# Future Home Loans > The Future of Mortgages > Contact: bphelan@future.loans ### Posts #### 10 Proven Reasons Why Brokers are Better Are you ready to buy your first/next home?  One of the first steps is to secure a mortgage.  This process can be stressful and overwhelming.  Where do you start?  What do you need for the process?  Are you getting the best service?  Are you getting the best rate?  Do you have an advocate working with you to help you through? Typically, you have two options: a direct lender/bank or a broker.  Let's review the difference between the two. A broker acts as an intermediary, helping you identify the best lender for your situation and pulling together all the information needed for the mortgage application. A direct lender is a bank or other financial institution that will decide whether you qualify for one of their specific loan programs. The benefit of using a broker is that we do the "shopping" for you.  We have relationships with several lenders who offer a wide variety of programs with minimal or no overlays (tighter lender-specific requirements).  This allows you to have the confidence that you are getting the BEST mortgage for your specific situation and not just what the direct lender has to offer. 10 Reasons Why Brokers Are Better Clear cut communication.  The mortgage industry can be challenging to navigate. We can help you understand the lengthy process.  We can solidify a competitive interest rate, typically with lower fees, and ensure you close on time or even early. We are licensed and regulated financial professionals. We do a lot of the legwork — gathering documents from you, pulling your credit history, and verifying your income and employment — and we use this information to find the best options for you across several lenders. We help you comparison-shop. We obtain a variety of quotes from multiple lenders and present you with the best option to suit your specific needs. We save you time.  It can take hours to apply for different loans, with back-and-forth communication involved with underwriting the loan and ensuring the transaction stays on track. We can save you the hassle of managing that process. We work on your loan from start to finish. We are invested in you throughout and therefore will be with you every step of the way.  Banks and direct lenders use the "assembly line" mentality, handing you off to other people throughout the process which can cause frustration, confusion, and delays. If your application involves challenges, we have the capability to find a lender who can provide a competitive interest rate, without significant overlays, whereas a direct lender/bank would be limited to their own product guidelines.  Direct lenders/banks do not shop with different lenders for you.  For example, a direct lender/bank might not even be able to qualify someone with a 600 credit score, but brokers have lenders that would allow such a score for traditional financing (FHA, VA) without severe negative impacts to the interest rate, process or closing. Just like your real estate agent, we work for you!  We don't get paid unless you close your loan. For this reason, we are more accessible to you than lender/bank employees. When you have questions along the way, it's easier to get the answers you're looking for more quickly and more thoroughly. We can undoubtedly find more competitive mortgage rates than direct lenders/banks.  We are paid to shop for the best rates and loan programs. Personalization! You can meet with us face to face, in our brick-and-mortar office or completely online, and get your questions answered by ONE person. That may be more reassuring than talking to a different person every time you contact the national call center for a direct lender/bank. Our volume is much less than direct lenders/banks.  We care more about our clients, their well being, and their overall satisfaction.  Rest assured: you will be happier with the process and the service you receive from us. If you are in need of a new home mortgage, whether that be a new purchase or a refinance, Future Home Loans is here to help you. We are a locally-owned, Veteran owned, mortgage brokerage that will put the time and effort into finding you the best mortgage with competitive rates for your financial situation. #### 3 Essential Ways We Provide Digital Flexibility Here at Future Home Loans, we understand the importance of digital flexibility. And with that, comes the ability to pursue and complete most things we could do in person, but online. We totally understand not wanting to drop what you're doing and come in person to deliver some paperwork and nor should you...it’s 2020 after all.  This stopped many lenders in their tracks over the last month but during the Covid-19 crisis, Future Home Loans hasn’t skipped a beat. We recognized the importance of our Team, and our valued partners, permitting digital document signatures, digital document delivery, and even digital closings. We have also helped many of our title partners  branch out and provide never before seen drive-thru & electronic closings. Imagine closing on your home, all at the touch of your hand, or as easy as ordering a McDonald’s cheeseburger?  Throughout this article, we will be highlighting the ways in which Future Home Loans has worked towards transforming the loan process -from start to finish- to ensure the safety and satisfaction of our clients in this digital age.  Secure Online Portal Our online portals make it easy for you to safely do everything online.  You can easily fill out a secure mortgage application.  The online portal also allows you to  safely and securely gather documents.  Industry partners We understand the importance of a smooth and trusted partnership with you and your real estate agent. With that in mind, Future Home Loans has partnered with some of the top Northeast Florida realtors. These agents have committed to providing you with a safe and transparent buying or selling process, throughout these trying times. They are offering digital docu-signs, video chat meetings, along with video walk-throughs to ensure you are satisfied with the home that you are going under contract on. On specific mortgage products, we have teamed up with some of our industry leading title experts. To further improve and create a smooth process, they have agreed to offer electronic and drive through closings.  Digital Flexibility and Transparency Regardless of the meeting situation, whether it be a video call, text, or a phone call, our Mortgage Brokers are here to help you. You can chat with our team anytime, anywhere, to ensure your health and safety of everyone. We want the process to be as digitally transparent as possible, so if any questions arise throughout the process, our team is here to help.  Ready to apply for your dream home on your time? Contact one of our expert Mortgage brokers today to get started! #### 3 Stand Out Facts You Didn't Know About Jumbo Loans In the current housing market, many homes require financing that falls outside of the conventional conforming loan types. Jumbo loans are a mortgage loan type used for properties that lie outside the limits of conventional conforming loans. The current maximum amount for a conforming loan (such as conventional) varies by county, state, and lender but the current limit for most Counties is $548,000. For any home that lies outside of this limit, and requires financing, a jumbo loan will come into play. Jumbo loans can be used for primary homes, investment properties, and vacation homes. Jumbo Loan Requirements You’ve found the perfect home, but are in need of financing over $548,000. Do not fret! When you work with Future Home Loans, our brokers will search for the very best jumbo loan option for you.  You may have questions regarding jumbo loan interest rates, down payments, and credit score. Jumbo loans are seen as a higher “risk” to creditors, so there are higher interest rates and down payments involved. Typically, at today’s rates, the difference between conforming and nonconforming loans have a minimal difference. This could often mean a difference of thousands in terms of loan-life interest payments.  When it comes to down payment, a minimum of 10% down is required for jumbo loans. However, down payments are required based on your loan amount and credit score and can vary based on those two items.   In terms of credit score requirements, this is far different from conforming loans. As mentioned above, jumbo loans are seens as a higher risk to creditors with much more strict requirements. This doesn’t change when it comes to credit scores of borrowers looking into jumbo loans. Typically, a credit score of at least 700 is required, but there are programs that allow credit scores down to 640. The requirements of credit score go up depending on loan amount, and housing type (whether that be primary residence, investment properties, second residence, etc.). Other requirements include assets in reserves, potential second appraisal, and a low debt-to-income ratio, among other things. It’s important to speak to a mortgage professional to determine if a jumbo loan is right for you and your financial situation. Does The VA Offer Jumbo Loans? In general terms, jumbo loans exist outside government-backed mortgage programs, with a single exception: the Veteran’s Administration. Yes, the VA offers jumbo loans to qualifying service members. In many cases, the only limit on VA loan type is based on lender risk tolerance. In fact the VA jumbo loan offers qualifying service members a huge benefit: the flagship $0 down. This means, in high metropolitan areas with higher than typical home values, VA loan qualifying individuals have increased access to homes in these areas, without the stress of the 10% minimum down payment on jumbo loans as required with a non-VA non-conforming jumbo loan.  Jumbo Loan Benefits If you’re a homebuyer looking to purchase over the current conforming limits, jumbo loans are a true added benefit when needing financing. They allow you more financing access than potentially available with other loan types. There is also potentially more flexibility when it comes to jumbo loans and borrowers financing options. There are different varieties of jumbo loans, in return giving borrowers more flexibility in choosing a mortgage that works best for them and their financial needs. Some examples of jumbo loan flexibility include 30-year fixed rate or adjustable rate mortgage. If flexibility is what you’re looking for at a higher price point, jumbo loans may be right for you.  The 2021 year has seen increased housing prices with decreased interest rates. To say tha market is hot is an understatement. Working with an experienced mortgage broker puts you one step closer to your goals of home ownership. Future Home Loans has over 1,000 five-star online reviews from past clients, access to ample loan options and opportunities, and can offer you financing options to assist you in this hot market.  For more information on jumbo loans, watch our latest video featuring Cara Potter of Future Home Loans: https://www.youtube.com/watch?v=mbSsQd3b3P8 #### 3 Things That Can Kill Your Mortgage Approval Getting pre-approved can feel like you’re in the clear. You’ve submitted your documents, your credit’s been reviewed, and a lender has given you the green light to start house hunting. But here’s something many buyers don’t realize - your loan isn’t fully approved until the very end of the process. That means certain financial moves, even ones that seem harmless, can derail your mortgage before closing day. If you’re under contract or planning to be soon, here are three things that can kill your mortgage approval. 1. Changing Jobs at the Wrong Time A new job can be exciting. A promotion can feel like a win. But during a mortgage process, employment stability matters. Lenders verify your employment before closing. If you switch jobs in the middle of the process, especially if you move from salaried to commission-based income, it can create delays or even force the lender to re-evaluate your approval. This doesn’t mean you can never change jobs. It just means timing matters. If a job change is unavoidable, talk to your lender before making the move so you understand how it may affect your loan. Stability is your friend during underwriting. 2. Taking on New Debt This is one of the most common approval killers. Financing a new car. Opening a new credit card for furniture. Co-signing on a loan for a family member. Even a large increase in credit card balances can shift your debt-to-income ratio enough to cause problems. Remember, your approval was based on your financial profile at the time you applied. New debt changes that profile. Even if the monthly payment seems small, lenders must include it in your qualification calculations. Sometimes that small change is enough to push you outside approved limits. Until your loan has officially closed, it’s best to avoid any new credit activity. 3. Moving Money Around Without Documentation Large deposits or unexplained transfers can raise red flags. Lenders are required to source funds used for your down payment and closing costs. If a significant amount of money suddenly appears in your account and there’s no clear paper trail, underwriting will pause until it’s documented. Gift funds from family are allowed in many cases - but they must be properly documented. Selling an asset is fine - but you need proof. Keeping your finances steady and transparent during the process prevents unnecessary stress. A Bonus Reminder - Keep Paying Everything On Time It sounds obvious, but missed or late payments during the mortgage process can seriously damage your approval. Lenders often re-check your credit before closing. A new late payment can lower your score or trigger additional review. From application to closing day, treat your credit like it’s under a microscope - because it is. The Bottom Line The mortgage process doesn’t end at pre-approval. It ends at closing. From the moment you apply until you get the keys, your financial picture needs to remain stable. No big changes. No new debt. No unexplained deposits. At Future Home Loans, we always tell clients the same thing - when in doubt, ask first. A quick conversation before making a financial decision can protect months of hard work and keep your home purchase on track. Because nothing feels worse than losing your dream home over something that could have been avoided. #### 3 Top Benefits to Working With A Local Mortgage Broker The market is hot! Jacksonville homes are turning over rapidly, thus making the importance of working with local professionals who get the job done right more important than ever. Many individuals do not know where to turn when they are buying in a competitive market… enter Future Home Loans, your North Florida Jacksonville-based and veteran owned mortgage broker. We have over 1000+ five-star online testimonials, are A+ accredited through the Better Business Bureau, and work with local title companies, realtors, and appraisers to get your new home closed on regardless of market conditions.  We work with multiple lending institutions with each offering unique and different products and rates -- allowing our team to obtain you the best available rate for your unique financing needs. So why work with a local mortgage broker, such as Future Home Loans? Read on to see the 3 most beneficial reasons to work with Future Home Loans, your local Jacksonville mortgage broker.  Access to Lower Wholesale Rates While you can independently shop your own rates through independent lenders, there is a big benefit to working with a local mortgage broker. We shop rates for you, meaning, we do the back work for you by putting in the time and effort to find you the right and best rate for your individual financial needs and situations. We have access to dozens of independent lenders rates, and have access to special programs at better pricing that individuals may not be able to independently access without working with a broker. Here at Future Home Loans, our mortgage  brokers only have to do a single credit pull throughout the entire process to do the shopping for you. Other lending establishments may do multiple credit pulls, resulting in an affected credit score and in result, impacting your chances of getting approved.  These Neighborhoods Are Also Our Neighborhoods When you work with Future Home Loans, you have a mortgage brokerage team with years of combined, local lending experience and success. We have over 1000+ five-star online reviews illustrating our hard work and dedication to getting the job done right. When you work with us, you work with a North Florida-based team of mortgage brokers and processors that live in the same Jacksonville and surrounding neighborhoods as you. Your success is truly our success; we want to see you obtain the best possible rate for your unique financial situation. If you’ve been declined by big banks or independent lenders, our team may have the ability to get you approved for a rate you didn’t even anticipate was possible!  More Personalized Experience The loan process is something our team are experts at. It’s what we do all day! We understand that this isn’t that case for the majority of our clients, and we want to ensure that you are kept up to date throughout the entire process, even if it’s something they don’t typically understand we will go the extra mile to make sure all steps are explained in the mortgage process. Because our team is locally-based, we offer you personalized services with a dedicated support team that are easily reachable whether it be through email, or a phone call! You will never be routed through a call center. Think back to when you recently called a big bank with an important financial question. Were you routed through multiple individuals, having to repetitively go over your question or concern? This isn’t an experience we want for our clients -- and believe it’s not an experience you should ever have when making the largest financial decision and transaction of your lifetime! We want you to know your experience with Future Home Loans matters. Our team is ready and eager to work for you! We are happy to be your mortgage guide through this competitive buying market. If you’re ready to get the process started, or have mortgage-related questions, get your quote today by clicking here. #### 3 Ways to Save a Mortgage Deal When It Looks Like It’s Falling Apart Every Broker Faces It You’ve structured the loan, submitted the application, and everything seems on track - until suddenly the deal hits a roadblock. Maybe the lender declines servicing.Maybe the valuation comes in low.Maybe the borrower’s documentation raises red flags. It happens to every broker at some point. The difference between a declined deal and a saved one often comes down to strategy, creativity, and understanding alternative solutions. Here are three ways experienced brokers can rescue a mortgage deal when things start going sideways. 1. Reassess the Loan Structure One of the most common reasons deals fail is simply because the original loan structure doesn’t fit the borrower’s situation. Instead of abandoning the deal, revisit the fundamentals: Adjust the loan term Consider splitting fixed and variable portions Reduce the loan amount slightly Explore different LVR scenarios Evaluate alternative lenders with different servicing models Sometimes even a small structural change can shift the numbers enough to bring the application back within lender guidelines. At Future Home Loans, restructuring is often the first step when a deal encounters unexpected friction. 2. Look Beyond Traditional Servicing Traditional lending assessments rely heavily on personal income and standard servicing calculators. But not every borrower fits neatly into those models. When servicing becomes the issue, alternative solutions may include: Asset-based lending strategies DSCR (Debt Service Coverage Ratio) loans for investors Lenders with more flexible self-employed policies Low-doc or alt-doc lending options These solutions aren’t shortcuts - they simply assess borrowers through a different lens. For investors in particular, focusing on the property’s income potential can sometimes unlock deals that standard servicing models reject. 3. Address Valuation Challenges Strategically Low valuations can derail an otherwise strong application, especially in fast-moving markets. If a valuation comes in below the purchase price, brokers may consider: Requesting a valuation review Ordering a second valuation through another lender Increasing the borrower’s deposit slightly Negotiating the purchase price Adjusting the loan structure to reduce risk Understanding how different lenders approach valuations can make a significant difference in outcomes. The Real Skill of a Mortgage Broker Getting a straightforward deal approved is one thing. Saving a complex deal requires deeper expertise. Experienced brokers know how to: Identify alternative lenders quickly Rework loan structures under pressure Guide clients through unexpected hurdles At Future Home Loans (FHL), deal structuring and problem-solving are central to the process. When challenges arise, the focus isn’t on what went wrong - it’s on finding a pathway forward. Final Thoughts Not every mortgage deal goes perfectly according to plan. But with the right approach, many “declined” deals can be reworked into successful approvals. For brokers, the key is staying flexible, understanding alternative lending strategies, and always looking for creative solutions that serve the client’s long-term goals. Because sometimes the difference between a lost deal and a closed one is simply knowing where to look next. #### 4 Simple Ways to Improve Your Jacksonville Yard and Home Value With Spring 2021 right around the corner, now is the perfect time to start planning new landscape ideas to give your Jacksonville yard (and home) it’s much needed curb appeal. According to a Virginia Tech study, landscaping can give a 15 percent increase in home value. That means an increase of $45,000 on a $300,000 home! If you’re in need of new planting or an entire make-over, we’ve got a few tips that are guaranteed to refresh your Jacksonville yard and increase your home’s value.  