Mortgage Corner · Union County, NJ
Where rates come from, how to think about them, and what today's number actually means for your mortgage. Written for homebuyers, not for loan officers.
Today's Rate · 30-Year Fixed
As of Friday, April 17, 2026 · 10:00 AM EST
Illustrative 30-year fixed rate, conventional, 20% down, 780+ credit. Your actual rate depends on your full profile.
Mike's Take · This week
Mike Vrlaku
Branch Manager · New American Funding
NMLS #179115
Softer-than-expected job data on Tuesday pushed the 10-year Treasury down, and mortgage rates followed. That's three weeks in a row of modest declines - not a trend yet, but worth watching.
If you're shopping now, don't wait for the Fed. Lock when you find the right house.
The Rhythm
Updated weekly
6.85%
0.1230-year fixed · locked at 10 AM Friday
38
Rate locks this week with Mike
21 days
Average close time · Mike's pipeline
The Rate Tracker · Updated Fridays
Weekly-refreshed sample rates for common loan types. These are illustrative examples, not a quote. Your actual rate depends on your credit, down payment, property, and loan details.
Illustrative Rates · Union County, NJ
Locked Friday, April 17, 2026 · 10:00 AM EST
| Loan Product | Rate | APR | Points | Week over Week |
|---|---|---|---|---|
30-Year FixedMost Common Conventional · 20% down · 780+ credit | 6.85% | 6.92% | 0.9 | 0.12 |
15-Year Fixed Conventional · 20% down | 5.98% | 6.06% | 0.7 | 0.09 |
FHA 30-Year 3.5% down · 580+ credit | 6.42% | 7.18% | 0.5 | 0.10 |
VA 30-YearNo Down Payment Eligible service members & veterans | 6.38% | 6.62% | 0.4 | 0.08 |
Jumbo 30-Year Loans above $766,550 in Union County | 7.05% | 7.14% | 1.0 | 0.04 |
7/6 ARM Fixed 7 years, then adjusts every 6 months | 6.25% | 6.78% | 0.6 | 0.15 |
These are illustrative rates, not quotes. Rates shown are sample scenarios and may not be available to all borrowers. Your actual rate depends on your credit profile, loan details, property type, and market conditions at the time of lock.
The Friday Memo
Every Friday · 7 AM
Three developments this week, in order of importance for buyers in Union County. The softer jobs report Tuesday. The 10-year Treasury reaction. And the Fed commentary Thursday afternoon that markets shrugged off, but maybe shouldn't have.
The short version: I'm telling my clients to lock when they have a house, not a feeling. Rates this week are lower than four weeks ago. Whether they're lower in four weeks is an open question I won't pretend to answer.
By Mike Vrlaku · Branch Manager · New American Funding
Published every Friday · Free · NMLS #179115
If you're a first-time buyer in Union County
The single biggest mistake first-time buyers make in Union County: they fall in love with a listing before they know what they can actually afford. Here's the order of operations.
Your pre-approval number drives everything. It shapes which blocks you can consider, which bidding wars you can win, and how fast you can close. In Union County's current market, homes under $800K often see three to five offers - so your pre-approval letter is part of the offer, not just a prerequisite.
New Jersey has some of the best down payment assistance programs in the country, and most first-time buyers don't know they qualify. The NJHMFA First-Time Homebuyer Program offers up to $15,000 toward down payment and closing costs, forgivable after five years in the home.
The worst advice I hear: wait for rates to drop. Rates might drop. Prices might rise. Or both. You can't time two variables. Buy when the house is right and the payment works on today's rate.
The Toolkit
Fast, honest tools. Use them before you talk to anyone. Then talk to Mike.
What you can realistically afford in Union County, with taxes and insurance baked in - not just the Zillow oversimplification.
The single most important number in a refinance conversation: how many months until the refinance pays for itself.
Principal, interest, taxes, PMI, insurance - the full monthly picture, not just the advertised P&I number.
The NJ programs you may qualify for, filtered by income, location, and profession. Ten questions, one answer.
""I HIGHLY recommend Mike and New American Funding. He made this process so smooth and the colleagues he has working with him were wonderful. I was able to close in a timely manner with no speedbumps." — Clancy L., April 2026 "Mike was so responsive to all questions between myself and our mutual client. He explained everything and made my client feel comfortable every step of the way. Even during the more stressful times he kept his calm nature and got the job done." — Amber N., April 2026 "Mike responded to me very quickly and was able to get done what needed to be done for our closing." — Clancy Marie L., April 2026"
Union County Life · Mortgage Partner
Branch Manager · New American Funding · Licensed in New Jersey · Lending in all 21 Union County towns
NMLS #179115
Mike Vrlaku has closed over a billion dollars in mortgage lending across New Jersey — not by moving fast, but by moving right. As Branch Manager at New American Funding in Toms River, he's built a reputation in Union County for explaining things clearly, closing on time, and being the person clients call back when they're ready to buy their next home.
Before New American Funding, Mike spent over a decade leading mortgage and financial services teams at institutions including Bank of America and PNC Bank. He's managed large teams, set sales records, and built the kind of client relationships that survive market cycles. Today he focuses on what he does best: getting Union County families into the right loan at the right rate.
The Friday Memo is Mike's weekly straight-talk on where mortgage rates are heading and what it means for Union County buyers and refinancers. It's not marketing — it's the same conversation he'd have with you over the phone, written down and published every Friday at 7 AM.
Responds in under 1 hour, weekdays · 732-977-9970 · mike.vrlaku@nafinc.com · https://www.linkedin.com/in/michaelvrlaku · https://www.instagram.com/michaelvrlaku
Active this month · Ends April 30
Lock and close a loan with Mike before April 30 and we'll credit the appraisal fee at closing - roughly a $550 value on most Union County loans. No gimmicks, no fine-print exclusions.
Your pre-approval is only half the story
Real Estate Corner has the 11 AM Drop, the editor-picked listings, this weekend's open houses across all 21 towns, and Viviana - our trusted local agent.