Whether you're a first time home buyer, you're looking to refinance, or have a unique situation, we'll help you understand all your options, so you can have the home of your dreams.

Preparing for the Loan Process

Items Needed for Pre-approval

Information Sent to Your Realtor

Loan Options


A conventional loan is a mortgage that is not guaranteed or insured by any government agency, including the Federal Housing Administration (FHA), Farmers Home Administration (aka, USDA) and Department of Veterans Affairs (VA).
  • 3 or 5% minimum downpayment
  • Good Credit
  • No upfront fee
  • No private mortgage insurance (PMI) with 20% down
  • PMI removed at 78% LTV (primary home)


An FHA loan is a mortgage issued by federally qualified lenders and insured by the Federal Housing Administration (FHA). FHA loans are designed for low-to-moderate income borrowers who are unable to make a large down payment.
  • 3.5% minimum down payment
  • Easier to Qualify, more flexible for lower credit scores
  • Monthly mortgage insurance
  • Upfront fee to FHA is 1.75% of loan, rolled into loan
  • Upfront fee to FHA is 1.75% of loan, rolled into loan

VA (Active Military & Veterans)

A VA loan is a mortgage loan in the United States guaranteed by the U.S. Department of Veterans Affairs. The VA loan was designed to offer long-term financing to eligible American veterans or their surviving spouses (provided they do not remarry).
  • 0% down payment
  • Must meet VA enlistment qualifications for program
  • No monthly mortgage insurance
  • Upfront fee to FHA is 1.75% of loan, rolled into loan


A USDA loan, also known as the USDA Rural Development Guaranteed Housing Loan Program, is a mortgage loan offered to rural property owners by the United States Department of Agriculture.
  • 0% down payment
  • Property must be located in qualified area
  • Maximum household income limit is based on number of occupants (varies by State/County)
  • Upfront fee to USDA is 1.0% of loan, rolled into loan
  • Minimal monthly mortgage insurance

Mortgage Loan Process

Apply for pre-approval

Once your offer is accepted, your interest rate will be locked in

You will receive final figures for closing

Upon receipt of requested documents, we will schedule a time for you to meet to review your mortgage options, talk about the home buying process and issue your pre-approval

Appraisal and title work is ordered

Attend closing with your driver’s license and receive the keys to your new home!

Start searching for your dream home!

Underwriting review

Mortgage Calculator

Common Questions

We are open from 9-5 Monday thru Friday. However, we are generally always available by phone or email, even during the weekend!

We can make assumptions but prefer not to since once we get your information it can change. There are over 25 different variables that go into the rate. Top variables are credit score, loan amount, loan compared to value, occupancy, and how much or if you want to pay what is called “discount points” to buy the rate down.

Yes, we have to do a hard credit inquiry so we know your credit score. Lenders use a mortgage model which is most of the time different from what the free services give you. The free credit services give you an idea of where you might be, but the score may not be accurate. Credit is one of the major factors that affect interest rates.

Preapproval is good for 120 days.  After that, information will have to get refreshed to extend that time.

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Preapproval can get done as quickly as one day or may take up to a week depending on how long it takes to receive your required information. 

People are approved up to a certain monthly payment amount: Having to back into that amount by taking into consideration monthly insurance, taxes, etc. Then we also back into purchase price based on down payment.  It is always more important to find out what your ideal maximum monthly payment comfortable level is versus your maximum monthly payment qualification amount. 

The closing costs are mostly fixed costs associated with getting the loan. In addition, there are some variable items to set up escrow to pay for taxes and insurance at closing. Also, potential points to buy down a better interest rate or lender credit for a higher rate.  General rule of thumb of 3% of the purchase price can be a good gauge for homes in the $275K to $375K range. 

Inspections will have to be paid at the time of the inspection. Earnest money is usually paid at the time that your offer is accepted. Sometimes appraisals are paid at the time of the appraisal (other times it will be collected at closing). The remaining items are paid at closing.

Typically, 30-60 days from closing.  Due on the 1st of each month with a 15 day grace period.