Determine What Needs to Be Done Do you have any fallen trees from this past hurricane season? Do you need to have your grass resod after the winter freeze? Have your flower beds turned into a pile of weeds? Yard renovations can encompass everything from quick shopping trips for new flowers to calling local tree cutters for fallen trees. Increasing your home’s value by improving landscaping doesn’t have to break the bank. Sometimes, adding vibrant flowers and trimming bushes is enough to turn a drabby yard into the neighborhood eye catcher. Know Which Plants Are in Season Jacksonville’s last frost dates are March 11-20, meaning this is the average date in spring that killing frost may happen. In February, it’s recommended to plant annual flowers that are hardy enough to take occasional cool snaps. Popular annuals include pansies, petunias, and snapdragons. These flowers are widely available at retailers such as Home Depot and Lowe’s, but consider shopping local this season! Many local businesses are struggling from the economic cost of the pandemic, so shopping at local nurseries is a great way to help your community.  Find Your Focal Point After determining what your favorite seasonals plants are, now it’s time to determine where you want them in your yard and what you want to accentuate. Keep in mind while purchasing, it’s important to look for plants that will do well in certain parts of your yard - full sun or half shade. Additionally, finding a focal point is important to avoid overcrowding and aimless planting. Potential buyers perceive your yard as a reflection of your home; if your yard is neat, clean, and uniform, then it’s assumed that the upkeep of your home will follow. Typically, it’s recommended to find the natural focal point- most often this becomes the front door. Be on the lookout for hanging flower baskets or unique pots to emphasize your front porch.  Have Fun With It Gardening has many perks and can be a relaxing afternoon hobby. Preparing to put a house on the market can be stressful, so use this renovation process to your advantage! Psychology Today states that gardening is able to reduce stress and improve your mood, which can lead to a reduction of depression and anxiety symptoms. Not only is landscaping good for your mental health, it is also good for your physical health. On average, gardening, pulling weeds, and planting flowers can burn an estimated 200-400 calories per hour. Most importantly, have fun with it!  If you’re in the market to move or refinance, the Future Home Loans team is here to help! We have access to hundreds of loan options, ensuring you get the absolute best deal on your new Jacksonville mortgage. Contact us today. Happy landscaping! #### 4 Steps To Success: Getting A Mortgage Whether you’re a seasoned homeowner, or a first-time buyer, jumping into the sea of mortgage opportunity can seem daunting with endless possibilities. That’s where Future Home Loans steps in: we are a mortgage broker, meaning, we shop hundreds of the best rates possible to obtain the best options for you as a homeowner obtaining a mortgage. While our task is to get you the best rate possible, there are a number of things you can do prior to obtaining your new mortgage to help yourself and your future rate. We understand that buying a home is one of the most nerve wracking, but exciting moments of your life! Here are 4 of our top tips for a successful mortgage process.  Check Your Credit It goes without saying that your credit score and reports play a huge factor, if not the largest, in your interest rate for your new home’s mortgage. While there are many programs, including FHA Loans, that are available to potential buyers with lower scores, the higher you can get your score prior to locking in your new rate the better!  So how do you do this? First step, review your credit report. This includes information pulled from three major credit bureaus: Equifax, TransUnion, and Experian. The easiest way would be to contact one of our expert Mortgage Brokers. They will be able to pull your credit, offer mortgage industry advice, as well as get you on the right track with next steps (if needed!). After you’ve completed this, ensure there are no errors or fraud on your active accounts; if so, reach out to those companies to settle the issues before moving forward. You can also dispute these errors with the bureau that is reporting them. Other items to look for include: factual information, accounts currently in collections, late payments, and liens.  Next step? Raise that score. The credit reports pulled above will not list your current credit scores. Many credit card companies will provide you your FICO score for free; we also recommend utilizing Credit Karma, a free app for download on most mobile devices. After you’ve gotten your credit score, a good first step is to analyze. Most conventional lenders consider 640+ the minimum credit score to obtain a mortgage, however some government-backed loans will allow for scores as low as 500, provided you meet other criteria. The best thing to keep in mind: the higher the score, the better the rate and options available to you and your mortgage. One best way to raise your score will be to meet all debt payments in a timely manner, and in full. Payment history makes up for 35% of your credit score, and it is important to always meet those deadlines put in place to continue to assist on the journey of a better score. Another tip is to avoid making major purchases, or opening new lines of credit, a few months prior to when you plan to obtain your new mortgage. The reason behind this is those companies will inquire about your credit, and this can negatively affect your average length of credit history.  What Can You Afford? Before falling in love with your dream home, it’s important to note if you can afford it or not! That is where our pre-qualification step comes in. Our mortgage brokers will analyze your credit history, scores, etc. and determine an estimate for what you could afford based on those factors. It is also important to remember that your monthly mortgage payment is only one piece to the puzzle; you can also anticipate additional payments including property taxes, homeowners insurance, interest payments, and HOA Fees if applicable. Interested in a home on the water? We recommend checking the FEMA Flood Maps to see if that area is located in a flood zone. Often, flood insurance can be a requirement in these areas, and can increase the cost of monthly insurance payments by 1-3x! You will also need to determine what you can afford to pay for your down payments; typically, if you wish to avoid payments for private mortgage insurance, you will need to put down 20%. However, you can also put down as low as 3% of the home price.  What Loan Option Is For You? There are three main categories for home mortgages: Conventional, FHA, and VA Loans. What are the differences?  Conventional: These types of loans are funded by private banks, credit unions, or online lenders. They tend to have the strictest financial eligibility requirements, and higher down payments (but you do have the option of 3% down!). FHA Loan: Do you not have a large amount available to you as a down payment, and still interested in a mortgage? FHA may be your best option! FHA Loans are government backed, offer more lenient credit-scenarios, and often allow for more leniency when it comes to credit scores and down payments (starting down payments at 3.5%). This type of loan (and VA) are still borrowed through private lenders, but funded via the federal government. This allows for less of a “risk” for the banks.  VA Loan: Are you a US Military Veteran, service member, or a military spouse? If so, you may qualify for a VA Loan. What makes a VA Loan stand out, is it being a zero down payment option. For many, that could be a savings of thousands of dollars in the immediate realm. VA Loans are also issued through private lenders, and are guaranteed by the US Department of Veterans Affairs.  Compile The Paperwork Once your financial outlook is in good shape, and you’re aware of how much you can afford, it is now time to compile the necessary paperwork to move forward. This includes documentation such as income verification, proof of assets, list of liabilities, and additional documentation. Once we review your credit scenarios, our helpful Loan originators will be able to compile a list of documents you need, potentially including your previous two-years tax returns, and if you’re self employed, you will be in need of 1099s or profit and loss statements from the past couple of years instead. Also, if you’re using gifted funds as a down payment, you’re required to supply a gift letter and a detailed paper trail of where exactly the money came from.  Ready to get started! Contact our team of Jacksonville beach mortgage experts today; they can assist with reviewing your credit scenarios, and compile the list of documents you will need to get started, as well as lend a helping hand with mortgage advice.  #### 5 Major Shifting Housing Trends Amid COVID-19 Pandemic 2020 has been a year of changes, development, and growth within the real-estate industry resulting in major shifting housing trends. With so much going on within the country, you may be wondering how the impacts of the crisis are causing change within real estate trends, and Florida housing trends. Surprisingly enough, the current market average home price in Jacksonville Beach sits slightly above $395,000, with a very hot sellers market! There's been a 5.6% increase in 1-year changes to home prices. Will 2020 continue on this upward trend? Will the current pandemic continue to cause consumer behavioral changes? Whether you’re in the market to buy, or sell, here are 5 major shifting housing trends you need to know.  FREE CONQUEST REFINANCE QUALIFIER START SAVING NOW Median Home Prices are Growing As we continue to see rates fall, there’s been a seen surge in buyers in the market. As buyers start to outnumber sellers (see sellers market above), this causes an intense competition in the market, assisting in the growth we’ve seen within the housing market prices. If you’re in the market for a bargain, now may not be the time to shop (unless you want to take advantage of historically low interest rates on your mortgage!). Since COVID-19 has hit America, there’s actually been an increase in the housing market - and nationally, median home prices hit an all-time high in June.  Buyer’s Requests Are Changing As the majority of Americans are still experiencing remote-work, there’s been a seen shift in client requests and requirements for their new homes.  As an example, NAR research has shown that the top request of buyer’s at this time is a home office. Along with this, there’s been a growth in demand for a sizable outdoor space, including a pool, garden, or just more outdoor space to stretch and enjoy the safety and security of your own home's outdoor space.  Mortgage Interest Rates Are Ultra-Low Even before the pandemic, mortgage interest rates have been trending downward. We’re now seeing rates in the low 2’s, for 30-year fixed conventional mortgages and refinance, and VA mortgages and IRRRL! Market experts believe that interest rates will continue to stay where they’re at until the US economy returns to normal status. Future Home Loans is currently equipped with Conquest Mortgage, an exclusive program to Mortgage Brokers, with some of the lowest rates in the country ranging from 2.25-2.375% on VA and 2.5%-3.0% on Conventional! Growth In Millennial Buyers Millennials currently comprise the LARGEST generation in the United States, according to PEW Research. In the past, this generation has seen the inability and ambivalence to purchase homes, are growing older and reconsidering their goals.  The largest bracket of this generation are turning 30 this year, and beginning to start families, reconsider their life goals, and financial goals. So what’s this mean for the market? According to several studies, millennials have typically enjoyed bustling downtowns with shops and dining at every corner instead of the traditional picket-fence suburbia. This shift in consumer trends and priorities may cause a motivation for millennials to consider new options in housing. If you’re a seller, this is great news for you as 72 million millennials (age 23-38-year-olds) in America right now are shifting towards the buying market, and graduating from renting life. Upgrade your online listings, highlight perks of the home rather than the size, and know popular features in the market! Lack of Foreclosure Crisis A major contrast from the current recession to the Great Recession, that shouldn’t be ignored, is that due to the mortgage forbearance plans rapidly put into place, less American’s had to foreclose on their homes. Nearly 4 million Americans took advantage of the opportunity to delay their monthly mortgage payments for up to one-year to assist with their financial hardships. The CARES act, passed in March 2020, made it far easier for homeowners that found themselves struggling from economic hardships due to the COVID-19 pandemic to stay in their homes.  Whether you’re a real estate agent, a home-buyer, or a seller, take advantage of the above housing trends and shifts by partnering with a professional mortgage brokerage that is armed and ready to battle the trends as your partner. Our team has the ability to match you with agents that are some of the best in the North Florida business, and provide you with top-notch mortgage assistance and advice throughout the entire process. We have access to historically-low rates, that will assist you in financial development throughout your future! Ready to get started on your home buying journey, or have further questions regarding your home mortgage opportunities? Contact us today.  #### 5 Simple Tips to Start Spring Cleaning Longer days, warmer weather, flowers blooming, but oh no here comes the pollen, bugs, and dust! Whether you’re a new homeowner, or have been in your home for years, spring cleaning should always be a staple in every household. With the pandemic limiting most people to stay and work from home, it’s more important than ever to keep your home clean and free of anything that could trigger allergies. Plus, a clean space can help clear a cluttered mind! According to Bobvila, “during darker winter months, the body produces more melatonin, a hormone that increases sleepiness. As days lengthen, this natural lethargy lessens and we literally feel ‘lighter.’”. So now that it’s started to warm up outside and daylight savings has given us sunshine later in the day, we all have a bit more energy to help with deep cleaning. Sometimes, we really want to jump in and start cleaning but don’t really know where to start. Luckily we’re here to give you some tips and tricks for conquering your annual spring cleaning. Make A Schedule You don’t necessarily need to tackle every single cleaning task in one day. You can dedicate a different weekend or day to different parts of the house until you’re done.  Making a schedule can also allow you to split tasks between your spouse, family, or roommates.  Check Your Cleaning Supplies Inventory  It’s important to not only make sure you have all the cleaning supplies that you would need before starting but also making sure to look out for ones that may be harmful for you or your family.  Double check about what cleaning products should not be used together. That way you can make sure you don’t wake up passed out from mixing two products that are toxic to you.  Clean From Top to Bottom If you’re cleaning dust off your fans, it wouldn’t make much sense to vacuum or sweep your floors before that. You want to make sure that while you’re cleaning you do it efficiently so there’s not extra work to do. Pay Special Attention To The Appliances That You Use everyday This can include anything from the dishwasher to your tea kettle. Even if it seems clean there may be some lingering bacteria that should be cleaned to ensure daily tasks of cooking aren't affected by it.   Whether it's by using water and vinegar or baking soda, there are some easy and quick ways to clean appliances we may not see actual mess on. Even your trash can might have a lingering smell when the garbage is removed.  According to PayneWest Insurance, getting your home air ducts professionally cleaned allows for the removal of more allergens and creates a clearer path for cool air from your A/C to stream through. It also shows that you’ve been caring for your home if you have a home inspector check your house.  Improving Features and House Maintenance This can include checking to make sure your windows don’t have any cracks that may let heat or A/C out. You may not be thinking of selling your home any time soon or ever but it’s always a good idea to keep the home value the same or find ways to increase it.  Landscaping can also increase your home value and curb appeal. Check out our post for some great landscaping related tips.  Painting rooms a new fresh color and getting your roof and gutters checked for damage can also be considered. Keeping your home maintained and up to date can possibly raise your home value; depending upon credit and loan approval, it's possible that you may be able to refinance your current mortgage resulting in a better interest rate than previously obtained! If that is the case, Future Home Loans offers many different services related to your mortgage needs. To learn more about refinancing or getting a loan for improvements on your home during this new season click here.  https://www.paynewest.com/five-spring-cleaning-jobs-to-increase-your-homes-value/https://blog.callthewalls.com/increase-property-value-spring-cleaning/https://www.countryliving.com/home-maintenance/a38381/how-spring-cleaning-became-a-tradition/https://www.sylvane.com/blog/spring-cleaning-tips-and-checklist/  #### 5 Things Worth Investing In On Your New Home Purchasing a home can be exciting: a fresh start and new beginning. Yet, it can also be a tedious task, and it is easy to be overwhelmed with feelings of needing to update your new home right away. While there are items that you don’t necessarily need to purchase, there are a few that we recommend investing the extra money on. Here are a few of those recommendations to get you started! Engineered Wood Floors Unlike solid wood flooring, engineered hardwood is very resistant to fluctuations in temperature and humidity. When installed, it is very hard to tell apart from solid wood floors. Engineered wood has a top layer of real wood that allows for a look of wood without the cost and is easy to DIY with a little research! Not to mention that engineered wood that is of good-quality can last 25-30 years, and adds value to the home for resale.  Updated Appliances If moving into a home with older appliances, it may be best to invest in an upgrade. Newer appliances can save you money month over month (we’re talking major savings!). A new fridge uses less than half the power needed to run a fridge made between the years of 1993-2000 - these savings can pay for themselves when investing in a new appliance! Kitchen remodels also have a large benefit when it comes to eventually selling the home, and can provide a nice return on investment! HVAC Units We live in Florida -- it gets hot. It goes without saying that the importance of a high quality HVAC in a home is of utmost importance! Electric utilities may be the highest bill you have to pay every month- could a newer system save you money? Absolutely! Technology continues to advance rapidly, and even though units tend to last 20 years, if the unit is even 10 years old you could save 20-40% of your cooling energy costs by replacing it with a newer model.  Pop off that popcorn ceiling & Add Crown Moulding  We believe that the majority of homeowners can agree that they are not fans of popcorn ceilings. This trend was popular between the 1950’s-1980’s - it is a vintage and aged style. However, is the mess worth it? While it is estimated that it can contribute to an increase in value, if the remainder of the home needs larger upgrades the cost may outweigh the benefits. Before starting this project, make sure there is no asbestos. Some home built before 1970 have this.  A simple DIY project would be to add some crown moulding. This can help add dollars into your pocket when it comes to reselling, but it must be done tastefully and and correctly. Check out this tutorial, here!  Window Replacements When taking into account your monthly utility bills, it may be beneficial to replace windows. While this can run a larger bill, it has potential to save you money in the long run. Overall, the cost of window replacement is worth the money you spend. Not only can you save money on your monthly bills, but the recoup of the cost is roughly 70 to 80 percent of your costs on your home's market value.  A new home is exciting. You can renovate however you’d like, paint whatever color you want, and create a space all your own. When updating your home, it is important to consider the costs and the market value that can add to your home in the future!  #### 6 Reasons Why You Should Move To North Florida Florida has its perks: sunny beaches, warm climates, and big savings for residents! But do you still find yourself debating whether or not you are ready for the move to the Sunshine State? Here are six reasons why you should, and specifically make that move to North Florida.  