Financing for the home you actually want
Conventional, FHA, VA, and USDA — matched to your down payment, your credit, and your timeline. Pre-approved same day, closed in about three weeks.
Loan programs I write
There is no single best loan. There's the one that fits what you have and what you're buying.
Conventional
The default for buyers with solid credit. As little as 3% down for qualifying first-time buyers, 5% for most others.
- Mortgage insurance drops off at 20% equity
- Primary, second home, or investment
- Fixed and adjustable-rate options
FHA
Built for buyers with thinner credit files or less saved. 3.5% down with a 580+ score, and more forgiving debt-to-income limits.
- Gift funds allowed for the full down payment
- Works after past credit events
- Assumable by a future buyer
VA
For eligible veterans, active duty, and surviving spouses. Zero down, no monthly mortgage insurance, competitive rates.
- No down payment on most loan amounts
- No monthly MI — ever
- Reusable benefit
USDA
Zero down in eligible rural and many suburban areas. Income limits apply, and the map covers more ground than most people expect.
- No down payment required
- Lower mortgage insurance than FHA
- I'll check the address for you
How a purchase actually goes
Four steps. You'll always know which one you're in.
Pre-approval
Application, credit pull, income and asset docs. Same-day letter in most cases so you can write offers with confidence.
Offer accepted
I lock your rate, order the appraisal, and send disclosures. Your agent gets a call from me, not a voicemail box.
Underwriting
Full review of the file. If underwriting needs something, you hear it from me the same day — not a week later.
Close
Final numbers three days ahead, signing, funding, keys. Averaging about 21 days from contract.
Purchase questions
How much do I actually need for a down payment?
Less than most people assume. Conventional loans start at 3% down for qualifying first-time buyers and 5% for everyone else. FHA is 3.5%. VA and USDA can be zero. The bigger number to plan for is usually closing costs — roughly 2–5% of the purchase price, though seller credits and lender credits can offset a good chunk of that.
Does getting pre-approved hurt my credit?
A mortgage credit pull is a hard inquiry and typically moves a score by a few points at most. Credit scoring models treat multiple mortgage inquiries inside a short shopping window as a single event, so comparing lenders does not stack up damage.
Pre-qualified vs. pre-approved — is there a real difference?
Yes, and sellers know it. A pre-qualification is an estimate based on what you told someone. A pre-approval means your credit, income, and assets have been reviewed. In a competitive offer, that difference is the offer.
How long does closing take?
I average about 21 days from accepted contract. It depends on appraisal turn times and how quickly documents come back, but three weeks is a realistic target and I'll tell you up front if your file looks like an exception.
Can I buy in a state where I don't live?
If it's one of the 25 states I'm licensed in, yes. Relocations, second homes, and out-of-state investment purchases are routine. Check the state list on the home page.
Get pre-approved today
Most applications take about 15 minutes. You'll have a letter you can write offers with.