41 years of mortgage experience
Buying, building, or moving forward? I’ll explain your mortgage options in plain English and help you find a financing path that fits your future.
Why work with Deb?
Buying a home is one of the biggest financial decisions you’ll make. You shouldn’t have to figure it out alone.
I’ve spent 41 years helping people understand their options, navigate the details, and move toward closing with confidence.
“My promise to you: I’ll explain it in plain English.”
Mortgage programs
Every borrower and every home is different. We’ll begin with your goals, then review the programs that may fit.
A conventional loan is a mortgage that is not insured or guaranteed by a government agency.
Down payment, credit, income, property, and mortgage-insurance requirements depend on the borrower and program.
An FHA loan is made by an approved private lender and insured by the Federal Housing Administration.
FHA financing includes mortgage insurance, and the home must meet FHA property and occupancy requirements.
A VA loan is a mortgage made by a private lender and partially guaranteed by the Department of Veterans Affairs.
VA financing may offer a low-down-payment option for eligible borrowers and does not require monthly private mortgage insurance. Eligibility, entitlement, lender approval, property value, occupancy rules, and a possible VA funding fee apply.
Down payment assistance programs may help eligible buyers with part of the down payment, closing costs, or both.
Programs vary by state and local area and may include income, purchase-price, occupancy, credit, homebuyer-education, or first-time-buyer requirements.
Construction-to-permanent financing can fund an eligible home build and then transition into long-term mortgage financing.
The borrower, builder, plans, budget, land, appraisal, timeline, and completed home must meet lender and program requirements.
That’s completely normal. Tell me what you’re trying to accomplish, and we’ll take it one step at a time.
Ask Deb →This information is a general overview, not a commitment to lend or a complete statement of program requirements. All loans are subject to credit approval, property eligibility, income and asset review, applicable program guidelines, and availability. Terms and requirements may change.
The mortgage process
Tell me what you want to accomplish.
We’ll review your financial picture and options.
Shop with a clear financing strategy.
Your real estate agent helps negotiate your purchase.
We move through processing, appraisal, and underwriting.
Sign, close, and celebrate your new beginning.
Payment calculator
Adjust the numbers to explore an estimated monthly principal, interest, taxes, insurance, and HOA payment.
Ask Deb
There are no dumb questions—especially when it comes to a decision this important.
Learn with Deb
Short, useful guidance drawn from the questions homebuyers and real estate professionals ask most.
A practical, easy-to-follow resource covering the documents you may need, mortgage do's and don'ts, payment basics, interest-rate locks, closing costs, and the road to closing.
Until your loan closes, avoid financial changes that could affect your credit, income, assets, or approval:
Before making a financial change, call Deb. A quick conversation may prevent a closing delay.
Ask Deb about closing →No. Many eligible buyers purchase a home with less than 20% down. The amount you need depends on the loan program, your qualifications, the property, and available assistance. With a conventional loan, putting less than 20% down commonly means paying private mortgage insurance. FHA, VA, and down-payment-assistance programs follow different rules. The best answer comes from comparing the total monthly payment, cash needed to close, and long-term cost—not the down payment alone.
FHA loans are made by approved lenders and insured by the Federal Housing Administration. Their qualification guidelines may be more flexible, but FHA mortgage insurance and property requirements apply.
Conventional loans are not insured or guaranteed by a government agency. They may offer more property and occupancy choices, and private mortgage insurance may be removable when requirements are met. The better option depends on your credit profile, down payment, monthly payment, mortgage-insurance cost, and plans for the home.
This financing combines an eligible home-construction phase with long-term mortgage financing. After approval, funds are generally released to the builder in stages, called draws, as work is completed and inspected. When construction is finished and the required completion documents are received, the loan moves into its permanent mortgage phase.
The borrower, builder, plans, budget, land, appraisal, timeline, and completed home must meet program requirements. Some programs use one closing; others use separate construction and permanent closings.
Mortgage Minute answers are general educational information, not a commitment to lend or a substitute for reviewing your individual application. Loan approval, terms, mortgage insurance, cash-to-close, and program availability depend on borrower, property, lender, and program requirements.
Ready when you are
Whether you’re buying, building, or simply gathering information, I’m here to help you understand the next step.
Start My Loan ApplicationContinue to the secure Edge Home Finance, LLC (NMLS #891464) loan application.