FREE NORTH FLORIDA RELOCATION GUIDE DOWNLOAD NOW A Warm, Sunny Climate It goes without saying that Florida offers its residents a year-round (in some areas!) sunny and warm climate! Many out-of-state residents travel far and wide to take in the breathtaking beaches and shores. Different parts of coastal Florida have different views when it comes to their shores. The further south you go, the more of a tropical climate you will experience! Gulf shores will provide you with more crystal clear waters, while on the Atlantic coast (while still beautiful!) it will be more murky. While the nationwide average of sunny days in the United States is 205 days, you will find that our sunny Jacksonville Beach supplies you with higher than average sunny days, at 217 sunny days a year! Jacksonville’s climate also features “seasons” -- Florida seasons that is! During winter months, the highs and lows can get down to that of the 30s! No State Income Tax Is your current state draining your accounts with income tax? Another perk of living in the Sunshine State is that there is no state income tax!  Not sure if your state has this? Only seven states, as of 2020, levy no personal income tax. Some states tax up to 13.3% of your income for this tax -- meaning, Florida can save you big!  What would those savings mean to you? With the current median home price in North Florida sitting slightly below $200,000, these tax breaks could get you in the home of your dreams sooner! Vacation Where You Live As we mentioned, many people travel far to vacation in Florida! Being a resident means you do not have to! Our many beaches, theme parks, and attractions (also sports teams!) means there are hundreds of vacation options for you -- all within a few hours drive. Looking for a comprehensive list of things to do and see in Florida, and the North Florida area? Coming soon to a blog near you!  Savings In The Sunshine State Are you a first-time home buyer? A first-time home buyer is someone who hasn’t owned and occupied a home in three years, or hasn’t ever purchased a home at all. In Florida, first-time home buyers have exclusive benefits including down payment assistance programs to get you into your first home! As we mentioned above, the current median home price in the Jacksonville, Florida area is slightly under $200,000 -- Jacksonville is also the highest populated city in the state, yet with it being the largest city in the country, it doesn’t feel overpopulated. Compared to that of other vastly populated areas in Florida, the Jacksonville area offers the city-feel (not to mention the beach too!) and major affordability. Following Jacksonville population-wise is Miami. The median home price in the Miami area is at $370,000, and with Tampa following that at $251,000, it goes without saying that Jacksonville not only offers an extremely affordable cost of living but also the Florida-feel. Affordability While major cities and tourist destinations can cost a pretty penny, the majority of the Sunshine State is extremely affordable. Goods and services, healthcare, and housing in Florida all fall under the national average, with North Florida falling under that of the state average.  Gorgeous Beaches: Need We Say More? It goes without saying that Florida has some of the most beautiful beaches in the U.S.A. Some of which are award winning! Clear water, fresh white sands, and sunny skies are some of the many reasons why people long to relocate to Florida.  Are you sold yet? Florida offers many perks to individuals, and homeowners. From the warm and sunny climate, to the affordability of the state, the Future Home Loans team is ready to get you ready for your move to North Florida and find the home of your dreams! Contact us today to get started, and check out our Florida Living Relocation Guide on our website!  #### 7 DIY Home Maintenance Hacks: While Quarantined Feeling cooped up at home, or running out of things to do around the house?  Without your normal daily routines, such as a commute or hitting the gym after work, you may have found yourself with a sudden surplus of time on your hands, with little-to-nothing to fill it. If you can relate to this, why not complete some at-home DIY maintenance, that won’t take too long but can lead to saving you time and money in the future — when life returns to normal! What Makes Home Maintenance So Important? There’s no debate that regular home maintenance can save you money. Do you want to prevent large, expensive problems in the future? Then it is vitally important to regularly check on major appliances to ensure they are working properly, or complete small updates to important devices around the house. Your wallet will thank you later! Do you have a long list of projects that need to be completed? Now that we’re finding ourselves home more frequently, there is no excuse but to get started ticking items off that list! Where to start? Check Your Filters And Batteries Having fresh filters helps your home’s systems run at their most efficient rate and therefore often saves you money on your power bills. Check air filters, water filters, and even vacuum filters and swap them for a fresh filter wherever necessary. Also, check any device in your home that uses batteries. Smoke alarms, carbon monoxide alarms, even wall clocks can run dead without you noticing, or even worse, start beeping in the middle of the night. It goes without saying that having a functioning smoke alarm can save you in more ways than one! Reverse Your Ceiling Fans As we enter the hot Florida summer, your fans should be spinning counterclockwise. This pushes air downward, cooling you and the room. You can do this by seeing if your fan has a switch on the base. If it does, give it a flip. It can make a big difference in moving air throughout the room! Deep Clean Appliances Appliances can get grime and gunk build up over time. Your everyday wipe-down isn’t going to be enough. Most appliance manuals come with cleaning instructions, so don’t throw them away!  If your stove has removable grates or burner caps, remove them regularly and clean them in the sink – sometimes a good soaking really helps with stubborn build-up. Run your oven’s “self-clean” and then wipe out any remaining residue to eliminate the burning smell during cooking. Empty your fridge of all food and wipe down each shelf and drawer. Don’t put any expired food back in! Check those coils on the back of your fridge. If they’re coated with dust, they cannot properly release heat, and the fridge will have to work harder to stay cool. Keeping the coils clean can make a difference in your monthly power bill. Simply wipe the coils clean to prevent build-up. Does your microwave have build-up? Place a bowl or mug of water in your microwave (add a half a lemon if you have it) and heat on high for 3 minutes. Let it sit and steam in the microwave for 3 more minutes and then wipe the inside down with a cloth. Check Your Gutters If your home has gutters, this is a great time to inspect them. Clogged gutters can overflow and cause water damage and rot to your roof, especially going into Florida's rainy season. If you aren’t comfortable on a ladder, this is one maintenance task that’s definitely worth hiring out. Even if you are comfortable with being on a ladder, it’s safest to have a spotter with you just in case. Pressure Wash Your Home Many homes get dirty and grimy over the winter season, with mildew build-up from less sun exposure. Now is a great time to clean your home, before it gets too hot! Pick a warm, sunny day so your house dries quicker. Rent a pressure washer if you feel that the grime is really caked on – but often, a garden hose is enough to get off loose grime. Be sure that all of your windows and doors are tightly closed. Remove screens for best results on windows. This may work best by adding a bottle of outdoor cleaner that screws onto your hose, then soak and rinse the full exterior. Purge The Extras Purging unneeded items is a great way to spend downtime. The garage, shed, attic, basement, closet and junk drawers are all great places to start.Empty each area completely and wipe or sweep it clean to start with a fresh slate. Sort like items together and decide on what to keep and what you no longer need. What is the best way to store loose items? Toiletries under the sink may fit best in a box, and tools in the garage may be best hung up. Lost at where to start with a large task, such as your closet or “junk drawer”? We recommend checking out Maria Kondo’s tidying method! Once you’ve gone through your items, bring unwanted clothes, equipment, or tools to your local goodwill for donation. All Natural Ways To Scent Your Home Looking for more natural, plant-based ways to scent your home? An essential oil diffuser is a great way to utilize essential oils in your home. However, don’t have an essential oil diffuser? No worries! You can boil water with essential oils dropped inside to have the same benefits.  Some great combos for essential oils are rosemary and lemon. Bring 2 cups of water to a boil with some rosemary, sliced lemon, and vanilla extract. Once boiling, let cool and transfer to a spray bottle. Use throughout your home to freshen up linens, carpets, and bedding! Another alternative to this spray would be a lilac spray! Have your home smelling like a spring breeze by combining lilac oil, water and vodka, and repeating the boiling steps listed above. In Conclusion Being stuck at home does not have to be a punishment! Make a to-do list of home maintenance tasks you can conquer and try to attack one per day. You’ll feel more productive, and your home will thank you with decreased repair costs down the line! #### AI in Mortgage Underwriting: What’s Changing in 2025 & Beyond When you apply for a mortgage, one of the most important people involved in your loan - though you may never meet them- is the Underwriter.An underwriter’s role is to carefully review your income, credit, assets, and the home you want to buy to make sure everything meets lender and investor requirements. Put simply: they decide whether your loan can be approved.Traditionally, underwriting has been a manual and detail-heavy process. Underwriters comb through paystubs, tax returns, bank statements, and appraisal reports to verify accuracy and spot risks. For decades, this hands-on review has been the gold standard for protecting lenders and ensuring borrowers can responsibly take on a mortgage.The Shift Toward AI in 2025Today, Artificial Intelligence (AI) is reshaping mortgage underwriting. While underwriters still make the final call, AI is now helping them work faster, more accurately, and often more fairly.Here’s what’s changing for consumers:Faster Decisions – AI systems can analyze documents in seconds, turning multi-day reviews into near-instant pre-approvals. Smart Document Recognition – AI can “read” paystubs, bank statements, and tax forms, pulling out the details underwriters need and reducing human error. Better Risk Modeling – Machine learning reviews millions of past loan patterns to predict repayment likelihood more precisely. Fairness & Consistency – AI tools are designed to reduce bias and make decisions more consistent. Regulators continue to oversee these systems for compliance. Human + AI Partnership – AI doesn’t replace the underwriter. Instead, it flags concerns, verifies data, and helps professionals focus on the judgment calls that matter. What This Means for You as a HomebuyerFor the average borrower, AI means the mortgage process in 2025 and beyond feels:Faster – approvals that once took days may now take hours. Simpler – you may upload fewer documents since AI can securely verify some data directly. Smoother – fewer delays caused by paperwork errors or manual entry. More Consistent – decisions based on rules and data rather than personal interpretation. That said, human oversight remains essential. Mortgages are complex, and every borrower’s situation is unique. AI enhances the process, but licensed underwriters still make the final decision.Looking AheadAs AI becomes more integrated, expect underwriting to move toward real-time approvals, similar to how credit card applications work. At the same time, regulators will ensure the technology remains fair, transparent, and safe.For consumers, the bottom line is simple: AI is here to make getting a mortgage smoother, faster, and more reliable—without removing the human touch.Frequently Asked QuestionsQ: Will AI replace human mortgage underwriters? A: No. AI is designed to support underwriters by handling repetitive tasks and analyzing data quickly. Licensed underwriters still make the final decision.Q: How does AI make mortgage approvals faster? A: AI can instantly read documents like paystubs and bank statements, reducing delays from manual review.Q: Is AI underwriting safe and fair? A: Yes. AI tools are built to follow lending rules and reduce human error. Regulators also monitor these systems to ensure fairness and compliance.By Robert Maloney, NMLS #940904 Future Home Loans | NMLS #1621953 | Equal Housing OpportunityDisclaimer: Information, rates, and programs are subject to change without prior notice. This article is for educational purposes only and does not guarantee loan approval. Not all borrowers will qualify. For state-specific disclosures, please visit future.loans/disclosures. #### AI That Scales Leadership: How Future® Built an Ethical Automation Engine Most people hear “AI” and think robots replacing humans or shiny dashboards.I hear “AI” and think: How do I lead 10x more effectively with 10x less friction?Because here’s the truth: AI-driven mortgage automation isn’t about shortcuts — it’s about scale. At Future, we don’t use AI to cut corners. We use it to elevate human leadership and crush the chaos most lenders still accept as normal.“We’re building the Apple of finance meets the SpaceX of lending.”That doesn’t happen with duct-taped ops. It happens with systems that serve the mission.Motion Beats Meditation — Automate the RepetitiveMost mortgage pros spend 70% of their day on repetitive work: follow-ups, pipeline updates, reminders, pulling docs, status calls.I used to do it too. Until I realized: if we want to win the war on complexity, we need to build smarter trenches.So we built automation that:Sends proactive updates to borrowers and agentsFlags pipeline issues before they become fire drillsRoutes leads instantly to the right teammateTracks comp, milestones, and ops gaps in real time“Can’t catch a fox with your dog in the box.”AI opens the box. It gives your team time to hunt.Automation doesn’t replace leadership — it multiplies it.Trust Is Built in the Details: Data IntegrityLet’s be real — no one trusts garbage data.If your CRM is a mess…If your LOS is out of sync…If your alerts are all false positives…Then all AI does is amplify chaos.That’s why we treat automation like we treat lending: with discipline, precision, and intent.Every rule. Every logic tree. Every webhook. Built by operators, not vendors.Why? Because trust is built in the details. We’re not sending “automated messages” — we’re sending confidence.Extreme Ownership — Even in AlgorithmsOne of our 7 Bridges is No Excuses. Own It.That doesn’t change just because a machine sent the email. If AI makes a mistake, we fix it. Fast.We don’t hide behind “the system did it.”“Character over comfort.”We take ownership of every automation, every message, every client experience — just like we take ownership of every loan.Our systems don’t just save us time. They make us more accountable, more proactive, and more transparent.That’s the power of AI with integrity.Personal Challenge: Map Your First AutomationsIf you're leading a branch, a team, or even just yourself — you need to start automating with intent.Here’s where to start:Map your friction points: What do you do daily that’s reactive, repeatable, or draining?Identify your high-trust moments: Where do you lose deals, loyalty, or partners?Automate around service, not sales: This isn’t about spam. It’s about showing up with precision.At Future, we didn’t build automation for the sake of being “tech-forward.”We built it to scale what works — fast, clean, and ethical.“Future-proof or fade out.”AI isn’t optional anymore. It’s the new cost of staying in the game.You want to lead better?Then scale smarter.Start now.— Robert #### Breaking the Mold: A Woman's Perspective in the Mortgage Industry Let's be real for a second.When most people picture a mortgage professional, they probably don't envision a woman balancing a conference call while multitasking making dinner for three hungry boys. But that's my reality. And it's one I embrace with pride, humor, and a glass of wine. I've been in the mortgage world since 1999, and while it's evolved, the truth is this industry still has some catching up to do.Historically male-dominated, the mortgage field hasn't always rolled out the welcome mat for women. But here's the thing: women in this business? We're a force. And not just because we can multitask like champions.Being a female leader in the mortgage industry means navigating boardrooms, rate sheets, and refinancing guidelines with the same grace I use to perform my Team Mom duties for the Lacrosse Team. It means leading with empathy, listening with intention, and negotiating with confidence.I've learned to speak up even when my voice shook, to bring my whole self to the table, and to champion other women doing the same. Because representation matters. When clients see someone who looks like them, who understands their struggles, who values their dreams, that's when the magic happens.Let's not sugarcoat it-breaking through the old-school stereotypes can be tough.I've had moments of doubt, exhaustion, and wondering if I was doing enough. But every closed loan that helps a single mom buy her first home, every phone call where we get to say "you're clear to close," to a Veteran who has served our country reminds me why I keep pushing.I'm not just a mortgage professional. I'm a mom, a mentor, and a fierce believer in the power of women in finance. At Future Home Loans, we're building something different. A culture that lifts women up, encourages authenticity, and celebrates every win-big or small.So, to all the women out there thinking about jumping into this industry or climbing higher in it, let me say this: there is absolutely a place for you here. And not just a seat at the table-a microphone, a spotlight, and the whole darn stage.Together, we're not just changing the mortgage industry. We're redefining it.  #### Builder Partner Playbook: Win Deals While Their Competition Catches Up Builders don’t care about your logo. They care about certainty.Certainty of communication. Certainty of close. Certainty that you won’t blow up their pipeline.At Future®, we’ve won builder partners not because we out-schmooze the competition — but because we out-execute them.“High standards, low drama.” That’s what builders want. And that’s what we bring.If you’re trying to grow your builder book, you don’t need to beg for deals. You need to earn the reputation of a partner who delivers like clockwork.Every Client, Every Builder, Every TimeOne of our 7 Bridges says it best: “Every client is the most important client.”Builders notice when:You call buyers before they panicYou prep agents before they askYou hit milestones without remindersYou never miss a closeThat’s not just good service — it’s risk mitigation for their bottom line.Because every delayed deal costs them real money, real trust, and real headaches.Want to stand out? Don’t pitch. Just perform.“Touchdowns win games.”And in builder world, your execution is the scoreboard.Explain the Why — You Build Trust in the DetailsYou want builder loyalty?Stop saying “we’ll get it done” and start educating like a pro.Explain loan structureExplain rate optionsExplain process flowExplain what might go wrong before it doesBecause builders deal with chaos every day — and when you can explain it, you own it.“Always understand and explain the why.”That’s how we lead. That’s how we build.At Future, we build systems and scripts around clarity. Not canned lines — confidence loops.No Excuses: Control What You CanThere will be blown appraisals. Bad VOEs. Buyer cold feet. That’s life in the field.But we don’t play the blame game. Ever.“No excuses. Own it.”When things go sideways:We own the communicationWe lead the solutionWe fix it fast — even if we didn’t cause itBuilders don’t expect perfection. They expect ownership.That’s what we deliver.Personal Challenge: Launch One Outreach to a New BuilderIf you want more builder deals, here’s your move this week:Pick one local builder you respectResearch their model (build times, price points, buyer type)Send a no-fluff message offering value — a resource, a pre-underwrite, a certainty closeFollow up like you’re already on the team“Lead from the front or get out of the way.”Builders don’t need more “relationship managers.” They need deal managers who protect timelines, lead buyers, and actually get sh*t done.You ready for that?Then go take a builder off someone else’s hands — and do it better.