Blog Category - Uncategorized

McGuinn Says Goodbye to Hampton Forest and HELLO to Burnside Farms!

Categories: Coming Soon Community, Downtown Columbia, Energy Efficient, Home Buying, Hybrid Home, SC, Smart Home, Uncategorized, University of SC | Posted: August 11, 2016

Logo - SingleMcGuinn Hybrid Homes remains true to our niche and we will be helping families in Southeast Columbia by providing a safer and healthier home in a prime location. Our newest undertaking is the Burnside Farms community. This delightful neighborhood will feature our gorgeous hybrid homes priced from the mid $100’s and ranging from 1380 to 2355 square feet. There are comfortable 3 bedroom, 2 bathroom floorplan offerings, as well as our new Charleston, and Madison Plans which offer you a four bedroom option.

Burnside Farms offers a charming and trendy environment for a new home buyer!  This community is perfect for the on-the go person who wants to take advantage of a great in-town location. We are located minutes away from I-77, Fort Jackson, Shaw Air Force Base, USC School of Medicine, Downtown Columbia and so much more. What is your “After work Pleasure”?   Congaree National Park is less than 15 minutes away, visit it and take a hike among the latest tract of old growth bottomland hardwood forest in the United States! Is Shopping your Thing?   Whether you are looking for a unique boutique along the Shoppes of Devine Street or a power drill at Lowes, you will find it within a few minutes from your front door. The neighborhood is zoned for Annie Burnside Elementary, Crayton Middle & AC Flora High.

The nearby area definitely provides itself to the appeal of Burnside Farms, and this community also has a plethora of amenities to appeal to any buyer. On a hot summer day wouldn’t you and your family just love to cool off in the community’s very own Splash Park with a pool and cabana! Buyers will enjoy this exquisite community for years to come. We welcome our Military as well as civilian families to come out and tour our current inventory in the Harvest Glen Community off Leaphart Rd in West Columbia.  Once you walk these plans you and your family will experience the most innovative and trendy plans in Columbia, SC. Call Tiffanie Flagler at 803-917-5583 today to pick a lot and start your build today! We can get you in your new home before Christmas… Remember McGuinn Hybrid Homes is different; you can have “Your Home, Your Way”!

McGuinn Hybrid Homes part of West Columbia growth – West Metro News

Categories: Buying a New Home, Downtown Columbia, Energy Efficient, Home Buying, Hybrid Home, Lexington Medical Center, SC, Smart Home, Uncategorized, University of SC, University of South Carolina, USC | Posted: July 7, 2016

Want to live in a new, hybrid home? Wade McGuinn has a neighborhood with new homes, and you don’t even have to leave West Columbia to live in one. Harvest Glen includes 54 houses. It is off of Leaphart Road. It’s a community near everything, from I-26 and Lexington Medical Center to I-20 and downtown Columbia. Wade is a Brookland-Cayce […]

Source: McGuinn Hybrid Homes part of West Columbia growth – West Metro News

Coming in 2016!

Categories: Uncategorized | Posted: January 1, 2016

Happy New Year 2016-2

We have some great new communities coming in 2016! Are you as excited as we are? Have you ever wanted to live in a community attached to your child’s school? Imagine no carpool lines…we have the perfect solution for you. Pleasant Springs is the newest community in the award winning Lexington 1 School District! Conveniently located off Rawl Rd., you can walk down a sidewalk to both Pleasant Hill Elementary & Pleasant Hill Middle School! Our beautiful American Dream series will be making it’s debut in Lexington, featuring large homes at the most affordable prices starting in the 180’s.
We are also looking forward to developing the new Burnside Farms community which is the newest in the Southeast and will feature our energy efficient McGuinn Hybrid Homes at the lowest price point in that community! With great amenities like a splash pool and close proximity to restaurants, shopping, and downtown, this will be the place to own a new home in the Southeast!
Look out for details on these communities and more coming soon! Happy New Year!

Welcome Steve Beeson!

Categories: Uncategorized | Posted: November 23, 2015

Stephen Beeson has been named President of our Your Lot Division. Steve has 30 years’ experience in the residential housing industry. His experience spans the Carolinas as well as Virginia markets. He is well versed in all phases of home building with experience in sales and sales management, construction and construction management, warranty management and division management. He takes great pleasure in working with customers and incorporating their ideas and wishes into homes that reflect their dreams and lifestyle. Steve’s addition rounds out the Mcguinn team to ensure market success. Contact the Your Lot Division today to get started on building your home your way!


