member nations must update their emission cut targets — known as Nationally Determined Contributions, or NDCs — every five years.

The Paris accord requires countries to set voluntary targets for reducing greenhouse gases such as carbon dioxide. The only binding requirement is that nations accurately report on their efforts. First signed in 2016 by nearly 200 nations, it seeks to limit global warming to no more than 1.5 degrees Celsius above pre-industrial levels.

The new climate commitment “marks an ambitious capstone to President Biden’s climate legacy,” the White House said in a news release, adding that it will help grow a new clean energy economy focused on investment, innovation, and jobs.   

“The United States’ new climate commitment offers a clear path forward for states, cities, businesses, and other leaders dedicated to ramping up action over the next four years,” said Debbie Weyl, U.S. acting director for the nonprofit environmental group the World Resource Institute, in a statement. “Even though the Trump administration may not lift a finger to deliver on this plan, it sets a north star for what the U.S. should be aiming for and could help guide the federal government’s priorities once Trump leaves office in 2029,” Weyl said.  

In 2017, then-President Trump announced he was withdrawing the U.S. from the Paris Agreement, a process which took until nearly the end of his first term to complete. However, Mr. Biden fulfilled a campaign vow by rejoining the Paris Agreement on the first day of his own administration in early 2021. 

Trump has long championed the fossil fuel industry, questioned the science of climate change and weakened other environmental protections.

This year, his campaign said Trump would pull the U.S. from the Paris Agreement a second time. 

Last month in Azerbaijan at the annual United Nations climate summit known as COP29, participants adopted a $300 billion annual deal that will go towards helping developing countries wean themselves off coal, oil and gas, and help them adapt to future warming and pay for the damage caused by climate change’s extreme weather

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