Financing the home you'll actually live in.
Whether it's your first home or your forever home, we'll match you with the right program, structure the offer for the way you live, and walk every step from pre-approval to keys-in-hand.
Purchase Programs
Choose the program that fits the chapter.
Five distinct paths to ownership — each with its own strengths. We'll narrow the choice to the one or two that actually serve your timeline, your budget, and your long-term goals.
Conventional
Conventional Loans
The flagship choice for buyers with steady income and reasonable credit. 5% down is the most common starting point, with 3% available to certain qualifying first-time buyers, and PMI that drops off automatically as you build equity.
- 3–20% down payment
- Fixed or adjustable terms (10, 15, 20, 30 yr)
- Primary, second home, or investment
- PMI removable once you reach 20% equity
FHA
FHA Loans
Backed by the Federal Housing Administration — flexible credit requirements and 3.5% down make this the right tool for many first-time buyers or anyone rebuilding credit.
- 3.5% down with a 580+ credit score
- More forgiving credit and DTI guidelines
- Gift funds allowed for down payment
- Streamline refinance available later
VA
VA Loans
A benefit earned by active-duty service members, veterans, and qualifying surviving spouses. Often the strongest financing option available — zero down, no PMI, competitive rates.
- $0 down payment, no monthly PMI
- Competitive rates and flexible credit
- Reusable benefit across a lifetime
- Seller can contribute to closing costs
USDA
USDA Rural Development
100% financing for homes in eligible suburban and rural areas — a remarkable program for buyers who qualify by income and geography.
- $0 down payment
- Income limits by household and county
- Eligible property areas across most of the country
- Low monthly mortgage insurance
DPA
Down Payment Assistance
Grants, second liens, and bond programs that bridge the gap between savings and a down payment — often layered onto Conventional or FHA financing.
- State, county, and city programs
- Forgivable and deferred options available
- Designed for first-time and moderate-income buyers
- We'll match you to programs you actually qualify for
Pre-Approval
How a real pre-approval works.
A pre-approval letter is only as good as the work behind it. Ours is fully underwritten — that's why our offers win in competitive markets and our closings stay on schedule.
- I
Conversation
A short call to understand your goals, timeline, and the price range that actually fits your life — not just the maximum a calculator spits out.
- II
Documents
Income, assets, and credit — uploaded securely. We review everything up front so the approval is real, not preliminary.
- III
Underwritten Approval
We send your file through underwriting before you write an offer. Sellers see a clean, conditions-only approval and treat it like cash.
- IV
Offer with Confidence
When the right house shows up, you're ready. We close on the timeline you promised — usually 21–30 days.
Common Questions
What buyers ask us most.
How much do I really need for a down payment?
Less than most people think. Conventional financing commonly starts at 5% down (3% is available to certain qualifying borrowers and programs), FHA at 3.5%, and VA and USDA can go to zero. Down payment assistance can layer on top. We'll model real scenarios with your numbers, not averages.
What credit score do I need?
Different programs have different floors — FHA can work in the high 500s, Conventional in the low 600s, VA varies by lender. More important than the floor is what the score will cost you in rate and PMI. We'll show you exactly that before you decide.
How long does the process take?
From a complete application to a clear-to-close, most files run 21–30 days. New construction and some unique scenarios take longer. We give you a calendar on day one and update it as we go.
What does this cost me out of pocket?
An appraisal fee at the start (typically $550–$750) and a credit pull. Everything else gets quoted in a written Loan Estimate within three business days of application — no surprises at the table.
Should I pay off debt or save for the down payment?
It depends entirely on your DTI, your rate, and what the cash will earn elsewhere. This is the kind of question we love — and exactly why a 20-minute call before you shop is so valuable.
Can I get pre-approved before I find a house?
Yes — and you should. A full pre-approval typically takes a few days from a complete application, and it gives you a real price range and the leverage to act when the right home appears.
Ready for your next chapter?
Let's start the conversation.
Buying a home is one of the biggest financial decisions you'll ever make. A secure mortgage application typically takes about 15 minutes to complete. Once I receive it, I'll personally review your information and follow up — usually the same business day — with a personalized financing strategy designed around your goals.
Every homebuying journey is different. Whether you're purchasing your first home, building your dream home, relocating to Lancaster County, refinancing, investing, or planning your next move, I'm here to help you make confident financial decisions.
You don't need to have everything figured out before reaching out. Sometimes the best first step is simply having a conversation.
- Secure online application
- Approximately 15 minutes to complete
- Personally reviewed by Corie Adams
- Personalized mortgage strategy
- Same-business-day follow-up whenever possible
- No pressure. No obligation. Just honest guidance.
Not quite ready?
Continue exploring my Homebuyer's Resource Library, Living in Lancaster County Guides, or Builder Resource Center. I'm here whenever you're ready.