Final 6 Homes in Whispering Glen

Categories: Uncategorized | Posted: September 25, 2015
Great progress is being made on the final 6 homes being built in Whispering Glen. These are wonderful new home options if you are looking to move beginning in November! The homes are being built using our popular Anderson and Brookshire plans.
Homes from the Anderson plan in this final build phase are priced at $129,900. This 2-story plan features 1,409 square feet, 3 bedrooms, 2.5 baths, a formal dining room, and a sun room. Homes built with the Brookshire plan in the final build phase are priced at $139,900. This 2-story plan features 1,663 spacious square feet, 3 bedrooms, 2.5 baths, and a standard loft.
A fenced in yard, blinds, ceiling fans, granite countertops, recessed lighting, SS appliances with refrigerator, garage door opener and many other features are all yours included in these prices! Closing costs are paid when you use our preferred lender. Upon completion of these homes, closing is possible within 15 days with Ameris Bank.
Don’t miss your chance to own a new home and live in this quaint neighborhood in Chapin, South Carolina. Access to award winning schools, Lake Murray, the Harbison area, and the new Palmetto Parkridge Hospital are all yours when you make the Whispering Glen community your home. Don’t miss your chance to own in one of Chapin’s best kept secrets – these homes won’t be available for long!
Contact community agent Jackie Batte for more information, to schedule a visit, or visit her at the Garden Brooke model home! Email her at

Welcome Bruce Stevens!

Categories: Uncategorized | Posted: September 20, 2015


We’re excited to announce Bruce Stevens has joined McGuinn Homes as the Community Sales Manager of Harvest Glen and Indigo Place. Bruce has been a successful new homes sales agent for the last 12 years in the Columbia area.

Bruce is a native of Loris, South Carolina and is a graduate of North Carolina State University. He is married to Donna Stevens and they have one son, Todd Stevens. Real Estate sales runs in the family as Donna and Todd are also experienced sales agents.

Bruce and Donna are thrilled that their son, Todd, his wife, Karly and their two children have recently moved to Columbia from Manhattan Beach, California. Needless to say, Bruce and Donna love spending time with their beautiful grandchildren, Parker (3 years old) and Beck
(16 months).

We are glad to have Bruce’s experience and passion for real estate on the McGuinn Homes team as he serves in our Harvest Glen and Indigo Place communities. Be sure to use him as a resource for any of your new home needs in the West Columbia area or visit him at the Harvest Glen model Mondays through Saturdays.

10 Best Places To Live In South Carolina

Categories: Uncategorized | Posted: March 13, 2014
In Best Places To Live

These Are The 10 Best Places To Live In South Carolina

Everybody knows which Carolina is the best Carolina; the one with the beaches, forest, those hot summer temperatures. The one with the variety of things to do, people to meet, and places to see. You know the one, right?

Fortunately, though, we don’t have to reawaken any dormant rivalries here (We’re looking at you, Tar Heels and Gamecocks), because this post is not about picking which Carolina is the best; it is about picking which places within South Carolina are the best.

Just like we did with North Carolina before, we conducted an analysis to find out just which places in South Carolina were the best. The winner? Five Forks. Of course this wasn’t without some serious competition, though, so without further ado, here are the 10 best places in SC, clearly one of the two best Carolinas around:

1. CDP of Five Forks 2. Town of Hilton Head Island 2. City of Charleston 4. City of Mauldin 5. Town of Mount Pleasant 6. City of Greenville 6. Town of Lexington 8. City of Beaufort 9. Fort Mill Township 10. City of Goose CreekClearly, the old saying is true: Five Forks are better than one, and a Hilton Head always beats a Goose Creek. Okay, it’s not exactly a saying, and it doesn’t actually make a lick of sense, but if you read on we’ll explain the order of our list, the method of our analysis, and just why each of these places beat out the competition.

