Headlines get loud during a shutdown. Stories swirl. Plans feel uncertain.
At Dewbrew, we believe clarity calms the room. Here’s what’s true right now—and how to navigate your next step with wisdom.

1. USDA loans: expect delays (or temporary pauses)

During a funding lapse, USDA Rural Development often slows or pauses loan commitments and closings. Practically, that can mean longer timelines and the risk of rate-lock extensions for buyers using USDA programs. Multiple industry reports in October noted USDA processing disruptions during the current shutdown. 

What to do:

• If you’re under contract with a USDA loan, build extra time into your closing window and talk with your lender about lock-extension options.
• If you’re just starting, discuss alternatives (FHA/conventional) if timing is critical.

2. Conventional loans: still moving—with special rules

Fannie Mae issued temporary guidance so lenders can keep qualifying borrowers even when some federal verifications are delayed. Key points:

• Lenders should try to complete a verbal verification of employment; if they can’t due to the shutdown, Fannie allows a temporary waiver with documentation of attempts—and the lender must still warrant the borrower is employed at delivery.
• Furloughed borrowers: loans can remain eligible if required income documentation was obtained before delivery.
• Paystubs: the usual “within 30 days” rule is temporarily relaxed; lenders must use the most current stub available.
• If the shutdown persists past early November, Fannie may require minimum reserves (e.g., two months or what DU/manual underwriting requires).
• IRS transcripts / SSA checks may be delayed; Fannie outlines how lenders handle transcripts at closing vs post-closing QC. Fannie Mae Single-Family

Freddie Mac also issued a bulletin with temporary guidance for lenders/servicers to work with borrowers affected by the shutdown. (Freddie’s details mirror the spirit of Fannie’s flexibility and servicer relief options.) Freddie Mac Guide+1

What this means for you:
Conventional loans are still closable. Expect your lender to ask for precise documentation and possibly extra reserves if the shutdown extends. That’s caution—not catastrophe.

3. Sellers: delays don’t have to derail your plan

If your buyer is using USDA—or if their employer is affected by the shutdown—timelines may stretch. Stay close to your agent so you can:

• Adjust contract dates (option/financing/close) when needed,
• Keep rate locks in view,
• Consider back-up strategies if financing hits a snag.

4. Buyers: how to move with confidence

• Choose a proactive lender who is actively following Fannie/Freddie guidance and will communicate early. Fannie Mae Single-Family
• Front-load your docs (employment, paystubs, reserves).
• Discuss loan options if you’re on a tight timeline and planned USDA. Realtor
• Build cushion into your contract dates; assume more than a “standard” 30-day close.
• Ask about lock extensions and the cost/benefit of each option.

5. A faith-forward perspective (and a practical plan)

We don’t ignore reality—we plan through it. Markets shift; guidance updates; timelines flex. But wisdom, preparation, and steady leadership still open doors.

At Dewbrew, our promise is simple: no pressure, just perspective. We’ll help you see the path, weigh the tradeoffs, and move at a pace that protects your peace.