— Robert #### Buying a Home with Student Debt When compared to past generations, the millennial generation is the most college educated. If you’re part of this group, you may recall being told that a college education is essential to career advancement and wealth.The final word on whether college was absolutely necessary is a personal matter --only you can answer whether the debt is worth it. But one thing we can all agree on is that student debt is a significant burden. So much so that housing experts say that student debt may be the cause for a drop in homeownership among Millennials.Can this be true? With stats that show that student loans account for about $1.5 trillion in debt, surpassing even credit card and car loan debt, it certainly appears to be true. And with the cost of tuition rising plus a job market competitiveness that requires education beyond a bachelor’s, we can expect these numbers to increase.But you don’t need stats to know that this is true. If you're a Millennial or a Baby Boomer with a Millennial still living at home after college, then you know it. While student debt poses a significant hurdle to homeownership, there are things you can do to make it easier.Here are our best tips for buying a home with student debt:Focus on your credit score.Student debt may not be the only hurdle you have to buy a home. Your credit score could also hurt your chances. Your credit, or FICO score, is what’s used to determine not only if you qualify for a mortgage but also the amount and at what interest rate. If your credit score is too low or you have a credit history that’s plagued with late payments, then you out of the running for a mortgage.Another thing to consider is that even if you do qualify for a mortgage with poor credit, the monthly payments may be higher than you can afford. That’s why our first tip is to work on building and repairing your credit.Work on your debt-to-income ratio.Another factor looked at when applying for a mortgage is your debt-to-income ratio. This number is used to determine whether you can afford to carry the additional debt of a mortgage payment. Essentially, can you pay your mortgage every month?To raise the ratio, you’ll want to increase your monthly income and lower your debt. You can focus on one or the other, but we recommend doing both. Taking a side gig to earn a few hundred a month and using a portion of that to pay off debt can make a BIG difference pretty quickly.Research down-payment programs.Even with student loan debt, there several down payment assistance programs that you may qualify for. Government loans like FHA, USDA, and Veteran home loans have many perks, including down payment assistance. USDA loan even has zero-down mortgages! Contact our office to learn more.Apply for a mortgage.This tip may seem out of place, but there’s no better way to know how close you are to buying a home than to apply to see where you stand. When you get pre-qualified, we can give you a better picture of your financial standing. We’ll also give you personalized guidance as to what would make the most significant impact on your home loan-worthiness.Whether student debt, credit debt, bankruptcy, or poor credit, having the answers to your homeownership obstacles puts the power back in your hands. When you know the big picture and a solid plan based on facts, you’ll see how close you actually are to buying a home. Who knows --you may qualify for a low rate RIGHT NOW. Contact us today to get mortgage answers and guidance. #### Calm In The Chaos: Your 2020 Hurricane Season Guide Every year, Florida runs the risk of destruction caused by the looming hurricane season. Typically fueled by the media, panic can ensue if you find yourself unprepared! As it is with many things, staying ahead of the storm and curve can save you a headache in the future. So what are you waiting for; together, let’s prepare for the potential of storms in our North Florida area with our 2020 hurricane season guide! Have an Evacuation Plan in Place Regardless of the threat of a looming storm in our area, it is always important to have an evacuation plan in place. Some questions to ask yourself are: Do you know your flood zone, or evacuation zone? Do you live in a place that has only limited access in and out ( example: The  Beaches )? Will you have to navigate around potential hazards? To ensure the utmost safety of your family, we suggest evacuating if your evacuation zone is called for evacuation.   Have An Emergency Grab-And-Go Bag For You & Pets It is important to have an easy grab-and-go bag prepped and ready to go for you and your family (don’t forget those fur babies). While this type of bag may seem like something a “prepper” would have on hand, it is something recommended by FEMA. Some important non-medical things to include in the bag can include important numbers such as phone numbers (in case your phone dies!) and banking information. Other important items you may not think of are log-ins, cash, or an extra cord-free phone charger.  So what else should go in your grab-and-go bags? This depends on your family. Do you have dogs, cats, or other animals? How about young children? While it may seem like an immediate financial burden if you have to purchase these items as soon as possible, it’s smart to start preparing long before hurricane season strikes. Making essential purchases slowly over time allows for you to be ready when the season strikes, and allows for more time in between shopping trips.  A basic grab-and-go kit could include the following recommended items: Water and Food (enough for a three-day supply)A hand-crank radioFlashlight with extra batteriesFirst-aid kit (keep in mind, if traveling with fur-animals to include items for them as well!)More than enough masks for your family to have on hand if staying in a shelterLocal MapsImportant Documents Create a Checklist When a hurricane is on its way, and news outlets start hyper-covering the storm, you’re likely to get panicked especially if an evacuation order is in place. At this time, it’s probably not the best time to think of everything you need to take along with you and your family. Before panic rises (or even before a storm’s on the horizon) make a checklist of all important items that are unable to go in your grab-and-go bag until it's go time. It is also smart to include a checklist of items that need to be completed around your home before the storm hits. For example, you will want to ensure that you’ve turned off your gas, secured any items outside that could be a projectile, and unplug all electronic devices.  Prepare Your Property It’s vitally important that you prepare your property for a storm. Small items that you do not think about can become projectiles, causing major damage to your home or others. Declutter your drains and your gutters to allow for optimal water flow, bring in all outside furniture or tie together, and walk the surrounding yard to pick up any tree limbs or debris. It could save you a headache of a broken window down the line! If your area anticipates major wind, consider hurricane shutters or boarding of your windows to protect valuables inside.  Analyze & Copy Your Important Documents In a situation of disaster, there’s no guaranteeing you will be able to get back into your home to get important documents such as social security cards, birth certificates, passports, insurance paperwork, mortgage or lease documents, etc. Be sure to make copies of these documents before storms strike, and keep them with you if you are to evacuate! It is especially important to have access to your insurance documents if storm-damage is anticipated.  When a storm threatens our area, the unknown can be alarming. By being prepared with our 2020 hurricane season guide, you can ease the anxiety and make your storm plans easier than ever. We hope you find our tips helpful and you're already feeling the stress of the hurricane season slip away! #### Can You Buy a Home With Less-Than-Perfect Credit? For many future homeowners, credit scores feel like the biggest obstacle to buying a home. People often assume they need exceptional credit before even thinking about applying for a mortgage.The reality is much more encouraging.While credit scores do play a role in mortgage approval, many buyers qualify for home loans without having perfect credit. Understanding how lenders view credit — and what else they consider — can help you determine whether homeownership might be closer than you think.Why Credit Matters When Applying for a MortgageYour credit score is a tool lenders use to evaluate how you’ve handled borrowed money in the past. It gives them insight into your payment history and overall credit behavior.When applying for a mortgage, your credit score can influence several things:Whether you qualify for certain loan programsThe interest rate you’re offeredHow much you may need for a down paymentThe overall cost of your loan over timeIn general, higher credit scores often lead to better loan terms. But that doesn’t mean buyers with moderate credit are automatically excluded from purchasing a home.There Isn’t One “Magic” Credit ScoreOne of the biggest misconceptions in home buying is that there is a single number you must reach before applying for a mortgage.In reality, different loan programs have different qualification standards, and lenders often review the entire financial picture — not just one number.Depending on the loan program and overall financial profile, buyers with credit scores in the mid-500s to low-600s may still be able to qualify for a mortgage. Some programs are specifically designed to help buyers who are still building their credit.Because of this flexibility, someone who assumes they are “not ready yet” may actually be much closer to homeownership than they realize.Your Financial Picture Matters More Than One NumberMortgage approval isn’t based on credit score alone. Lenders look at several factors together to understand a borrower’s ability to repay the loan.These typically include:Income stabilityConsistent employment and reliable income help demonstrate that you can comfortably manage a mortgage payment.Debt-to-income ratioThis measures how much of your monthly income goes toward debt payments. A lower ratio generally improves loan eligibility.Savings and assetsFunds for a down payment, closing costs, and reserves can strengthen a mortgage application.Payment historyEven if your score isn’t perfect, a record of paying bills on time is a strong signal of financial responsibility.Looking at the full financial picture helps lenders determine whether a buyer is prepared for homeownership.Steps You Can Take to Strengthen Your CreditIf buying a home is part of your future plans, improving your credit profile can expand your loan options and potentially reduce your interest rate.A few simple habits can make a difference over time:Pay all bills on time each monthReduce outstanding credit card balancesAvoid opening multiple new credit accounts at onceReview your credit report regularly for errorsKeep older accounts open to maintain credit historyEven modest improvements to your credit score can have a meaningful impact on mortgage terms.The Best First Step: Understanding Your OptionsMany buyers delay exploring homeownership because they assume their credit isn’t good enough. However, the best way to know where you stand is to speak with a mortgage professional who can review your situation and outline possible options.At Future Home Loans, our goal is to make the home financing process clearer and more approachable. Our team works with buyers at every stage — whether you're ready to purchase now or simply planning for the future.If you’re curious about what might be possible, a quick conversation can often provide the clarity you need to move forward with confidence. #### Celebrating a Standout Year at Future Home Loans As we close out another extraordinary year at Future Home Loans, we’re reflecting with pride on the dedication, passion, and excellence our team displays every single day. This year brought growth, meaningful milestones, and countless moments of impact—all made possible by the people who make FHL more than a workplace… they make it a family.Today, we honor the individuals whose achievements rose above in 2024. From long-standing production powerhouses to rising stars, innovators, and culture leaders, these award winners represent the heart of Future Home Loans.🏆 Production AwardsTop 3 All-Time PerformersThese team members have built careers defined by consistency, client trust, and elite-level production.2 Navy Vets – 472 Units ClosedTim Finn – 330 Units ClosedBen Wyns – 270 Units ClosedTrey – 270 Units ClosedTop 3 Producers Year-to-DateThis year’s momentum was unstoppable thanks to these top contributors.Wally – 79 Units Closed YTDTim Finn – 68 Units Closed YTDTrey – 66 Units Closed YTD🌟 Culture & Excellence Awards**Teammate of the Year – Extra Miler!🏅 Foster HarpsterSomeone who consistently goes above and beyond for clients and coworkers alike. Foster embodies what teamwork looks like at its best.Support Member of the Year – Support Superstar🏅 Katie DunnKatie’s expertise, reliability, and heart keep our operations strong and our team supported every step of the way.Highest Number of LC Submissions – Submission Slayer🏅 Cody MasonCody’s efficiency and dedication ensure clients move swiftly and smoothly through the loan process.Social Media Influencer – Platform Pioneer🏅 WallyFrom educational content to community engagement, Wally uses his platform to elevate the FHL brand and connect authentically.🌱 Rising Star Awards – “Our Future is Brighter”Recognizing team members who’ve made an extraordinary impact in their first year at Future Home Loans.CSC of the Year – Christina RuidiazLO of the Year – Nate JomaaTheir early contributions shine brightly, and their futures with FHL look even brighter.💬 Client Experience Awards – The People’s ChoiceHighest Number of Google Reviews YTD (CSC)🏅 TinaTina’s clients aren’t just satisfied—they’re eager to share how exceptional she is.Highest Number of Google Reviews YTD (LO)🏅 Wally SimpsonA testament to trust, consistency, and an unwavering commitment to client care.🚀 Pipeline Performance Award – Pipeline Powerhouse🏅 TinaLeading the way with the highest number of fundings YTD, Tina continues to deliver results that fuel FHL’s mission and momentum.Looking AheadThis year’s achievements highlight what makes Future Home Loans special: exceptional talent, unwavering dedication, and a shared passion for helping families achieve homeownership.To all our winners—thank you for setting the standard, lifting others up, and representing the Future Home Loans mission with heart.To our entire team—thank you for making this year unforgettable.Here’s to bigger goals, brighter moments, and even more victories in the year ahead.Cheers to an incredible new year! 🎉🏡💙 #### Character Is a Choice, Not a Mood Character isn't about how you act when everything is going well. It's about how you act when you're tired, frustrated, or backed into a corner. Anyone can make good choices when they're in a good mood. But when emotions run hot, when you want to cut corners, or when you think "nobody will ever know," that's when who you really are gets revealed. Doing the Right Thing Is Rare-And That's Why It Matters Most people justify the easy way out. "No one's going to find out." "It's not that big of a deal." "I'll make it up later." But every time you compromise on what's right, you chip away at your integrity-and integrity isn't something you get back overnight. Doing the right thing especially when it costs you is what separates you as a leader, a teammate, and a person others can trust. Character Compounds The habits you build in small moments matter. Every time you choose integrity over convenience, you strengthen your character. And just like in business or fitness, reps matter-you're training yourself to be the kind of person who does what's right, no matter the circumstance. When you consistently take the high road, you build a reputation that opens doors, attracts trust, and creates opportunities you'll never see if you take shortcuts. Leadership Requires It Teams don't follow titles-they follow people they trust. If you want to lead, you have to be the example. That means doing the right thing even when: No one would blame you for doing otherwise. You're upset, burned out, or frustrated. You think it won't matter in the long run. The truth? It always matters. People may forget what you said, but they will never forget whether you did what was right. The Bottom Line Character isn't what you claim. It's what you do-especially when it's hard. Every decision you make is a deposit or withdrawal in the bank of trust. Build it up, protect it, and never spend it cheaply. Because at the end of the day, doing the right thing-especially when it's the hard thing-is the ultimate competitive advantage. #### Considering forbearance? Read this first Forbearance and Your Mortgage: Why You Should Maybe ReconsiderDue to the COVID-19 Pandemic, mortgage forbearance has been front of mind for many homeowners. For those individuals that have recently experienced job loss, or loss of income due to the COVID-19 Pandemic, loan companies are now offering mortgage forbearance.Forbearance, an agreement with your mortgage company that allows you to reduce or delay payments for a set period of time, it is a possible remedy for homeowners unable to cover the costs because of the COVID-19 Pandemic -- This is not mortgage forgiveness. If you have been financially impacted by the pandemic, should you consider this option?With millions of American’s experiencing financial hardship because of the outbreak, the requests for mortgage forbearance has seen skyrocketing numbers. In the final weeks of March, there was a 1,896% increase in those requests, with the total number of loans in forbearance growing from 0.25% to 2.66% from March 2 to April 1, 2020, according to the Mortgage Bankers Association.CARES Act: What is it?The recently passed Coronavirus Aid, Relief, and Economic Security act, or CARES act, allows impacted homeowners with federally backed loans to delay paying their mortgage. Sounds ideal, right? But this option is something to be weighed heavily. While this mortgage break option is to assist in the interim while American’s get back on their feet financially, banks will still expect payments at some point -- most mortgage servicers are requiring a lump sum at the end of forbearance.So is the relief worth it?In our opinion this should be considered the absolute last option when weighing which bills to pay.Mortgage companies can require homeowners to pay the deferred portion in one lump sum. With that being said, there are other possible options, but no guarantees.In some cases, you may be able to negotiate with your mortgage servicer to pay extra each month until the deferred amount is repaid or add the suspended payments to the end of the loan. Another option is to apply for a loan modification, in which the loan company might add the deferred amount to the balance.Another topic to consider is this: are you looking to purchase a new home or refinance your existing mortgage? If you decide to pursue mortgage forbearance on your current or co-signed loan, the challenges that will follow in pursuing a new home loan may outweigh the “in the now” benefits of forbearance. In order to qualify for a new loan in the future, the forbearance must be removed completely and all payments must be current. You must then wait for this to reflect on credit that the mortgage is no longer in forbearance. Without pursuing those steps, you will not qualify for a new loan regardless of perfect credit history. When all is said and done, while your credit score might stay intact, current guidelines stipulate that an underwriter must verify the previous mortgage payment history. Without a change to guidelines you potentially might not be able to obtain a mortgage for  2 - 4 years.With such great risk of a 3-month payment being required at once, some American’s may be faced with a difficult decision. There are situations in which mortgage forbearance is a valuable avenue to pursue, especially for American’s that have lost their jobs and incomes due to these trying times. This is why this is put in place, and an option for individuals facing extreme hardships due to the COVID-19 Pandemic.When making the choice if this is the best financial decision for you and your family, bear in mind that this is not a forgiveness of debt, or free money. If mortgage forbearance is something you deem necessary due to your current financial situation, it is also important to note that when the forbearance concludes, it may financially impact you with higher payments. Re-payment will be mandated by all lending companies, and it is important to have a discussion with your servicer if this is the route you deem best for your financial situation. #### Conventional Loan Limits 2021 - Everything You Need To Know Have you heard the huge news? Starting October 2021, conventional loan limit for a regular one-unit property is now $625,000! What does this mean for you? More borrowing power, with small down payments for select borrowers. In what ways does this new conforming limit benefit borrowers?  -If you're a first time home owner (haven't been on title of a property in 3+ years) you may qualify for a loan amount up to $625,000 with only putting down 3%. -If you have been on title to a property in the past 3 year and you make less than the median county income limit you may still only need to put down 3%. -If you are a high income earner and are moving "up" you may only need to put a 5% down payment. Are you interested in a Conventional Loan? Let us know! Contact Us First Name * First Last Name * Last Phone * Email * Subject * Message * How did you hear about Future Home Loans? Captcha Submit Δ #### Creative Uses for Seller Concessions Seller Concessions: More Than Just Closing CostsMany homebuyers assume seller concessions are only used to cover closing costs. In reality, seller concessions can be one of the most powerful tools in a real estate transaction—when structured correctly.At Future Home Loans, we help buyers and sellers use concessions strategically to reduce monthly payments, preserve cash, and keep deals moving forward.What Are Seller Concessions?Seller concessions are funds the seller agrees to contribute toward a buyer’s closing expenses. These contributions are negotiated as part of the purchase contract and must comply with loan program guidelines.But here’s the key: how those concessions are applied matters just as much as how much is offered.Creative Ways to Use Seller Concessions1. Buy Down the Interest RateOne of the most impactful uses of seller concessions is an interest rate buydown.Permanent rate buydowns lower the rate for the life of the loanTemporary buydowns (like a 2–1 buydown) reduce payments during the first years of ownershipThis strategy can save buyers thousands over time.2. Reduce Cash Needed at ClosingInstead of draining savings, seller concessions can:Cover lender feesOffset prepaid taxes and insuranceReduce upfront costs significantlyThis allows buyers to maintain liquidity after closing.3. Cover Inspection, Appraisal, and Third-Party FeesRather than negotiating repairs or price reductions, concessions can be used to offset:Appraisal feesInspection costsTitle and escrow expensesThis keeps transactions smoother and avoids delays.4. Offset Repair Costs StrategicallyIn some cases, it’s more efficient to negotiate concessions rather than repairs. Buyers can then handle improvements after closing, often with more control and flexibility.Why Strategy Matters More Than PriceLowering the purchase price isn’t always the smartest move. Strategic seller concessions can:Improve affordabilityProtect buyer cashKeep appraisals alignedBenefit both partiesThis is where experienced loan structuring makes a difference.Work With a Lender Who Understands StrategyAt Future Home Loans, we don’t just approve loans—we design financing strategies that work in real-world markets.If you’re buying or selling a home, understanding seller concessions can make the difference between walking away and winning the deal. #### Delayed Financing for Cash Buyers In a competitive housing market, cash is king—and buyers who can offer it often win the deal. But what many don’t realize is that paying cash doesn’t mean giving up the benefits of mortgage financing. With a strategy called Delayed Financing, you can use cash to secure the home now and then quickly replace that cash with a mortgage shortly after closing.This approach gives you the speed and certainty of a cash offer without tying up your liquidity long-term. As Chief Growth Officer at Future Home Loans, I’ve seen a massive rise in clients using delayed financing to stay competitive while keeping their investment portfolios, business funds, or reserves intact.💡 What Is Delayed Financing?Delayed financing allows a homebuyer who purchases a property with cash to take out a mortgage after closing—usually within weeks—without the normal six-month waiting period required for a cash-out refinance.Think of it as a strategic “cash now, mortgage later” approach.🎯 Why Buyers Use Delayed Financing1. Win the Home With a Cash OfferIn many markets, cash offers:Close fasterHave fewer contingenciesAre more attractive to sellersCompete better against multiple offersDelayed financing lets you benefit from this increased negotiating power.2. Keep Your Liquidity FreeCash buyers often pull from:Investment accountsBusiness fundsRetirement accountsHELOCs on other homesPersonal reservesReplacing your cash quickly with a mortgage allows you to put that money back to work.3. Avoid Cash-Out Refinance Waiting PeriodsTraditional refinances require you to wait at least six months after closing. Delayed financing lets you access your funds immediately.4. Expand Your Investment PortfolioMany real estate investors use delayed financing to quickly recycle cash and purchase additional properties.5. Maintain Flexibility Before Year-EndIf you purchased a home with cash this year, delayed financing can optimize your financial planning, tax strategy, and liquidity heading into the new year.🧾 How Delayed Financing WorksAt Future Home Loans, the process is simple:Purchase the property entirely with cash.Provide documentation showing the source of your funds.Apply for a mortgage shortly after closing—sometimes immediately.We structure the new loan based on the home’s appraised value or purchase price (guidelines vary).You receive funds back from the lender, restoring your liquidity.In many cases, borrowers can recover up to 80% of the home's value (depending on program specifics).🔍 Ideal Candidates for Delayed FinancingThis strategy works best for:Investors wanting to leverage capital for multiple purchasesCash buyers who want a better deal and faster closingHomeowners who don’t want their savings locked upBorrowers using business or investment funds for the purchasePeople who expected to pay cash but now want long-term financing⚖️ Important RequirementsWhile programs vary, most delayed financing guidelines include:Proof you purchased the property with cashEvidence of where that cash came fromA recorded deed indicating no mortgage at purchaseA new appraisalLoan limits tied to the property type and occupancyA mortgage professional (like our team at Future Home Loans) can walk you through the exact requirements based on your situation.🗣️ Q&A With Andrea Dolan, CGO at Future Home LoansQ: How soon after closing can I apply for delayed financing?A: In many cases, immediately. There’s no six-month waiting period like a standard cash-out refinance.Q: Can I get all of my cash back?A: You can often access up to 80% of the home’s value, but exact amounts depend on guidelines and property type.Q: Does the home need to be my primary residence?A: No. Delayed financing works for primary homes, second homes, and investment properties—making it a favorite among investors.Q: Do I need to show where my cash came from?A: Yes. Lenders must verify the source of funds (bank statements, investment account statements, HELOC draw, etc.).Q: Is delayed financing the same as a refinance?A: It functions similarly, but it avoids the typical waiting period and is specifically designed for cash buyers.🚀 Final Thoughts: Smart Strategy for Competitive MarketsDelayed financing gives you the strength of a cash offer without sacrificing flexibility, liquidity, or long-term financial planning. In a market where speed and certainty matter, this approach empowers buyers to act boldly—and recover their capital quickly.At Future Home Loans, we help homeowners and investors structure their cash acquisitions strategically so they can stay competitive while preserving financial freedom. If you’re considering a cash purchase—or already closed on one—let’s explore whether delayed financing can maximize your opportunities.Warmly,Andrea DolanChief Growth Officer, Future Home Loans  #### Demystifying THE FED: Understanding Interest Rates and Mortgage Implications Recently, discussions about "THE FED" and its interest rate decisions have become increasingly commonplace. But who exactly is THE FED, and what do its interest rate adjustments mean for everyday consumers, particularly those in the housing market? Understanding the Federal Funds Rate At the heart of THE FED's interest rate decisions lies the Federal Funds Rate, a target interest rate used by commercial banks for overnight borrowing and lending amongst themselves. It is a pivotal benchmark in the financial system, influencing various aspects of borrowing, lending, and economic activity. Why Consider Cutting the Federal Funds Rate? In response to economic conditions, THE FED periodically adjusts the Federal Funds Rate. Recently, the Federal Funds Rate has been on an upward trajectory, rising 11 times since 2021. The primary aim behind these increases has been to counter rising inflation. By raising interest rates, THE FED aims to make borrowing more expensive, curbing excessive spending and inflationary pressures. Implications for Mortgage Interest Rates While THE FED's decisions on the Federal Funds Rate garner significant attention, their direct impact on mortgage interest rates might not be as straightforward as one might think. Unlike short-term borrowing rates influenced by THE FED, mortgage interest rates are affected by many factors, such as housing market conditions, demand for long-term investments, and borrower creditworthiness. Outlook for Mortgage Interest Rates Predicting their future trajectory can be challenging given the complexity of factors influencing mortgage rates. While there are indications that mortgage rates might decrease, it's essential to recognize that numerous variables come into play. While THE FED's interest rate adjustments can indirectly influence mortgage rates, they are just one piece of the puzzle. Looking Ahead Understanding the broader economic landscape and its implications for interest rates is crucial for those navigating the housing market or considering mortgage options. While THE FED's decisions hold significance, they represent just one aspect of a multifaceted financial environment. Seeking Further Guidance Consulting with a knowledgeable mortgage broker can be invaluable for personalized insights and assistance regarding mortgage options and interest rate trends. At Future Home Loans, our team of experts is dedicated to helping individuals navigate the complexities of the housing market and make informed decisions about their mortgage needs. In conclusion, while THE FED's interest rate decisions may spark intrigue and speculation, understanding their broader implications is essential for consumers seeking clarity amidst economic fluctuations. By staying informed and seeking expert guidance, individuals can confidently navigate the dynamic landscape of mortgage lending and homeownership. Ready to explore your mortgage options? Contact Future Home Loans today to embark on your homeownership journey with confidence. #### Discover the Good Neighbor Next Door Program Are you dreaming of owning your own home but struggling to find an affordable option? Look no further than the Good Neighbor Next Door (GNND) program—a groundbreaking initiative to turn your homeownership dreams into reality. Let's delve into what makes the GNND program a game-changer and why it's the perfect opportunity for you. Unparalleled Discounts, Limitless Opportunities Imagine purchasing a home at a jaw-dropping 50% discount from the list price. With the GNND program, this dream becomes a tangible reality. Qualified professionals—including law enforcement officers, teachers, firefighters, and emergency medical technicians—can buy HUD-owned homes in revitalization areas at a fraction of the cost. It's a chance to secure your slice of the American dream without breaking the bank. A Pathway to Financial Freedom With a minimal down payment requirement of just $100, the GNND program offers a low-barrier entry point to homeownership. Say goodbye to the daunting prospect of hefty down payments and hello to a brighter future filled with financial stability and security. Whether you're a first-time homebuyer or looking to upgrade to a new property, the GNND program opens doors to endless possibilities. Investing in Community, Building a Better Tomorrow More than just a homeownership program, GNND is a catalyst for positive change in our communities. The program fosters neighborhood stability, economic growth, and community empowerment by encouraging participants to live and invest in revitalization areas. It's a chance to make a meaningful impact and be a part of something greater than yourself—a true testament to the power of collective action and community engagement. Partnering for Success The GNND program's heart lies in a spirit of collaboration and partnership. From HUD to local government agencies, stakeholders work hand in hand to support eligible participants every step of the way. Whether navigating the homebuying process or accessing additional resources for property improvements, you'll have a dedicated support network committed to your success. Get In Touch In a world where affordable housing seems out of reach for many, the GNND program stands as a beacon of hope and possibility. It's a chance to take control of your future, invest in your community, and build a life filled with promise and opportunity. Don't let this opportunity pass you by—embrace the future of homeownership with GNND. In conclusion, the Good Neighbor Next Door program isn't just about buying a home—it's about unlocking the door to a brighter, more prosperous future. Whether you're a first-time homebuyer or a seasoned investor, GNND offers the keys to affordable homeownership and community revitalization. So why wait? Take the first step towards your dream home today and discover the endless possibilities with the GNND program. Your journey to homeownership starts here. #### DSCR Loans Explained for Mortgage Brokers - Structuring, Risk, and Opportunity Why DSCR Loans Are Becoming a Core Investor ProductDebt Service Coverage Ratio (DSCR) loans are rapidly gaining traction in the investor lending space. With traditional servicing becoming tighter and documentation requirements more complex, DSCR products provide an alternative pathway for property investors - particularly those with non-traditional income structures.For brokers, understanding how DSCR loans work and when to position them is becoming increasingly important.What Is a DSCR Loan?A DSCR loan assesses a borrower’s ability to service debt based primarily on the property’s income, not the borrower’s personal income.The core metric is:DSCR = Net Rental Income ÷ Total Debt ObligationsMost lenders look for a ratio of:1.00 or higher (property covers the debt), or1.20+ for stronger approval positioningUnlike standard residential loans, personal income verification may be limited or not the primary assessment factor.When Should Brokers Consider a DSCR Strategy?DSCR loans are particularly relevant for:Self-employed investors with fluctuating incomeClients maxed out on traditional servicing calculatorsPortfolio investors expanding aggressivelyBorrowers with strong rental yields but complex tax returnsRather than declining a deal due to servicing constraints, a properly structured DSCR solution can reopen opportunity.Key Structuring Considerations1. Rental Income AccuracyRental income must be:Supported by lease agreementsConfirmed through appraisals or market rent assessmentsOverestimating rent can weaken the DSCR ratio and reduce approval strength.2. Property Selection MattersHigh-yield properties are central to DSCR success. Brokers should consider:Location stabilityRental demandVacancy riskMarket rent consistencyA property with marginal yield may not meet lender DSCR thresholds.3. Rate and LVR DifferencesDSCR loans often carry:Slightly higher interest ratesTighter LVR capsMore conservative valuation approachesHowever, for the right client, access to capital outweighs marginal pricing differences.Risk Mitigation and Long-Term PlanningWhile DSCR products offer flexibility, brokers must evaluate:Exit strategyRefinancing optionsPortfolio exposure concentrationMarket cycle timingAt Future Home Loans, DSCR lending is positioned strategically - not as a shortcut, but as a deliberate portfolio tool.Final Thoughts for BrokersDSCR loans are not just an alternative product - they represent a shift toward asset-based lending strategy.Brokers who understand how to structure and position DSCR loans effectively can:Expand their investor client baseSolve complex servicing scenariosStrengthen long-term client relationshipsAs investor lending continues evolving, DSCR literacy will become a competitive advantage. #### Exploring Jumbo Loans Jumbo loans are solutions for properties that surpass standard loan limits, catering to luxury estates and high-value residences. Future Home Loans stands at the forefront of jumbo loan offerings, providing tailored solutions for diverse financial needs. Our commitment to flexibility ensures accessibility and convenience for our clients.Qualifying for a jumbo loan should be manageable. At Future Home Loans, we offer diverse qualification options, potentially excluding the need for tax returns and accommodating various financial profiles. Our jumbo loan programs encompass many options, including investment property loans based on Debt-Service Coverage Ratio (DSCR), bank statement loans for self-employed individuals, and VA benefits for loans up to 4 million dollars.We believe in making luxury homeownership attainable. With down payment options starting from as low as 10%, Future Home Loans empowers clients to take the first step toward their dream homes. Our commitment to competitive financing extends to facilitating rate comparison across multiple lenders. This ensures our clients secure the most favorable terms for their luxury properties, backed by our dedication to exceptional service.At Future Home Loans, we embrace inclusivity. Our financing solutions extend to nontraditional properties, non-warrantable condos, condotels, and accommodations with short-term rental income, ensuring every dream home is within reach.Jumbo loans from Future Home Loans pave the way to extraordinary homeownership experiences. With our comprehensive offerings, flexibility, and dedication to inclusivity, we're here to turn your dreams of upscale living into reality. Contact us today and embark on your journey to luxury real estate! #### First time home buyer in North Florida? Avoid these 3 mistakes! Being a first time home buyer can be confusing; not knowing where to start, having lots of questions about the process, and determining your eligibility can be overwhelming. The Future Home Loans team, locally owned and operated in Jacksonville Beach, is here to guide you through the process! Let’s take a look at three major mistakes first-time home buyers make and how to avoid them.  FREE FIRST TIME BUYER GUIDE DOWNLOAD NOW Not Looking For First Time Home Buyer Programs As a first time home buyer, you may not have a ton of money saved up for the down payment and closing costs required to close on your home. But don’t make the error of assuming that you have to delay homeownership while saving for a huge down payment. How To Avoid This Mistake: Ask one of our professional mortgage brokers about your first-time home buyer options and look for programs in your state. You might qualify for one guaranteed by the Department of Veterans Affairs that doesn’t require a down payment. Federal Housing Administration loans have a minimum down payment of 3.5%, and some conventional loan programs allow for down payments as low as 3%! Ignoring VA and FHA Loan Programs A lot of first-time home buyers want to or need to make a smaller down payment but they don’t always know the details of government-backed programs. Here’s some pertinent information on government loans. How To Avoid This Mistake: Learning about the following programs. VA Loans: Mortgages guaranteed by the U.S. Department of Veterans Affairs. They’re for people who have served in the military. VA loans’ claim to fame is that they allow qualified home buyers to put zero percent down and get 100% financing. Borrowers pay a funding fee in lieu of mortgage insurance.  FHA Loans: This mortgage type allows for down payments as low as 3.5%! What’s more, the Federal Housing Administration can be forgiving of imperfect credit. When you get an FHA Loan, you pay mortgage insurance for the life of the mortgage, even after you have more than 20% equity.  Applying For Credit Before The Sale Is Final One day, you apply for a mortgage. A few weeks later, you close, or finalize, the loan and get the keys to the house. The period between is critical: You want to leave your credit alone as much as possible. It’s a mistake to get a new credit card, buy furniture or appliances on credit, or take out an auto loan before the mortgage closes. The lender’s mortgage decision is based on your credit score and your debt-to-income ratio, which is the percentage of your income that goes toward monthly debt payments. Getting a new loan, or adding to your monthly debt payments, will increase your debt-to-income ratio. Neither of those are good from the mortgage lender’s perspective.  How to Avoid This Mistake: Prior to the pursuit of home-buying, it goes without saying that your wallet needs to be ready for unexpected hiccups along the way. Taking out further credit lines, or adding onto outstanding debts, will only decrease your likelihood of you reaching your dreams of home ownership! Having a security fund of cash that is reserved for emergencies can help save you the headache during the process of a home purchase.  The market is HOT and Future Home Loans is armed and ready to get you into the home of your dreams, while guiding you through the process. Currently, we have access to exclusive savings for you via Conquest Mortgage. We’re seeing VA interest rates between 2.25%-2.375% and conventional interest rates between 2.5-2.99% meaning, you can save BIG!  These rates are exclusive to mortgage brokers, meaning, no bank or lending institution can provide you with these historical rates. Ready to make the move to North Florida? Future Home Loans is prepared to assist you on your home-buying journey! Let’s get started today.  #### First time home buyer tells all: Pt I Hi world, my name is Logan. At the time of writing this it is my second week working for the Future Home Loans creative team and I’ve been wracking my brain to come up with the perfect idea for my first blog post, until I realized I’ve been living inside the best piece of advice all along: My home. You see, while I may be new to Future Home Loans, Future Home Loans is not new to me. Only three months ago my wife and I were in a scenario we see everyday here: A young couple, late 20’s / early 30’s, tired of renting a one bedroom apartment, and just curious about leveling up their living situation. For most millennials buying a home seems like an unattainable fairytale -- something our parents tell us to save for but, can we actually make it happen? We were about to find out.  Luckily, I happen to know arguably one of the best realtors this side of the Mississippi. I’m talking about top producing, IG famous, HGTV good. We scheduled a meeting “just to chat”. I walked into the meeting as a wide-eyed renter clutching a pre-approval letter from one of those big-box quick mortgage websites, and no plans to follow through on a purchase. An hour later I walked out with a detailed time-line, a plan, and a (highly coveted) recommendation: Ditch the big-box letter and contact Future Home Loans.  