How We Did It

Best in Carolina Deal Score DistributionAs much as we’d have liked to base our analysis around which South Carolina places had the best beaches (Hilton Head, by the way) or which places were best for sports fans (we’ve already done that), to find the flat out best places in the state, we needed something a bit more universal. So, we relied on the following seven criteria:

  • Total Amenities
  • Quality of Life (cost of living, median home price, median rent, median household income, and student to teacher ratio)
  • Total Crimes
  • Tax Rates (sales tax and income tax)
  • Unemployment
  • Commute Time
  • Weather (temperature and air quality)

Once we settled on our criteria, we looked at the U.S. Census data for all of the places in South Carolina with populations over 10,000, leaving us with a total of 50 locales. Then, with the criteria above, we ranked each place from 1 to 50, with one being the best possible score. After that, we averaged each ranking for an overall Big Deal Score; the lower the score, the better a place fared.

For a complete list all the places in our study, scroll to the bottom of the post. Otherwise, we’ll head over to Five Forks and see just what makes this place so special.

1. Five Forks

best places in south carolina

Source: Google Maps

Looking at our data, Five Forks is simply. awesome. It had one of the highest overall quality of life scores in our analysis. That’s because with a median household income of $97,161, Five Forks is easily the most affluent on our list, plus, it has some really pricey real estate, with a median home price of $245,500 and a rent price of $1,313. Of course, all of this contributes to its high cost of living (102, where the national average is 100), but it’s also a good indicator of the area’s desirability.

And desirable it is. Not only is this Greenville suburb one of the safest on our list, but it also has one of the lowest sales tax rates in the state– just 6 percent. I mean, sure, it doesn’t have as many amenities as, Beaufort (No. 8 on our list), but after all, it is just a short drive from Greenville.

2. Hilton Head Island

best places in south carolina

Source: Hilton Head Island Visitor & Convention Bureau

If this ranking had anything to do with the most beautiful white, sandy beaches, stretching for as far as the eye could see, Hilton Head Island would have won. Even without the 12 miles of coastline taken into account, though, this Beaufort County town still made it to the top of our list, thanks to its high quality of life. What does a good quality of life look like in Hilton Head? The median household income is one of the highest in the state at $67,629. Additionally, real estate here is the most valued out of any place in our study, with a median home price of $500,800. Finally,  the rent ($1,064) is sky high, an indicator of desirability.

2. Charleston

best places in south carolina

Source: Cameron Pollard

Tied for No. 2 on our list was another beach community, Charleston. Known for its beautiful architecture, variety of restaurants, rich history, and South Carolina charm, Charleston is not new to the world of honors and accolades. It was recently voted America’s Most Friendly City by Travel + Leisure and the “most polite and hospitable city in America” by Southern Living magazine.

All this aside, Charleston scored well in our analysis for a number of reasons–a high number of amenities and high quality of life. For our quality of life ranking, Charleston’s high median home price and low student to teacher ratio were key for its high rank.

Charleston also ranked better than the others when it came to weather, with a relatively cool average summer temperature of 78 (remember, we’re in the south, people) and a low air quality score of 41. Perfect weather for a ride on the Charleston Water Taxi.

4. Mauldin

best places in south carolina

Source: Google Maps

This Greenville County city may have a small-town feel to it, but that certainly doesn’t mean that is lacking in things to do; in fact, with its variety of amenities, there seems to be plenty going on.

Mauldin also scored well in our analysis for its high median household income of $56,480, that’s 44 percent higher than South Carolina. This, plus a sales tax of just 6 percent, easily makes Mauldin one of the most affordable places on our list, and with a crime rate of 2,466 per 100,000, it is 43 percent lower than the rest of the state, to boot. And they have Moretti’s Pizzeria and Bar? Some people just have everything.

5. Mount Pleasant

best places in south carolina

Source: Town of Mount Pleasant

The most pleasant-sounding place on the list, our No. 5 place ranked well for a number of reasons, but mostly for its high quality of life score.Broken down, that means Mount Pleasant’s median household income is one of the highest in the state at $75,842. It also has some of the highest median home and rent prices around, at $363,500 and $1,203 respectively.

Mount Pleasant truly earned its name, though, when it came to crime: At 2,028 crimes per 100,000 people, it ranked the highest in this criteria.

And did we mention Mount Pleasant also has the best weather in our list? It does. Perfect for enjoying the Osprey Boat Charters or just strolling around Shem Creek Park. Or should we say pleasant?


best places in south carolina

Source: Flickr user scmikeburton

In recent years, CNN Money has named Greenville one of the Fastest Growing Cities in the U.S., Bloomberg has named it the third Strongest Job Market, and Forbes has called this South Carolina city one of the Best for Young Professionals.

