Mortgages come with a lot of jargon. Here are honest, plain-English answers to the questions Georgia and Florida buyers ask us most.
A bank can only offer its own loan products. A broker like Cedar Mill shops your loan across many lenders to find the program and pricing that fit you best. You get more options and an advocate on your side.
We will not pull your credit until you tell us you are ready. That is a firm promise. When we do pull it, a single mortgage inquiry has only a small, temporary effect, and shopping within a short window typically counts as one inquiry.
It depends on the loan. Conventional can be as low as 3%, FHA 3.5%, and VA or USDA can be zero down if you qualify. We will show you several scenarios for your situation.
A pre-approval verifies your basic finances and tells you, and sellers, what you can afford. It makes your offer stronger and is the smartest first step before house hunting.
It varies by program. Conventional generally starts around 620, FHA around 580 for 3.5% down, and some of our lenders go lower with a larger down payment. We will tell you honestly where you stand.
Often, yes. FHA can be available roughly two years after a Chapter 7 discharge and about three years after a foreclosure, sometimes sooner with documented circumstances. We review each situation individually.
Absolutely. Beyond standard loans, we offer bank statement loans that document income from your deposits rather than tax returns, which is ideal for business owners.
Your credit, the loan program, the property, your down payment, and broader market conditions. Because we are a broker, we compare pricing across lenders to find you a competitive rate.
Closing costs cover things like the appraisal, title, lender fees, and prepaid items such as taxes and insurance. We will give you a clear estimate up front so there are no surprises.
Only if the savings beat the cost within the time you will keep the home. We calculate your break-even for free, and we have a long history of telling clients to wait when that is the better call.
Ask us directly. A real loan officer will give you a real answer, with no obligation and no credit pull.