Being a first time home buyer is exciting and terrifying and confusing at any time, but entering the most competitive home buying market my realtor had ever seen in her career was next level scary. Homes were marked unavailable within hours of posting and often ended in multiple offer bidding wars.  Fast Forward: It was 8:00am on a Sunday when we suddenly snagged the first showing of the day on a brand new listing. At 8:15am that same Sunday we toured the home and said “We can’t lose it. Let’s do this”.  There is no scenario in the world where a loan officer from a big-box company would answer a flurry of calls on a Sunday morning from me and my realtor while he’s sick and on vacation (I’m not kidding), step away from his family, and get me pre-approved at warp speed, but that’s exactly what my broker did for me. It was thanks to the guidance of a seasoned realty team and a fast and dedicated mortgage broker from Future Home Loans that we pounced on the perfect place and secured the starter home of our dreams.  Let me repeat myself: In this current market, we could have 100% lost out on the home of our dreams without a local broker from Future Home Loans. We hit him like a wrecking ball on a Sunday morning, an entire month earlier than we originally discussed, and the man did not blink an eye.  If I’ve caught your attention with my Future Home Loans experience, join me for our next blog where I’ll discuss the process after putting in an offer, what it’s like to work with Future Home Loans, and how we secured the lowest rate possible by working with a local team. #### First-Time Buyer On The Space Coast: Avoid These 3 Mistakes! Ready to buy your first home on the Space Coast, but not sure where to start? Being a first-time home buyer can be challenging; not knowing where to start, having questions regarding the process, and determining if you’re eligible can seem overwhelming. That’s where the Future Home Loans team is prepared to step up for you! Locally owned and operated in the state of Florida, our team is here to guide you through the entire process. Let’s take a look at the three major mistakes first-time home buyers make, and how you can avoid them.  Not Looking For First Time Home Buyer Programs As a first time home buyer, you may not have a ton of money saved up for the down payment and closing costs required to close on your home. But don’t make the error of assuming that you have to delay homeownership while saving for a huge down payment. How To Avoid This Mistake: Ask one of our professional mortgage brokers about your first-time home buyer options and look for programs in your state.  You might qualify for one guaranteed by the Department of Veterans Affairs that doesn’t require a down payment. Federal Housing Administration loans have a minimum down payment of 3.5%, and some conventional loan programs allow for down payments as low as 3%! Ignoring VA and FHA Loan Programs A lot of first-time home buyers want to or need to make a smaller down payment but they don’t always know the details of government-backed programs. Here’s some pertinent information on government loans. How To Avoid This Mistake: Learning about the following programs. VA Loans: Mortgages guaranteed by the U.S. Department of Veterans Affairs. They’re for people who have served in the military. VA loans’ claim to fame is that they allow qualified home buyers to put zero percent down and get 100% financing. Borrowers pay a funding fee in lieu of mortgage insurance.  FHA Loans: This mortgage type allows for down payments as low as 3.5%! What’s more, the Federal Housing Administration can be forgiving of imperfect credit. When you get an FHA Loan, you pay mortgage insurance for the life of the mortgage, even after you have more than 20% equity.  Applying For Credit Before The Sale Is Final One day, you apply for a mortgage. A few weeks later, you close, or finalize, the loan and get the keys to the house. The period between is critical: You want to leave your credit alone as much as possible. It’s a mistake to get a new credit card, buy furniture or appliances on credit, or take out an auto loan before the mortgage closes.  The lender’s mortgage decision is based on your credit score and your debt-to-income ratio, which is the percentage of your income that goes toward monthly debt payments. Getting a new loan, or adding to your monthly debt payments, will increase your debt-to-income ratio. Neither of those are good from the mortgage lender’s perspective.  How to Avoid This Mistake: Prior to the pursuit of home-buying, it goes without saying that your wallet needs to be ready for unexpected hiccups along the way. Taking out further credit lines, or adding onto outstanding debts, will only decrease your likelihood of you reaching your dreams of home ownership! Having a security fund of cash that is reserved for emergencies can help save you the headache during the process of a home purchase.  The market is HOT and the Brokers of Future Home Loans are armed and ready to get you into the home of your dreams, while guiding you through the process. Currently, we have access to exclusive savings for you via Conquest Mortgage. We’re seeing VA interest rates between 2.25%-2.375% and conventional interest rates between 2.5-2.99% meaning, you can save BIG! These rates are exclusive to mortgage brokers, meaning, no bank or lending institution can provide you with these historical rates. Ready to make the move to the Space Coast? Future Home Loans is prepared to assist you on your home-buying journey! Let’s get started today.  #### First-Time Investor Loan Options in Florida & Beyond Why Loan Options Matter for First-Time InvestorsInvesting in real estate is one of the fastest ways to build long-term wealth, but the financing strategy you choose can make or break your success. Whether you are buying your first rental property in Jacksonville Beach, renovating a home in Melbourne, FL, or exploring short-term opportunities in Savannah, GA, knowing the right loan options will set you up for success.What Are the Best Loan Options for First-Time Investors?Conventional Loans – The Classic PathConventional loans are popular for investors with good credit and stable income. They offer competitive rates and flexible terms.Best For: Long-term buy-and-hold investors looking for rental properties.DSCR Loans – Qualify Based on Property IncomeA Debt Service Coverage Ratio (DSCR) loan looks at the property’s rental income, not just your personal income. If the projected rent covers the mortgage, you may qualify.Best For: First-time investors who want to scale quickly without relying on W2 income.Renovation Loans – Turn Fixer-Uppers Into AssetsRenovation loans finance both the purchase price and the cost of upgrades in one package. This makes it easier to transform distressed properties into income-generating rentals.Best For: Buyers who want to add value through improvements while controlling upfront costs.Fix & Flip Loans – Short-Term Profit StrategyFix & flip loans are designed for quick projects. They cover acquisition and rehab, giving you the capital to buy, improve, and sell within months.Best For: Investors looking for fast returns rather than long-term rentals.FAQs for First-Time InvestorsQ: Can I qualify for an investor loan without a W2 job?A: Yes. DSCR loans allow you to qualify based on the rental property’s projected income, not your personal income.Q: What is the minimum down payment for investment property loans?A: It varies, but many conventional investment loans require 15–25% down. Specialized programs like DSCR or renovation loans may have different requirements.Q: Are these loan options available in Florida?A: Yes. Future Home Loans offers investment property loans in Florida, Georgia, North Carolina, South Carolina, Texas, and beyond.The Bottom LineIf you are ready to start investing, the right financing strategy is just as important as finding the right property. From Jacksonville Beach rentals to Melbourne renovation projects, choosing the right loan is your first step toward building wealth through real estate.Ready to explore your options? Contact Future Home Loans today to map out your first investment strategy. #### Five Tips on real Estate Investing Five Tips on Real Estate Investing.What's the ultimate form of income? Passive income! And that typically comes in the form of investments. While there are many options, from stocks to funding start-ups, one of the most reliable investments in terms of return lies in real estate.When purchasing an investment property, there are generally two intentions: either you plan to rent it or you plan to resell it. Both are great options and have the potential for earning a significant amount. In fact, many first time buyers are choosing an investment property before they buy their first home!But investment properties aren't without challenges or risks. Here are some things to consider before buying an investment property:Decide What Type of Investor You AreDecide if you are more of a "flip and resell" or landlord-type investor. Flip and resell is attractive because the payout occurs as soon as you sell the property. With renting, however, you have the benefit of building equity, the rent will pay off your loan, and you'll enjoy "passive income" as long as you own the property.Both options require time and money in addition to what you are paying for the property.Do Your ResearchFind out information about comparable investment properties in the area. If you plan on reselling, how is the market in the area? If the property requires upgrades or repairs, will the cost of repairs still allow for a profit considering the price of the comparables?If you plan on renting it, does the property have curb appeal and is it located in an area where rental properties are in demand? You’ll also want to research property managers unless you plan on managing the property yourself.Calculate Your Expenses and ProfitAlong with doing your research and well before you purchase an investment property, you’ll want to take an honest look at what your expenses and potential profit could be. Being analytical about this part will help prevent making decisions based solely on emotions or “hunches.” Although the profits are certainly exciting, the risk is also high so it’s best not to romanticize investment property ownership.Secure Your DownpaymentUnlike primary residences where 0-3% down is possible (depending on the loan program -- call us for more details), investment properties require 20% down. If you’re thinking about buying an apartment complex, then you can see how this can be quite a big investment from the start. Remember that your 20% down does not take into account what you need to make upgrades or repairs. That’s why many investors take on partners. Which brings us to our next point --Choose Your Partners Carefully!Investing in an income property with a partner can go very well and be profitable but it can also go bad if the partnership sours. When partnering with friends or family, be careful not to blur the lines between relationship and real estate partnership. Make sure that all aspects are spelled out in a formal contract and consult legal advice before making decisions that could negatively impact the partnership.There’s so much more to buying an investment property, more than we can share in this article. If you’re looking into buying a second home or possibly a multi-family home for profit, please contact us for guidance. It’s obligation free and the right place to start your investment opportunity. #### Fixed vs Variable Mortgages: How to Choose the Right Loan for Your Future One of the Biggest Mortgage Decisions You’ll Make Choosing between a fixed or variable mortgage rate is one of the most important decisions in the home-buying process. It affects your repayments, flexibility, and long-term financial comfort. Yet many buyers rush this decision without fully understanding how each option works. Let’s break it down simply - and help you choose a loan that actually suits your future. What Is a Fixed-Rate Mortgage? A fixed-rate mortgage locks in your interest rate for a set period, usually between one and five years. This means: Your repayments stay the same during the fixed term You’re protected from interest rate rises Budgeting is more predictable Fixed rates are popular with buyers who value stability, especially during times of market uncertainty. However, fixed loans often come with: Limited extra repayments Break costs if you refinance early Fewer flexible features This is why fixed loans aren’t always the “safe” option they’re assumed to be. What Is a Variable-Rate Mortgage? A variable-rate mortgage moves up or down with the market. With a variable loan, you may benefit from: Lower rates when interest rates fall Greater flexibility Offset accounts and redraw facilities Easier refinancing The downside is uncertainty. If rates rise, your repayments rise too. For many borrowers, this flexibility outweighs the risk - especially when paired with a smart strategy. Can You Have Both? Yes. Many borrowers don’t realise you can split your loan. A split loan allows part of your mortgage to be fixed and part to be variable. This gives you: Repayment stability on the fixed portion Flexibility and features on the variable portion At Future Home Loans (FHL), this is one of the most common strategies used to balance risk and opportunity. How the Right Choice Depends on You There’s no universal “best” option. The right loan depends on: Your income stability Your risk tolerance Your future plans Whether you plan to refinance or upgrade A good mortgage broker looks at your full picture - not just today’s rate. Final Thoughts Fixed or variable isn’t about guessing the market. It’s about choosing a structure that supports your lifestyle and long-term goals. With expert guidance from Future Home Loans, you can feel confident knowing your mortgage is built for where you’re headed - not just where you are now. #### FOREIGN NATIONAL LOAN PROGRAM For many foreign nationals, purchasing a home in the United States can seem like a distant dream, often due to complex financing challenges. Future Home Loans is here to change that narrative with its Foreign National Loan Program, designed to help international buyers navigate the U.S. real estate market with ease. What is the Foreign National Loan Program? The Foreign National Loan Program at Future Home Loans is tailored specifically for non-U.S. citizens looking to invest in residential properties in the United States. This program offers a streamlined and accessible way for foreign nationals to secure financing, whether they are purchasing a vacation home, an investment property, or a permanent residence. Key Features of the Program Flexible Eligibility Criteria: Unlike traditional mortgage loans, the Foreign National Loan Program does not require a U.S. credit history. Instead, Future Home Loans evaluates the applicant's financial situation using alternative documentation, making it easier for international buyers to qualify. Competitive Interest Rates: The program offers competitive interest rates, helping foreign buyers manage the costs associated with purchasing property in the U.S. This makes it an attractive option compared to other financing alternatives. Variety of Loan Options: Future Home Loans provides a range of loan products under this program, including fixed-rate and adjustable-rate mortgages. This flexibility allows borrowers to choose the option that best suits their financial goals and risk tolerance. Streamlined Process: Understanding the complexities international buyers face, Future Home Loans has streamlined the application and approval process. This includes providing dedicated support to guide applicants through each step, from document submission to closing. Who Can Benefit? The Foreign National Loan Program is ideal for: International investors looking to diversify their real estate portfolio in the U.S. Non-U.S. citizens seeking a vacation home or a new residence in the country. Expats planning to return to the U.S. or those working in the U.S. on a visa. If you're a foreign national considering purchasing property in the U.S., the Foreign National Loan Program at Future Home Loans offers the support and financing solutions you need. Get in touch with a Future Home Loans expert today to explore your options and take the first step towards owning a home in the United States. #### From Renter to Owner: Emily’s Journey For nearly a decade, Emily rented a small two-bedroom apartment. Every month, her rent check felt like money disappearing into thin air. She dreamed of owning a home, but with student loans, credit worries, and the belief that she’d need a huge down payment, the idea seemed impossible.One day, a friend suggested she talk to a loan officer at Future Home Loans. Emily hesitated—what if they told her she wasn’t ready? But she made the call. Instead of judgment, she found a team that listened. They explained how different loan programs work, showed her how even small credit improvements could make a big impact, and helped her discover down payment assistance options she never knew existed.With a plan in place, Emily went from uncertainty to confidence. Within months, she was pre-approved. A few months later, she was holding the keys to her first home—a cozy house with a backyard for her dog.Her words say it best: “I never thought homeownership was for me. But now, every time I walk through my front door, I know I made the right choice. If I can do it, anyone can.” Emily’s story is proof that dreams can shift into reality. Sometimes, all it takes is the courage to ask questions and the right partner to guide you. #### Future Home Loans Welcomes Andrew Fulton To The Team Future Home Loans is eager and excited to announce Andrew Fulton as our President of Sales.  Who Is Andrew Fulton? Andrew brings decades of experience in mortgage industry excellence, team expansion, and sales development. As the President of Sales for Future Home Loans, Andrew will lead Future to new heights across the south east. In this role, he intends to draw from his extensive banking and finance background by expanding Future Home Loans sales, recruitment, and expansion.  Andrew describes himself as “purposeful, competitive, and magnanimous”. He’s found major value in independent and collaborative work efforts and amplifying the talents of others. Andrew believes a winning team is built on retaining high performing talent and developing smart, eager new members.  He is an advocate for inclusive and dynamic work cultures and has executed strategies to bring more veterans and minorities into our mortgage industry. Although Andrew is new to Future Home Loans, he is no stranger to founding members Robert Lynn, Nick and Mary Walker, and many other members of our team.  Andrew’s experience includes 24 years of Mortgage and Financial Sales Leadership with Merrill Lynch, PHH Mortgage, Bank of America and Wells Fargo.  In our past professional experience together, we knew Andrew would be a game-changing asset for continued success and growth in coming years for Future Home Loans. During our time together at Bank of America, he retained 98% of the company’s top tier loan officers originating $7.8 billion in new loans annually while generating $145 million in revenue.  What Does Andrew Bring To The Table? Throughout his 24-year career, Andrew developed more than 100 professional leaders and 1,000 Loan Officers.  He has mentored leaders and taught successful coaching strategies and business cultures that prioritize expertise, accountability, high expectations and client experience. In his most recent role, Andrew served as Vice President Site Leader, Home Loans Consumer Direct Sales with Wells Fargo. In this role, he tripled the size of an already large sales team and developed an inclusive culture recognized and awarded within the organization. He worked as a leading mentor to other leaders, developing new risk oversight and team developmental programs.  Andrew is an advocate of all the major Future Home Loan principles including giving back and serving the community. He is a believer in financial education for everyone, and strongly supports local schools, colleges, and underserved communities deserve the educational resources they need to succeed and achieve financial stability. He is locally active in advocating for the LGBTQ+ community, and consistently provides support for local efforts to create a safe space and learning environment for LGBTQ+ people. He not only finds passion for LGBTQ+ rights, but also dedicates his time to being a leading supporter of Habitat for Humanity, Jacksonville and Charlotte Humane Societies, and is a member of the Appalachian Trail Conservatory and assists with driving volunteer efforts for local food banks and protective women's shelters. Andrew was a Jacksonville, FL local for 20 years, and currently resides in North Carolina, where his wife, Diane, of 20 years and 2 daughters, Ella and Olivia. He is a family man, and believes his daughters are his purpose. Andrew is an avid outdoorsman.  When he is not working, you can find Andrew hiking and camping with his family. When he’s not with family, he is slowly chipping away at sections of the Appalachian Trail!  Future Home Loans Growth As leadership continues to expand and grow the Future Home Loans standard, Andrew stands in alliance with the Future Home Loans founding beliefs of world-class customer service and customer-first driven processes. Our team has no doubt he will launch Future Home Loans into new heights with dedication to the client and community.  Future Home Loans was founded in sunny Jacksonville Beach, Florida in 2017. Since then, they have expanded their horizons to the Space Coast, venturing into new waters via their Melbourne, Florida branch. Prior to starting Future Home Loans, their founders were top producers within the realm of corporate finance and found themselves eager to bring mortgages to a new level: a brokerage of fellow hard-working and customer-centric loan officers. They are locally veteran-owned and operated and continue to set their goals high in the way of expansion and growth. They believe everyone's “future is bright”.  #### High-Performance at 50: A CEO’s Blueprint for Mental and Physical Strength Let me be blunt: I don’t do wellness. I do war prep.I train because leadership is a performance sport. And if I’m not dialed in physically, I’m a liability mentally.At 50, I’m not trying to outlift my past. I’m building a body and mind that can carry the weight of a vision, a team, a market, and a mission.“It’s not the dog in the fight - it’s the fight in the dog.”And this dog? He’s just getting started. Motion Beats Meditation - Move First, Think SecondHere’s my morning:Wake up early (before the house, before the inbox, before the noise)Cold plungeHard training - weights, running, stairs, anything uncomfortableClean breakfastStrategy time before the first callWhy? Because motion resets everything.“Motion beats meditation.”Get the blood going, the brain clears. Resistance fades. Ideas land.Too many leaders wait for “mental clarity” before they act. I create clarity through action.If you want your team to be sharp - you better be sharper. Character Over Comfort - Hobby vs. HabitHealth isn’t a hobby. It’s a habit.And like anything that compounds - you earn it through boring, brutal consistency.You meal prep when you’re tiredYou hit the gym when you don’t want toYou track your sleep like it’s part of your P&L“Discipline is the real ROI.”I don’t have time to crash midday. I don’t have time to make emotional decisions. I don’t have time to lead like I’m worn out.High-performance discipline keeps the engine clean, the mind sharp, and the energy high.That’s leadership fuel - not luxury. Why Leaders Burn Out: No Standards for ThemselvesYou know why most CEOs burn out?Because they set standards for everyone but themselves.They hold the team accountable - but eat like trashThey build million-dollar ops - but run on 3 hours of sleepThey talk mental toughness - but skip workouts weeklyLeadership starts with the mirror.“If you’re on the team, act like it.”That includes the inner team - your body, your mind, your habits.You don’t need six-pack abs. You need high-performance systems for clarity, energy, and emotional control.Because no one trusts a leader who’s barely holding it together. Personal Challenge: Build Your 30-Minute Power RitualYou want to be a higher-performing version of yourself? Start small - but start serious.Here’s your challenge:Carve 30 minutes every morningDo something hard that moves your bodyPair it with something clean that fuels your mindRepeat for 21 days. No breaks. No excuses.This isn’t about “getting in shape.”It’s about getting your edge back.“Started is better than perfect, because perfect never gets started.”You don’t need a coach. Or a cold plunge tub. Or a $200 supplement stack.You need commitment. Reps. And discipline.The same things you expect from your team - it’s time you expect them from yourself.Let’s get after it.— Robert #### HOA For Beginners Remind me one more time… What’s an HOA? HOA stands for Homeowners Association, and is a non-profit organization made of volunteers and a governing body that sets budgets for common use spaces and creates and enforces rules and regulations for home subdivisions and/or condominium complexes. When you purchase a home in a place with an HOA, you automatically become a member and pay a fee to the HOA on a monthly or annual basis.  Why would I want to be a part of an HOA? Your monthly HOA fee should theoretically do a lot of good for you.  If you’re in a single-family home neighborhood, your HOA fee pays for things like: Neighborhood signsLightingNeighborhood landscapingThe neighborhood clubhouseGymSwimming poolAnd other shared spaces Having these spaces looking and functioning well is not only good for your personal use and enjoyment, but it also maintains and improves property values.  If you’re in a condominium complex, chances are your HOA fee will be much higher, but your fee should cover much more, possibly including everything listed above, as well as: All property landscapingPest controlRoof and foundation maintenance/repairExternal window and door repair/replacementAll external surfaces and paintPorch maintenanceStairwell safety/upkeepCar wash stationsAnd more! This means that while your fee may seem pricey, you don’t have to pay for even half of the maintenance supplies or services that a single-family home owner does. You also save yourself a great deal of time and energy! HOA fees may seem like a downside to you if you never plan to use the gym or pool, don’t care what the neighborhood looks like, and aren’t concerned about property values in relation to your neighborhood. If that’s the case, then that’s ok! HOAs can also feel restrictive to some people because they may govern how you landscape your yard, paint/decorate the exterior of your home, or set restrictions on where to park your vehicles, boats and RVs. While these restrictions are put in place for the betterment of the community, some may find this overbearing. At the end of the day, it’s up to you to decide if the cost pays for itself and if your values align with the goals of your neighborhood HOA. HOA fees and services vary widely, and it’s important to do your research and fully understand your investment before purchasing a property with or without an HOA in place. #### Holiday Touchpoints — Staying Connected When It Matters Most Holiday Touchpoints: Why Staying Connected Builds Long-Term TrustThe holiday season is more than decorations and celebrations — it’s a time when meaningful connections matter most. At Future Home Loans, we believe that thoughtful holiday touchpoints strengthen relationships, reinforce trust, and remind our clients that we’re here for them beyond the transaction.Whether you’re thinking about buying a home, refinancing, or planning your next move in the new year, staying connected during the holidays makes a real difference.What Are Holiday Touchpoints?Holiday touchpoints are intentional moments of communication that show appreciation, care, and consistency. They don’t have to be complicated — they just have to be genuine.Examples include:A simple holiday message or greetingHelpful year-end mortgage insightsReminders about planning for the year aheadChecking in without sellingThese moments humanize the mortgage process and remind clients that behind every loan is a real relationship.Why Holiday Touchpoints Matter in Home LoansThe home loan journey doesn’t always follow a calendar. For many families, the holidays are a time to reflect, plan, and ask important questions about the future.Staying connected during this season:Builds confidence and trustKeeps communication open without pressurePositions Future Home Loans as a long-term partnerHelps clients prepare early for upcoming goalsEven a brief, thoughtful message can leave a lasting impression.How Future Home Loans Approaches Holiday CommunicationAt Future Home Loans, our holiday touchpoints are guided by one principle: value first.We focus on:Warm, authentic communicationHelpful guidance without sales pressureRespecting our clients’ time and prioritiesBeing available when questions ariseOur goal is to support, not interrupt — and to ensure every client feels remembered, not marketed to.Looking Ahead with ConfidenceAs the year comes to a close, holiday touchpoints are also a bridge into what’s next. They open conversations about future plans, upcoming opportunities, and how we can help make homeownership simpler and more achievable.Because trust isn’t built in one moment — it’s built over time, one connection at a time. #### Honoring Our Heroes: A Veterans Day Message from Future Home Loans Serving Those Who ServedAt Future Home Loans, service isn’t just a word—it’s our foundation. As a veteran-owned mortgage company, we understand the commitment, sacrifice, and strength it takes to serve. This Veterans Day, we pause to honor every veteran and active-duty service member who has protected our freedom and our way of life.Our mission is to carry that same dedication into every loan we close. Whether helping a first-time homebuyer use their VA home loan benefit or guiding a retired veteran through a refinance, our team is honored to serve those who have served us all.Homeownership and Honor: The Power of the VA LoanOne of the most impactful ways we can give back to our military community is by helping veterans access the VA Loan program—one of the most valuable benefits earned through service.A few reasons veterans choose the VA Loan:No down payment required (for qualified borrowers)No private mortgage insurance (PMI)Competitive interest ratesFlexible credit guidelinesLifetime benefit—usable more than onceAt Future Home Loans, we take pride in helping veterans understand every option available so they can make confident, informed homeownership decisions.Gratitude in ActionEach year, our team participates in local veteran events, supports Wounded Warrior initiatives, and partners with community organizations dedicated to those who’ve worn the uniform. It’s more than business—it’s personal.From Jacksonville Beach to Charleston to Charlotte, we’re proud to be a part of communities where military service runs deep.Thank You for Your ServiceTo all who have served—past and present—thank you. Your courage, sacrifice, and dedication inspire us daily. We’re honored to serve your home financing needs and to call so many of you our clients, colleagues, and friends.If you or someone you know is a veteran looking to buy or refinance a home, our team is here to help you make the most of your well-earned benefits.Connect with us at http://Future.LoansProudly Veteran-Owned | Equal Housing Lender | NMLS #940904 #### How Do Seller Concessions Benefit Everyone? In the realm of real estate transactions, there's a term that often pops up in negotiations: seller concessions. Whether you're a seasoned buyer or just dipping your toes into the housing market, understanding what seller concessions entail can make a significant difference in your purchasing process. What are Seller Concessions? Seller concessions, also known as seller contributions or seller assist, refer to an arrangement where the seller agrees to cover some of the buyer's closing costs or other expenses associated with the home purchase. These costs can include loan origination fees, title insurance, property taxes, and even home repairs or upgrades. Ways Buyers Can Utilize Seller Concessions: Reduced Upfront Costs: One of the primary benefits of seller concessions is that they can significantly reduce the amount of cash a buyer needs to bring to the closing table. By having the seller cover a portion of the closing costs, buyers can preserve their savings or allocate funds towards other expenses. Affording a Higher Purchase Price: In competitive real estate markets, buyers may find themselves in bidding wars. Offering to cover the seller's closing costs through concessions can sweeten the deal without increasing the purchase price, making their offer more appealing. Addressing Repair Issues: Sellers can agree to provide concessions to cover the cost of necessary repairs identified during the home inspection process. This allows buyers to proceed with the purchase without having to shoulder the financial burden of repairs upfront. Securing Better Financing Terms: Seller concessions can also enable buyers to secure more favorable financing terms, such as a lower interest rate or a smaller down payment requirement, which can translate to long-term savings. Benefits for Both Buyers and Sellers: Closing the Deal: Seller concessions can help facilitate a smoother transaction by overcoming financial hurdles that might otherwise derail the deal. This benefits both parties by ensuring the sale moves forward as planned. Attracting More Buyers: For sellers, offering concessions can attract a larger pool of potential buyers, especially in a competitive market. It can make their listing stand out and increase the likelihood of receiving multiple offers. Negotiation Flexibility: Seller concessions provide flexibility in negotiations, allowing both parties to find common ground and reach a mutually beneficial agreement. This flexibility can foster goodwill and cooperation throughout the transaction process. Faster Closing: By addressing potential obstacles upfront, such as financing or repair issues, seller concessions can expedite the closing process, benefiting both buyers and sellers who are eager to finalize the sale. In conclusion, seller concessions play a crucial role in real estate transactions, offering benefits to both buyers and sellers alike. Whether it's reducing upfront costs, addressing repair issues, or facilitating smoother negotiations, seller concessions can be a valuable tool in achieving a successful and harmonious home sale. Understanding how to leverage seller concessions effectively can empower buyers and sellers to navigate the complexities of the real estate market with confidence. #### How Much House Can You REALLY Afford? It’s one of the first questions people ask when they start thinking about buying a home: How much house can I afford? And usually, what they’re really asking is, How much will a lender approve me for? But here’s the truth: what you’re approved for and what you’re comfortable affording aren’t always the same number. If you’re planning to buy a home, it’s important to understand the difference. The Number the Bank Gives You When you apply for a mortgage, lenders look at a few key factors: Your income Your monthly debts Your credit score Your down payment Current interest rates From there, they calculate your debt-to-income ratio (DTI), which compares your monthly debt payments to your gross monthly income. This helps determine the maximum monthly mortgage payment you can qualify for. Based on those numbers, you’ll get a price range. But that number is built on formulas. It doesn’t fully account for your lifestyle, goals, or comfort level. The Number That Fits Your Life Just because you can qualify for a certain payment doesn’t mean you should stretch to it. Ask yourself: Do you like to travel? Are you planning to grow your family? Do you want to continue investing or saving aggressively? Would a higher payment cause stress if an unexpected expense came up? A home should feel exciting, not financially suffocating. Your real affordability number is the one that allows you to make your mortgage payment comfortably while still living the life you want. Don’t Forget the “Hidden” Costs When people calculate affordability, they often focus only on principal and interest. But homeownership includes more than that. You’ll also want to factor in: Property taxes Homeowners insurance HOA dues (if applicable) Utilities Maintenance and repairs Furniture and home improvements A good rule of thumb is to budget 1–2% of the home’s value annually for maintenance alone. Looking at the full picture prevents surprises later. The Down Payment Myth Many buyers believe they need 20% down to afford a home. While 20% can help you avoid private mortgage insurance (PMI), it’s not required for many loan programs. There are options with much lower down payments, depending on your qualifications. Sometimes, putting less down and keeping more cash in savings creates more financial flexibility. It’s not just about how much you put down—it’s about how comfortable you feel afterward. Monthly Payment vs. Purchase Price It’s easy to get caught up in the home’s price tag. But what really matters is the monthly payment. Interest rates, loan term, property taxes, and insurance all influence that payment. Two homes with similar prices can have very different monthly costs depending on location and financing structure. That’s why running real numbers with a lender can give you clarity far beyond online calculators. The Smart Way to Decide Instead of asking, “What’s the maximum I can afford?” try asking: What payment feels manageable? How much do I still want to save each month? What would make me feel financially secure? From there, you can work backward to determine a comfortable price range. At Future Home Loans, we believe affordability isn’t just about approval—it’s about alignment. Your home should support your long-term goals, not compete with them. If you’re curious about what your numbers look like, having a conversation early can help you set realistic expectations and move forward with confidence. Because the right home isn’t just one you qualify for. It’s one you can truly afford—and enjoy. #### How Seller Concessions Lower Monthly Payments When the Payment Doesn’t Work—But the Home Is Right In today’s market, buyers often find the perfect home—only to realize the monthly payment is higher than expected. The common assumption?“We need a price reduction.” The better solution?Strategic seller concessions. A Real-World Scenario Purchase price: $450,000 Interest rate: Higher than expected Monthly payment: Uncomfortable Buyer outcome: Ready to walk away Instead of renegotiating the price, the solution came from financing strategy. The Seller Concession Strategy Rather than cutting the home price, seller concessions were used to: Fund a 2–1 temporary interest rate buydown Cover closing costs Reduce the buyer’s upfront cash requirements The result? Immediate payment relief without disrupting the transaction. Why This Approach Works Seller concessions allow buyers to: Lower monthly payments when it matters most Preserve savings for emergencies or renovations Avoid appraisal complications tied to price changes For sellers, concessions often: Keep net proceeds intact Attract serious buyers Prevent deals from falling apart Seller Concessions vs. Price Reductions Strategy Impact Seller Concessions Improves affordability and cash flow Price Reduction Limited payment impact, appraisal risk In many cases, concessions create more value for buyers than small price cuts. The Role of the Right Lender Not all lenders structure concessions the same way. Without proper planning, buyers may miss opportunities to maximize their benefit. At Future Home Loans, we collaborate with buyers, sellers, and real estate agents to ensure concessions are used intentionally—not randomly. Smarter Financing Starts With Strategy If you’re navigating affordability challenges, don’t assume the deal is dead. The solution may already be on the table. Future Home Loans helps buyers turn seller concessions into real savings. 📩 Contact us today to learn how creative financing can work for you.   #### How to File for Homestead Exemption in North Florida When becoming a homeowner there are always certain filings and tax exemptions you should be aware of beforehand so that you can get the best amount of home ownership protection. One of those filings is Homestead Exemption.  Just about every state or territory has a homestead exemption provision. The only states who currently do not offer one are New Jersey and Pennsylvania. In some states, homestead exemption is automatic while others, like Florida, require the homeowner listed on the deed to file a claim with the state in order to receive it.  What is a Homestead Exemption?  Homestead exemption removes part of your home’s value solely from taxation (so they lower your taxes). It is generally categorized as either a dollar amount or percentage of the property value that is then excluded when calculating your property taxes. Want an example? In simple terms, let’s say the assessed value of your home is $150,000 and your property tax rate is 1%. Your property tax bill would equal $1,500. But if you were eligible for a homestead tax exemption of $50,000, the taxable value of your home would drop to $100,000, meaning your tax bill would drop to $1,000. Homestead exemption is only meant to protect one property at a time and it needs to be the homeowners primary property, even if you own others.  Who qualifies for a Homestead exemption? Any permanent Florida residents who hold legal or equitable title to the real property, and who occupies and uses the property as their permanent residence. If you purchased a home on or after January 1st of the tax year you’re filing for. The property also has to be your primary residence. You can apply for the tax homestead exemption before March 1st of the following year.  What makes you no longer eligible for the tax exemption? (Kin) The home is no longer your primary residence or the residence of someone you can claim as a dependent. You rent the property more than 30 days per year. The home has changed ownership, either because of a sale, divorce, marriage, death, or another event. How to File  Go to your city's local government website to check for the required documents. For cities in Duval, Putnam, Clay, St. Johns, Nassau, and Brevard County click here for a step by step how-to! For Duval County  Go downtown to: 231 E. Forsyth Street, Suite 260, Jacksonville, Florida 32202 Fax in your application to: (904) 255-7963 Or apply online You have until midnight of the day of the deadline to turn in your application Check the status of your application by contacting the property appraiser's office at: (904) 255-5900 or pacustserv@coj.net For St. Johns County Go to  4030 Lewis Speedway, # 203, St. Aug, FL 32084 Or apply online For Clay County Go to 477 Houston St. 2nd Floor, GCS, FL 32043 Office number: 904-269-6305 Or 1518 Park Ave, OP, FL 32073 Office number: 904-541-5332 For Nassau County Go to 96135 Nassau Place, Suite #4, Yulee, FL 32097 416 Centre Street, Fernandina Bch, FL 32034 45401 Mickler St. Callahan, FL 32011 Or apply online For Putnam County Go to 312 Oak Street, Palatka, FL 32177 Must be in person for new applicants Why it’s Beneficial?  