Needless to say, Greenville is accustomed to praise; but for this honor from Movoto, Greenville scored well in nearly all of our criteria. For example, with over a variety of total amenities, Greenville placed among the top 10 when it came to things to do. It also had a low unemployment rate of just 7.4 percent, and one of the lowest sales tax rates in the state, just 6 percent. To top it off, for all those people commuting in this third strongest job market, their drive is a quick 19 minutes on average.

6. Lexington

best places in south carolina

Source: Town of Lexington

Tied for the No. 6 spot on our list with Greenville was Lexington. This county seat of Lexington started out strong with a high number of amenities, for its population of under 20,000. Aside from tons of restaurants, cafes, bars, and things to do, Lexington also scored well for an overall good quality of life. Specifically, Lexington had a low student to teacher ratio of just 15:1, and an overall high score in quality of life for its high median household income of $58,800, and higher than average rent and home prices. To top it off, Lexington had the lowest unemployment rate in our list, just seven percent.

8. Beaufort

best places in south carolina

Source: Eric Smith Captured Moments

The city of Beaufort may not be the cheapest on our list, with its cost of living of 96, but it certainly makes up for that with plenty to do and a high salaries. Starting with amenities, Beaufort ranked No. 1 in this category with a variety of businesses for their population of just more than 12,700. And as far as salary goes, Beaufort residents make 25 percent more than the rest of the state, with a median household income of $49,063.

Beaufort also earned points for its low commute time of just 19 minutes and low student to teacher ratio, just 14:1, giving it an overall score in quality of life.

With all of this, plus the beautiful scenic atmosphere, the art scene, the old historic buildings, and the sense of community, it is no wonder Beaufort has been named the Best Small Southern Town by Southern Living.

9. Fort Mill Township

best places in south carolina

Source: Flickr user Emily Baron

Fort Mill is a delightful town of just over 11,000 residents, making it the smallest on our list. But, according to the Fort Mill website, it is one of the fastest growing communities in the state, and for good reason. Fort Mill has all the educational, cultural, and dining benefits of being close to the Charlotte metropolitan area, but it also acts as its own, close-knit community. In fact, with so many amenities in Fort Mill, you don’t really have to venture outside of town unless you want to.

Fort Mill is also the most affordable place in our top 10, with a cost of living of just 89, and yet residents here make well above average with a median household income of $64,924.

To top it off, Fort Mill also ranked No. 1 in weather, with a low average summer temperature of 76 degrees and an air quality score of 41.

10. City of Goose Creek

best places in south carolina

Source: Google Maps

The final place on our list was Goose Creek, mostly for its high overall quality of life. In this case, a high quality of life meant a high median household income of over $60,000; a high median home price of $169,600, and some of the highest rent prices in the state, a median price of $985, indicating the area’s high desirability.

Also, with just 2,613 crimes per 100,000 people, Goose Creek was also one of the safest communities in our list. All of this, plus some of the most beautiful scenery, homes, and, for you golfers out there, some of the nicest golf courses around, it is no wonder people are flocking to this Berkely County city.

So Long, SoCar

Well, there you have it, South Carolina: the 10 best places in your fine state. Of course there was a Mount of Pleasant places to choose from, but in the end, the No. 1 spot went to Five Forks. And as far as which Carolina is the best of the two– well, that is up to you to decide. Take it to the comments, people.

(click to enlarge table)
Best Places In South Carolina

Farm Bill a $1.2 Billion Boon for Members in Rural Areas

Categories: Uncategorized | Posted: February 24, 2014

In a major victory for NAHB and housing, Congress passed a Farm Bill that includes an important provision championed by NAHB that will help members living and working in rural areas across the nation. President Obama signed the bill into law on Feb. 7.

The legislation allows more than 900 communities nationwide to retain their status as “rural” areas where residents have access to important rural housing programs that help low- and very-low income households obtain homeownership or suitable rental housing. This will enable millions of Americans to maintain access to critical rural housing programs. Farm

The law does not provide more U.S. Department of Agriculture (USDA) funding for rural areas. But by “grandfathering” these existing rural communities, they will maintain access to USDA rural housing programs.

