Buying a home starts with the right plan.
A purchase is one of the biggest financial decisions you'll ever make. We guide first-time buyers, move-up families, downsizers, and out-of-state relocators through every step — from your first conversation about pre-approval to the moment the keys land in your hand.
Who We Serve
Built around the buyer you actually are.
First-Time Buyers
If this is your first purchase, we'll walk you through every term, every form, and every decision — no jargon, no rushed answers.
Move-Up Buyers
Selling and buying at the same time is its own choreography. We coordinate timing, contingencies, and cash flow so the move happens in one motion.
Downsizers
Right-sizing your home — and your payment — without leaving equity or tax efficiency on the table. Often we structure the new loan around the proceeds of the old.
Relocating to Pennsylvania
Moving in from out of state? We handle remote closings, employer relocation programs, and pre-approvals built for a long-distance house hunt.
Loan Options
The right loan, matched to your life.
There is no single best mortgage — only the one that fits your income, your down payment, your timeline, and the home you're buying. We start with all five options on the table and narrow from there.
Conventional
Conventional Loans
The most common path for buyers with steady income and solid credit. Flexible terms, competitive rates, and the most options for property type — primary residence, second home, or investment.
- Down payments as low as 3% for qualified first-time buyers
- Mortgage insurance drops off automatically at 78% loan-to-value
- Available on single-family, condo, multi-unit, and second homes
- Fixed and adjustable-rate options across 10-, 15-, 20-, and 30-year terms
FHA
FHA Loans
Government-backed financing built for buyers with lower down payments or building credit. More forgiving guidelines on credit history and debt-to-income — without sacrificing rate.
- Down payments as low as 3.5%
- More flexible credit qualifications
- Gift funds from family allowed for the full down payment
- Great fit for first-time buyers or anyone rebuilding credit
VA
VA Loans
A benefit earned by service. VA loans typically offer the best terms on the market for eligible veterans, active-duty service members, and surviving spouses.
- 0% down on most purchases
- No private mortgage insurance — ever
- Competitive fixed rates and flexible underwriting
- Reusable benefit — including after a prior VA loan
USDA
USDA Rural Development
100% financing for homes in eligible suburban and rural areas. Pennsylvania has more USDA-eligible territory than most buyers realize — we'll check your address up front.
- 0% down for qualified buyers
- Below-market interest rates
- Income limits apply — many PA households qualify
- Eligibility check on every property of interest
Down Payment Assistance
Down Payment Assistance
Grants and second-loan programs that help cover down payment and closing costs. Pennsylvania has several strong programs through PHFA and local partners — we pair them with your primary loan when it makes sense.
- Grants and forgivable second loans available
- Stackable with Conventional, FHA, VA, or USDA
- Often covers down payment AND closing costs
- Eligibility depends on income, location, and buyer status
The Journey
From pre-approval to keys.
Six clear stages. You'll always know what just happened, what's coming next, and what we need from you to keep things moving.
- I
Get Pre-Approved
A real conversation about your goals, then a fully underwritten approval based on your income, assets, and credit. You'll know your number — and what you can comfortably afford — before you ever tour a home.
- II
Shop for a Home
Your pre-approval letter goes with you to every showing. We coordinate with your agent so the financing piece is already locked in when you find the right house.
- III
Make an Offer
We update your pre-approval to match the offer price, prepare a strong proof-of-funds letter, and stay on call if the seller wants a quick conversation with your lender.
- IV
Loan Processing
The home gets inspected and appraised, the title is cleared, and the loan moves through underwriting. We project-manage every piece so nothing stalls.
- V
Closing
You'll see your final numbers at least three days early — no surprises at the table. We attend (or join remotely) and walk you through every page you're signing.
- VI
Get the Keys
The wire goes out, the deed records, and the home is yours. We stay on call for the annual escrow review, future refis, and the next home down the road.
Common Questions
What buyers ask us most.
How much do I really need for a down payment?
Less than most buyers think. VA and USDA can be 0% down, FHA starts at 3.5%, and Conventional commonly starts at 5% — with 3% available to certain qualifying borrowers and programs. We'll show you exactly what each option means for your monthly payment so you can choose with eyes open.
What credit score do I need to buy a home?
There's no single magic number. We have programs starting in the low 600s and a few even lower. If your credit needs a little work, we'll show you what to fix and roughly how long it takes to move the needle.
How long does the whole process take?
Most purchases close in 30-45 days from accepted offer. With a fully underwritten pre-approval in hand, we can move faster when the situation calls for it.
What's the difference between pre-qualified and pre-approved?
Pre-qualified is a soft estimate. Pre-approved means we've reviewed your income, assets, and credit, and an underwriter has signed off. Sellers and agents treat a true pre-approval like cash.
Can I buy if I haven't sold my current home yet?
Often, yes. Depending on your equity and income, we may qualify you for both payments, use a bridge loan, or structure the offer with a sale contingency. We'll model the options before you list.
I'm relocating to PA from out of state — can we do this remotely?
Absolutely. We handle digital document signing, remote notary, and coordinate closings around your travel. Many of our buyers never set foot in our office.
What closing costs should I plan for?
Typically 2-4% of the purchase price, depending on the program and PA county. We give you a detailed estimate up front and revisit it every time the loan amount changes.
How do you actually get paid?
Our compensation is built into the loan structure and fully disclosed on day one. No bait-and-switch, no surprise fees at closing. You'll see every dollar before you sign.
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.
Already started your application?
Log back into your secure loan portal.
Return to your Network Funding portal to upload documents, review your loan status, or continue where you left off.