Hi, I’m Debbie Marcoux
What are you working on?
Pick one and I’ll point you to the right place.
- 30+ years in mortgage
- Licensed in 14 states
- Live every Wednesday
Latest episode
Watch the episode
How Does a Short Sale Work for Buyers and Struggling Sellers?
Next live show Wednesdays, 3:00 PM Pacific on YouTube, with live Q&A
Add to calendar
Can Casita or Guest House Rent Help You Qualify for a Mortgage?
Why Did Mortgage Rates Rise After the Treasury's Bond Buyback?
How Do You Assume Someone Else's 3% FHA Or VA Mortgage?
What Actually Moves Mortgage Rates? (It's Not the Fed)
Meet Debbie
30+ years in mortgage and real estate, teaching it in plain English every week.
My story
Buying a home
Start with your own numbers. My calculators use your figures, and my free guides walk a first-time buyer through every step.
- Payment calculatorPrincipal, interest, taxes, insurance and HOA
- Affordability calculatorHow income and debts shape your range
- Free PDF guidesFirst-time buyer guide, document checklist
Calculators give illustrative estimates only. They are not a loan offer, rate quote or commitment to lend.
Apply now opens JMJ Financial’s application in a new tab.
Using my home’s equity
A HELOC lets you borrow against your equity and keep the rate on your first mortgage. Here is how it works, and a quick way to see what you could access.
- How a HELOC worksMy plain-English guide
- Home equity calculatorYour own numbers; it doesn’t touch your credit
Calculators give illustrative estimates only. They are not a loan offer, rate quote or commitment to lend.
Apply now opens JMJ Financial’s application in a new tab.
Reverse mortgage
A reverse mortgage is for homeowners 62 and older. My guide covers how it works, who it fits and the myths I hear most.
Apply now opens JMJ Financial’s application in a new tab.
Buying a condo
Condo loans have their own rules, and the building matters as much as you do. My condo page explains them and has a readiness review.
Apply now opens JMJ Financial’s application in a new tab.
Just exploring
Welcome! I’m live every Wednesday at 3 PM Pacific, and every episode has key takeaways you can read in a few minutes.
- The live showWednesdays at 3 PM Pacific
- Episode libraryEvery episode, with key takeaways
- PodcastApple Podcasts, Spotify and more
Apply now opens JMJ Financial’s application in a new tab.
Demystifying the
mortgage process
one episode at a time.
Hi, I'm Debbie Marcoux — "The Mortgage Mom." With 30+ years in mortgage and real estate, I've helped first-time buyers become homeowners and helped current owners reach their financial goals. Tune in for honest, plain-English education about all things real estate.
Watch and listen on
How Does a Short Sale Work for Buyers and Struggling Sellers?
Short sales are rising again, mostly among recent buyers who put little down. Debbie explains when a struggling seller should call the lender, what hardship and paperwork it takes to qualify, what happens to the leftover balance, and why buyers should expect a somewhat better price, not a steal.
Listen to this episode →Next live show Wednesdays, 3:00 PM Pacific on YouTube, with live Q&A
Add to calendar
Recent episodes
Can Casita or Guest House Rent Help You Qualify for a Mortgage?
PodcastWhy Did Mortgage Rates Rise After the Treasury's Bond Buyback?
PodcastHow Do You Assume Someone Else's 3% FHA Or VA Mortgage?
PodcastWhat Actually Moves Mortgage Rates? (It's Not the Fed)
PodcastWhat Can You Ask the Seller to Pay For? Seller Concessions in a Buyer's Market
PodcastAre Foreclosures Rising in 2026? Why This Is Not 2008 All Over Again
PodcastCan Homeowners Insurance Kill Your Home Purchase? How to Protect Your Deal
PodcastThe Fed Held Rates Again — So Why Did Mortgage Rates Go Up?
Reverse mortgages and HELOCs, explained plainly
Your home is often your biggest asset. I help homeowners in Arizona and 13 other states use their equity with a reverse mortgage or a home equity line of credit, and I'll tell you honestly when neither one fits.
Reverse Mortgages
How a reverse mortgage works for homeowners 62 and older, who it fits, and the myths I hear most.
Learn how it works →Buying a Home at 62+
A HECM for Purchase can buy your next home without a required monthly mortgage payment. Taxes, insurance and upkeep still apply.
See how it works →HELOC
Borrow against your equity and keep the low rate on your first mortgage.
Read the HELOC guide →Home Equity Calculator
Estimate how much of your equity a lender might let you access, using your own numbers.
Estimate →Tools to help you decide
Mortgage Payment Calculator
Estimate principal, interest, taxes, insurance and HOA with your own numbers.
Calculate →Affordability Calculator
See how income and monthly debts affect the price range you might consider.
Estimate →Rent vs. Buy Calculator
Compare the long-run cost of renting and owning using your own assumptions.
Compare →Closing Costs Explained
A free PDF guide to the line items on a Loan Estimate and what each one means.
Read the guide →Prefer to read? Grab the free PDF guides — first-time buyer guide, document checklist, refi worksheet, closing costs explained.
Calculators give illustrative estimates only. They are not a loan offer, rate quote or commitment to lend.
Early in my career I watched too many clients struggle simply because no one had ever explained how mortgages actually work. I started this show to fix that — to give people the education they deserve before the biggest financial decision of their lives.— Debbie Marcoux, NMLS #237926
Never miss the Wednesday live show.
Text LIVE to 844-935-3634 and get the show link by text when Debbie goes live, Wednesdays at 3 pm Pacific.
By texting LIVE to 844-935-3634 or signing up online, you agree to receive recurring automated text messages from Mortgage Mom Radio with the live-show link and new-episode links. Up to 2 msgs/week. Msg & data rates may apply. Reply HELP for help, STOP to cancel. Consent is not a condition of any purchase. Text message terms · Privacy