NAHB estimates that in 2014 alone, this will generate $1.2 billion more investment in housing in these areas, including construction of new single-family and multifamily homes and remodeling. Breaking this down even further, it means that each of these 900-plus communities will receive on average more than $1 million in economic activity this year in USDA loans and grants for new construction and remodeling — funding that would have been lost had the law not been passed.

One NAHB member summed up the legislation this way: “The Farm Bill alone will keep many small builders in business.”

The USDA redraws its maps defining rural areas following every census, and the maps drawn after the 2010 census would have removed these communities from the program due to their population.

NAHB’s action to insert the rural housing provision into the Farm Bill provides a long-term solution because the legislation keeps the current maps and extends the population definition for these rural areas to 35,000 until after the 2020 census.

NAHB has been working on this issue for three years, ever since it was brought to the association’s attention in early 2011 by members from Kentucky and several other states.

On the regulatory side, NAHB was able to delay the release of revised USDA maps.

In the legislative arena, NAHB worked with several members of Congress to move various pieces of legislation forward, including appropriations, a stand-alone 10-year bill, and ultimately, this Farm Bill fix.

Further, NAHB put the power of its grassroots to work, contacting members of Congress and telling them how important it is for these 900 communities to retain their rural status.

There are also thousands of other rural communities that use and rely on USDA housing programs.

“The Farm Bill is a great victory for NAHB, and a great example of how the federation works together to address important issues,” said NAHB Chairman Kevin Kelly.

Housing market on a accelerated recovery

Categories: Uncategorized | Posted: May 14, 2013

It looks as if the housing market is making a broad-based recovery, As of April homes stayed on the market for 81 days down 11% since this time last year.

“The home buying season shifted into high gear in April as housing inventory and home list prices increased by 4.12% and 2.63% month-over-month, respectively, according to data released by”

Nationally inventory has declined year after year in all but 11 of 146 markets that were monitored by While some markets registered less listings of 20% or more.

“Due to increased demand for homes and more confidence in the job market — we are beginning to see more and more buyers entering the housing market,” said Steve Berkowitz, chief executive officer of Move.

37 markets saw a decrease in list price last year, Now we are seeing a national median list price of $194,900. In the month of April 109 markets saw a median list price increase.



Housing Market in 2013: What to Expect

Categories: Uncategorized | Posted: April 9, 2013


Money Tree


When the housing market imploded in 2007 and took the economy with it, experts said the real estate market would never look the same again. Now, nearly six years after the crash, the dust has finally cleared and we have a true picture of the new housing landscape.

While investors may still be leery of hopping back into the market, housing starts, prices and confidence are on an upward trend and the tide may be turning this year to favor homesellers.

Homebuyers can expect a more competitive market in 2013, and should start the mortgage lending process at least three months before they plan to start seriously looking because experts expect the process to take several months under new lending standards. House hunters should be ready to deal right away as inventory is expected to remain at low levels throughout the year.

Homesellers are shifting into the driver’s seat with experts expecting bidding wars to break out in certain markets due to the low inventory. While homes will sell quicker this year, they still have to be priced right.

“The mobility rate has been at a very low rate, meaning that people really did not move during the recessionary years, so there is pent up demand — but sellers need to price correctly,” says Lawrence Yun, chief economist at the National Association of Realtors.

Here’s a rundown of what experts expect from the market:

Mortgage Rates and New Rules

The Federal Reserve has held interest rates steady at near-record lows over the last several years in an effort to entice buyers into the market, and experts don’t expect significant jumps in the rate this year. In fact, the central bank said it would not raise short-term interest rates until the unemployment rate drops below 6.5%.

“Mortgage rates were essentially at a generational low last year — they could move modestly higher this year, but it will be the second-lowest [rate] in 40-plus years,” says Yun. “I anticipate by year end that mortgage rates may be close to 4%, but still one of the lowest in a generation.”

In early 2012 the nation’s largest banks agreed to put aside $25 billion in the robo-signing settlement to help fund loan and foreclosure modifications and compensate homeowners who claimed they were given unfair lending terms. Experts expect more mortgage rules to be handed down this year to help prevent reckless lending that led to the meltdown.

The Consumer Financial Protection Bureau issued new qualified mortgage standards last week that detail criteria lenders must use to determine if a borrower qualifies for a loan.

