First-time home buyer in Virginia? Refinancing in Florida? We answer the way we wish more lenders would.
If your question is not below, send us a message. We answer every one of them, and there is no such thing as a dumb mortgage question. Why we don't do pre-quals →
Pre-approval is typically issued within 24 to 48 hours once your documents are in. From contract to close, plan on 21 to 30 days for most files.
Cleaner files close faster. Self-employed borrowers, complex income, or repair-conditioned appraisals can extend the timeline a few days. We tell you up front where your file sits and what would speed it up. Start your application →
Start with a real pre-approval, not a pre-qualification. Realtors in the Roanoke Valley will not write your offer with a soft pre-qual letter, and sellers know the difference.
Then layer in the programs built for a first time home buyer in Virginia:
We map your eligibility before you ever shop a house. See all loan programs →
It depends on the program.
Many borrowers also stack down-payment assistance on top of their loan program. We will tell you which combinations actually work for your file.
A pre-qualification is a soft-touch estimate based on what you tell the lender. A pre-approval is what we issue: full underwriting before you offer. Income, assets, credit, and debt are all reviewed by a real underwriter, not just a calculator. That is why Realtors trust the letter when offers get tight.
The core stack for a W-2 borrower:
Self-employed borrowers add a year-to-date P&L and business returns. Veterans add the DD-214 and Certificate of Eligibility. We will send you a personalized list once we talk. Start the application →
Yes. We are dual-state licensed in Virginia and Florida (NMLS #308553, VA #MLO-5807VA, FL #LO110533). A large share of our pipeline is Virginians buying second homes or relocating to Lakeland, Tampa, and Polk County. We close the loan from the same team you started with, in either state.
A mortgage credit pull is a hard inquiry, but the impact is small, typically 5 to 10 points and temporary. Mortgage shopping inside a 45-day window counts as one inquiry on most scoring models, so you can compare lenders without compounding the hit.
Far less damaging than skipping pre-approval and losing the house you wanted because your offer wasn't credible.
We have programs for that. Bank-statement loans, profit-and-loss-only programs, asset-depletion loans, and bridge financing all live in our toolkit. If your income is real, there is almost always a path. Send us your situation and we will tell you which lane fits.
These three calculators answer the questions we get asked most. They are placeholders here, but every one ships live on the WordPress build. Use them to sanity-check a price range before you start shopping.
What does the monthly payment actually look like with taxes and insurance?
Live calculator ships in WP build. Powered by [calculator service TBD].
How much home can I afford on my income, with my debts and goals?
Live calculator ships in WP build. Powered by [calculator service TBD].
When does buying actually beat renting in your specific market and timeframe?
Live calculator ships in WP build. Powered by [calculator service TBD].
Use the form for anything: pre-approval, loan questions, a Realtor referral, or just a sanity check. We answer every message personally, usually inside one business day.
No drip campaigns. No bots. Real reply from a real human.
Licensed and lending across the Roanoke Valley and the I-4 corridor.
The Consumer Financial Protection Bureau publishes the most rigorous, vendor-neutral homebuyer education in the country. We send first-time buyers there before they ever sign a thing. Read the loan-estimate explainer. Read the closing-disclosure explainer. Then come back and we'll walk through your specific numbers.
Whether you are 30 days from offer or 18 months out, we'd rather hear from you early. No pressure, no drip campaign, no obligation. Just a real answer from a real human.
Prefer to call? 540.314.8843