The rule states a qualified mortgage cannot include risky features such as extending beyond 30 years or include exotic terms like interest-only payments or negative-amortization payments, where the principal amount increases. Loans can’t carry fees and points above 3% of the total mortgage and limits the total debt-to-income ratio at 43% — which some worry will restrict credit and discourage homebuyers at the lower-end of the income scale from seeking a mortgage.

“In many markets sellers are in the driver’s seat because of low inventories. With inventories falling so dramatically in the last year, buyers are competing for a fairly small inventory of for-sale homes and that helps sellers.”

– Jed Kolko, chief economist from Truilia

Additional mortgage rules are aimed at curbing over-borrowing, but could make the process longer for potential homebuyers and could prevent some potential buyers from being able to qualify for a loan.

“The mortgage rates are very low, but only a few people are able to access that low rate,” says Yun. “A modest increase in mortgage rates may not be harmful, provided that there is a return to more normal underwriting standards.”

Housing Prices

Over the last two years the big question hanging over the market was how much lower home prices could drop, but home pricing indexes started to rise last year and are expected to continue the upward trajectory in 2013.

Increasing home prices will bring reluctant homeowners off the sidelines and will encourage homebuyers waiting for rock-bottom prices to jump in. According to the Mortgage Bankers Association, applications for new-home loans are expected to increase 55% this year.

Earlier this week CoreLogic reported it expects home prices to jump 6% this year compared to 7.5% in 2012. Markets experiencing a stronger labor market will seeing prices increase even more.

Housing Inventories

In reaction to the housing oversupply, housing inventories fell more than 40% across the nation since 2007 and experts say below-normal inventory will hold back sales and impede the market’s recovery in 2013 if not corrected.

If home prices continue to rise it will help increase inventories, which will bolster the housing market even more, according to Jed Kolko, chief economist from Truilia, who says housing construction is up 60% in the last two years, but is still far from normal levels.

“Rising prices… encourage developers to build more and also lift more borrowers back above water and encourage some of them to sell,” he says. “They’ve wanted to sell and haven’t been able to, but now they will start thinking about it. The biggest question is whether it means inventory will expand or shrink less than last year, this could be the year.”

In 2012, the total number of units constructed stood at 600,000, far less than what’s necessary to keep up with the demand. This year experts forecast around 750,000 units to be constructed, far less than the 1.4-1.6 million units needed.

“In many markets sellers are in the driver’s seat because of low inventories,” says Kolko. “With inventories falling so dramatically in the last year, buyers are competing for a fairly small inventory of for-sale homes and that helps sellers.”

The Fate of the Interest Rate Deduction?

This popular incentive to attract consumers to become homeowners may be on the chopping block as both Democratic and Republican lawmakers continue to look for ways to close the ballooning federal deficit and budget.

The mortgage interest deduction costs Uncle Sam nearly $100 million in revenue a year, but eliminating it could weigh on housing activity.

“Over the years one of the advantages of buying is getting that interest deduction,” says Sam Davis, a real estate agent in Washington, D.C. “When we are trying to convince renters to purchase a home we can say: ‘If you pay $1,500 a month on rent and you buy a home with a $2,000 mortgage, if you got that interest rate that would basically make the spending even, yet you aren’t getting the advantage of appreciation and the right to own your own home.”

Foreclosure Activity

According to Kolko, there are currently more than a million homes in the foreclosure process across the country, but the crisis on a nation level is over. However, he says foreclosures in the most-battered markets including Florida, Illinois, New Jersey and New York are still high, and regulators have been considering state-level foreclosure reform.

He adds that the housing price rebound is stronger in states with a quicker foreclosure process and less of a backlog, while states with a hefty backlog are holding back the price recovery.

As investors become increasingly more comfortable with the real estate market, Chris Boston, mortgage banker with the Fitz Gerald Financial Group Division of Monarch Bank, says he is seeing more people taking advantage of foreclosures and short sales. “Investors are taking advantage of the market, they are buying homes at 50 cents on the dollar and they are renovating them to where they should be, which will help the market this year.”

Refinancing Activity

Low interest rates caused a wave of refinancing in 2012, but experts forecast a much slower pace in 2013.

“Refinancing is less about helping the housing market and more about boosting the economy by reducing payments and giving homeowners more money to spend,” explains Kolko. He adds that only if rates drop further, or the eligibility requirements expand, will refi activity pick up this year.