This exemption's purpose is to provide physical shelter and financial support to a homeowner. It doesn't prevent or stop a bank foreclosure if mortgage payments are defaulted on. The exemption can also provide surviving spouses with ongoing property-tax relief (Investopedia). Once you apply and qualify for it you don’t have to reapply every year. Owning a permanent home in Florida entitles you to apply for the homestead exemption--entitling you to a property tax exemption, of up to $50,000 of your home’s assessed value from taxability.  For more information on how to file in Duval, Clay, Nassau, St. Johns, Putnam, and Brevard County’s, click here, or contact our team today.   #### How to Financially Prepare Before You Buy a House Most people start their home search by scrolling listings and dreaming about kitchens, backyards, and paint colors.But the smartest buyers start somewhere less exciting - their finances.If you’re thinking about buying in the next six to twelve months, preparation can make the difference between a smooth, confident purchase and a stressful one. The good news? You don’t need to be perfect. You just need a plan.Here’s how to prepare yourself financially before you start seriously shopping.Step 1: Get Clear on Your NumbersBefore you look at homes, take a close look at your current financial picture.How much do you make each month?What are your fixed expenses?How much are you saving?How much debt are you carrying?Understanding your monthly cash flow helps you determine what kind of payment would feel comfortable - not just what you could technically qualify for.If you don’t already track your spending, even reviewing the last two to three months of bank statements can give you clarity.Step 2: Check and Strengthen Your CreditYour credit score plays a major role in the interest rate you’ll receive. Even a small rate difference can significantly impact your monthly payment over time.Before applying:Review your credit report for errorsPay all bills on timeAvoid opening new credit accountsWork on paying down high credit card balancesIf your score needs improvement, giving yourself a few months to raise it can pay off in the long run.Step 3: Build Your Savings StrategicallyWhen people think about saving for a home, they usually focus only on the down payment. But there are several upfront costs to prepare for:Earnest money depositClosing costsMoving expensesInitial repairs or updatesEmergency fund reservesYou don’t want to drain every dollar you have just to get the keys. A healthy cushion after closing provides peace of mind.Depending on your loan type, you may not need 20% down - but you do need a solid savings plan.Step 4: Avoid Major Financial ChangesOnce you’re serious about buying, stability becomes important.Try to avoid:Changing jobs without discussing it with a lenderFinancing a carOpening new credit cardsMaking large unexplained depositsLenders look for consistency. The steadier your financial profile, the smoother the approval process will be.Step 5: Talk to a Lender Earlier Than You ThinkOne of the biggest misconceptions is that you only talk to a lender when you’re ready to make an offer.In reality, an early conversation can help you:Understand what you qualify forIdentify areas to improveSet a realistic price rangeCreate a timelinePreparation doesn’t commit you to buying tomorrow. It simply gives you a roadmap.Step 6: Think Beyond the PurchaseOwning a home changes your monthly expenses. Utilities, maintenance, property taxes, and insurance all become part of your budget.It’s helpful to start “practicing” your future payment. If you’re currently paying $1,800 in rent but expect a $2,300 mortgage payment, try setting aside the difference in savings for a few months. If it feels manageable, you’re likely on the right track. If it feels tight, you may want to adjust your target price.The Goal Isn’t Just Approval - It’s ConfidenceBuying a home is one of the largest financial decisions you’ll make. Preparation turns uncertainty into confidence.At Future Home Loans, we believe the strongest buyers aren’t the ones who rush. They’re the ones who prepare thoughtfully, ask questions, and understand their numbers before they start touring homes.If homeownership is on your horizon - whether it’s three months or a year away - starting the preparation process now can put you in a much stronger position when the right home comes along.Because the best way to prepare for your future home is to prepare your finances first.  #### Make Sure the People You Love Know You Love Them Life moves fast. We get caught up in work, goals, problems, and plans for "someday." But here's the hard truth-none of us know how many days we get.The people we care about the most need to hear it-not just assume it.Don't Wait Until It's Too LateToo often, we don't say what matters until life reminds us how fragile it is. We put off the call, the visit, the "I love you" because we think there will always be more time.But there isn't always more time.If someone matters to you-tell them.Love Is a VerbLove isn't just how you feel. It's what you do.Call your parents just to say hi.Tell your spouse or kids how much you appreciate them-today, not later.Check in on the friend you haven't heard from in a while.It doesn't take much. A few minutes, a quick call, a simple "I was thinking about you." But those small gestures hit harder than you realize-because everyone wants to feel seen and valued.Don't Assume They KnowIt's easy to think, "They already know how I feel." Maybe they do. But they still need to hear it.Life is full of noise and stress. A simple reminder-"I love you. I'm proud of you. I'm glad you're in my life."-can change someone's entire day.Make It a HabitCall. Text. Show up. Remind them often.Not because you have to, but because one day you'll wish for one more chance to say it-and you won't get it.The Bottom LineDon't save your words for a eulogy. Say them now.Make sure the people you love know you love them-and remind them often. Because in the end, that's what matters most. #### Merry Christmas & Happy New Year — We Can’t Wait for 2026 Merry Christmas & Happy New Year from Future Home LoansAs the year draws to a close, we want to take a moment to say thank you.To our clients, partners, and community — your trust, support, and confidence in Future Home Loans mean everything to us. This year has been filled with growth, milestones, and opportunities, and we’re grateful to be part of so many homeownership journeys.Reflecting on a Meaningful YearEvery home loan tells a story — of first homes, growing families, fresh starts, and future plans. Being trusted with such important moments is something we never take for granted.This year, we’ve continued to focus on:Clear and honest mortgage guidanceA smoother, more transparent loan experienceStronger relationships with our clientsPutting people first, alwaysLooking Forward to 2026While we celebrate the season, we’re already looking ahead with excitement.2026 brings new possibilities — for homeowners, buyers, and the housing market as a whole. Whether you’re planning to buy, refinance, invest, or simply explore your options, Future Home Loans is ready to help you move forward with confidence.We’re committed to:Smarter lending solutionsPersonalized adviceOngoing education and supportBeing a trusted partner every step of the wayWishing You a Season of Joy and a Bright New YearFrom all of us at Future Home Loans, we wish you:A joyful ChristmasA safe and happy New YearA future filled with opportunity and peaceWe can’t wait to continue the journey with you in 2026 and beyond.Here’s to new beginnings, new goals, and a future you can feel confident about. #### Mortgage Checkup Before The Holidays As the holiday season approaches, many homeowners shift their focus to family, festivities, travel, and gift-giving. But there’s one more item worth adding to your pre-holiday checklist—your mortgage.A quick mortgage checkup before the holidays can put you in a stronger financial position heading into the new year, potentially reduce your monthly costs, and help you leverage opportunities you may not even realize you have.In my role as Chief Growth Officer at Future Home Loans, I speak with families every day about their home-financing goals, and one thing remains constant: a well-timed mortgage review can make all the difference.🎄 Why a Holiday Mortgage Checkup Matters1. Rates & Products Change — Your Loan Should Keep UpRates fluctuate throughout the year. Even if you locked in what felt like a good rate years ago, today’s financial landscape may offer better options—especially with evolving loan programs and lender incentives.2. Your Life Has ChangedMaybe you’ve:Increased your incomeReduced other debtsImproved your credit scoreAdded a family memberChanged jobsThese life shifts can affect what mortgage products you qualify for and how much you can save.3. Freeing Up Cash Before the Holidays HelpsWith holiday spending around the corner, lowering your monthly payment—or tapping into home equity for strategic purposes—can provide extra breathing room.4. Protect Yourself Against “Set It and Forget It” SyndromeMortgages shouldn’t be stagnant. Just like annual insurance reviews or open enrollment, a mortgage checkup ensures your biggest asset is optimized.🧰 What’s Included in a Mortgage Checkup?When you request a mortgage review at Future Home Loans, we look at:Current rate vs. market rateRemaining term and whether adjusting it could save moneyPMI removal eligibilityCredit improvement opportunitiesRefinance scenarios and break-even timelinesEquity position (and what you can do with it)Loan types you may now qualify forPotential holiday or end-of-year programs and incentivesThis isn’t about selling you something—it’s about making sure your mortgage fits your life today, not the day you closed.🔔 Top Opportunities Homeowners Often Miss✔ Removing PMI EarlyMany homeowners wait for their lender to drop PMI automatically—but you may qualify to remove it sooner.✔ Shortening Your TermSwitching from a 30-year to a 20- or 15-year term can save tens of thousands in interest.✔ Leveraging Equity WiselyHome equity can be used for home improvements, debt consolidation, or even building an investment property portfolio.✔ Consolidating High-Interest DebtWith holiday spending season here, rolling expensive debt into a lower-rate mortgage may help simplify finances.🧑‍💼 Q&A With Andrea Dolan, CGO at Future Home LoansQ: When is the best time of year to get a mortgage checkup?A: Anytime—but before the holidays is ideal. Families often reassess goals near year’s end, and updated financials combined with seasonal lender programs can create strong opportunities.Q: Will reviewing my mortgage hurt my credit?A: No. A checkup is not a full application. We can evaluate options using soft-pull tools or preliminary documents without impacting your score.Q: What if I just refinanced recently?A: Even then, it’s smart to review. You may qualify for PMI removal, discover tax or escrow adjustments, or confirm you're still on the best available product. A checkup doesn’t obligate you to make changes.Q: What documents do I need?A: Usually just your current mortgage statement and an idea of your goals. The checkup is simple—we do the heavy lifting for you.Q: Could a refinance really help with holiday spending?A: Potentially. Reducing your monthly payment or consolidating debt can free up cash flow. That said, every scenario is personalized. We prioritize long-term financial health over quick fixes.🎁 Final Thoughts: Give Yourself the Gift of Financial ClarityYour mortgage is one of your largest financial tools. Taking 10–15 minutes for a quick checkup can help you save money, prepare for upcoming expenses, and start the new year with confidence.At Future Home Loans, we’re here to simplify the process and empower you with information—not pressure. If you’d like to run the numbers, explore your options, or simply ask a few questions, I’m always here to help.Warm holiday wishes,Andrea DolanChief Growth Officer, Future Home LoansIf you’d like, I can also create:✨ A shorter social-media version✨ An email marketing version✨ An SEO meta description + keywords✨ A downloadable PDF version of this blog  #### Mortgage Loans for Home Buyers: Your 5 Best Options Purchasing a home is one of the biggest purchases an individual can make. While paying cash for your home is always an option, the majority of buyers do not have this luxury. This is where mortgages come into play; unsure which mortgage you’d qualify for? Read on to discover the 5 types of mortgage loan options, and what they entail. It is essential for homebuyers to shop around for a mortgage. By shopping around for a mortgage, this provides an idea of what is affordable for you and for an opportunity to compare loan products, interests rates, closing costs, and lender fees. This is where Future Home Loans comes in. Being a mortgage brokerage, we’re able to shop the rates for you allowing for a simpler mortgage process. We have access to hundreds of lending options, ensuring that you obtain the best of the best. Before beginning the process of shopping for a mortgage, it is extremely helpful to have an understanding of the different types of mortgages out there in the market. There are 5 types of mortgage loans, each having their own advantages and disadvantages depending on the borrowers’ needs.  Fixed-Rate Mortgage: This type of mortgage loan allows the borrower to keep the same interest rate over the entire set lifespan of the loan. According to Investopedia, once the fix-rate home loan is secured the interest rate doesn’t change with the market. (Source: Investopedia). This type of loan has terms that can range from 10 to 30 years and is good for borrowers who want predictability.  Adjustable-rate mortgage: A type of mortgage loan that has an interest rate that can change periodically which means the monthly payments can go rise or fall. According to Investopedia, “an ARM can be a smart financial choice for home buyers that are planning to pay off the loan in full with a specific amount of time or those who will not be financially hurt when the rate adjusts”. (Source: Investopedia) Government Loans: FHA and VA Loans : These are loans that are insured or backed up by the federal government.FHA mortgage: A Federal Housing Administration (FHA) loan is insured by the FHA and is available to homebuyers who may not have a large amount saved and are looking to pay a lower down payment. According to Investopedia, “in order to secure the guarantee of the FHA, borrows that qualify for an FHA are also required to purchase mortgage insurance, premium payments are made to FHA”. (Source: Investopedia)VA mortgage: A loan that provides low-interest and low down payment mortgages available for active U.S military members, veterans, and their families. These loans are guaranteed by the U.S. Department of Veterans Affairs. Future Home Loans is veteran owned and operated with not only Loan Officers with military backgrounds but also continued service in giving back to our fellow veterans. Future Home Loans is always focused on empowering veterans by $0 down payments for them and their families.*USDA mortgage: A United States Department of Agriculture offers home loans for people looking to purchase a home in a designated rural or unique area who also have a lower income. This is only offered and available in specific areas of the state and country. Jumbo mortgage: This type of mortgage is used to purchase properties that are higher than the maximum amount for a conventional conforming loan. According to NerdWallet, this amount in most counties is $548,250. (Source:NerdWallet). These loans can’t be guaranteed by Fannie and Freddie so they’re riskier for lenders and if the borrower defaults the lender is not protected from the losses.  Conventional Loan: This type of mortgage is not insured or backed by the government. This type of loan is great for borrowers who can afford to make a down payment of at least 3%, depending on their financial status and the amount that is being borrowed. (Source: NerdWallet)Conforming conventional loan: A conventional loan that follows the traditional guidelines set by Fannie and Freddie. Nonconforming conventional loan: A conventional loan that doesn’t follow the traditional guidelines set by Fannie and Freddie.  Now that you have a better understanding of some of the types of Mortgage loans that are available to you can Learn More from Future Home Loans about mortgage basics, our loan process and programs. We are your Jacksonville source for all your mortgage needs. Also use our FREE Mortgage Calculator to help you determine the monthly payments on a mortgage, auto, or any other fixed loan types:  https://future.loans/home-mortgage-calculator/ #### Moving To Shorten Your Commute Is it worth moving to shorten your work commute? It certainly sounds reasonable but let's break it down and see if it makes sense for your situation. But first, is commuting all that bad? Unfortunately, yes! Some say that long work commutes add unnecessary stress to their lives and may even impact health. Studies have shown that long commutes may be the same as adding an additional 800 calories to your diet! Plus there's the financial impact. More gas and wear on your car can add up quickly. Yet, there are others that appreciate a long drive after work. They say that it helps them to "decompress" before getting home. Is a long commute right for you? Should you move to shorten it? Ask yourself these questions to which way you lean! Should I Buy I Home Closer to Work? Is the commute actually saving you money? If your job is located in an area with high property values, then the commute may be necessary. When you add up the cost of living such as your mortgage payment, utilities, and property taxes, they may add up to less than the cost of gas and car maintenance. In some situations, employers cover the cost of long commutes and moving closer could mean losing that perk. If moving closer to work doesn't save you money, then you may want to stay put. **Hint: if this sounds like you, consider refinancing your current loan to save money! Will you benefit financially if you move closer to work? Perhaps the opposite is true! If you live in an area that is more expensive than the property values around your work, then moving to shorten your commute may save you money. Also, some employers consider promotions partially based on your proximity to the office. If this a factor in you moving up in your organization and gaining more money, then moving makes financial sense. How essential is living close to work? If you work a few days a week from home, then a long commute may not be that much of a hassle. Then again, if those hours are somewhat unpredictable, then a long commute can add stress and decrease your productivity. Do you need to live far away from work for family or personal reasons? Some choose to live in particular neighborhoods because of the schools in that area, and that could mean being quite removed from the office. Certain careers, like law enforcement, sometimes prefer to live away from the area they serve. For these reasons, homeowners may choose to sacrifice a longer commute for a better family living situation. Has your health suffered by the commute? If your answer is yes, then moving closer to the office could be worth it. Remember that health involves more than illness. Sleep deprivation, stress, and poor nutrition are valid reasons to consider buying a home closer to work. Do you enjoy your work commute? If you already enjoy the commute and you can find no reason to move (given the questions above) then you probably don't need to move. However, if moving is not a possibility, then the other solution is to learn to enjoy it. Here are a few ideas: Listen to podcasts Create a music playlist specifically for the commute Carpool with a friend Meditate using mobile apps Read or listen to an audiobook. Looking to buy a home for a better work commute? Contact us! If moving closer (or even further away) from work is on the horizon, get started by seeing how much you can afford. Apply today for a home loan and get your home-buying questions answers by a mortgage expert. #### Pillar 1: Leadership & Mindset Discipline Trumps Motivation: Build Your Edge Every Single Day4:45 AM. Raining outside. Warm bed. Zero motivation.I got up anyway.Not because I wanted to — but because discipline doesn’t ask for feelings. It demands action.Discipline in leadership isn’t glamorous. It’s not loud. It doesn’t trend on social media. But it’s the edge that separates real operators from seasonal starters. From flashy talkers. From the comfortable crowd.At Future Home Loans, discipline is our real compounding advantage. We’ve built this company — and this culture — not on emotion, but on execution.Work Harder or Smarter? Why Not Both?This industry loves false choices. Work harder or work smarter. Build culture or drive numbers. Scale fast or stay ethical.Wrong. I don’t choose. I dominate both.“Work harder or smarter? Why not try both?”Discipline is how you hold that duality:You show up early and you innovateYou lead meetings with empathy and clarityYou prioritize people and numbersYou crush reps and rethink systemsThat’s how you build something that lasts.You can’t out-motivate chaos. But you can out-discipline it — daily.The Standard Is the Standard — No Matter WhatA lot of people confuse discipline with burnout. It’s the opposite.Burnout happens when you try to operate without standards. When you react instead of plan. When you say “yes” too much and mean it too little.Discipline is what protects you from that.“The standard is the standard.”And I don’t move it depending on how I feel.That means:You respond to partners fast, even when you’re slammedYou prep your pipeline every morning, even when you’re booked solidYou lead your team with consistency, even when the market’s shakyAt Future, our 7 Bridges aren’t poster values — they’re operational truths. And “Win the day. Do it today.” isn’t a nice phrase — it’s the only way we scale.Consistency Over Flashy MotivationMotivation is easy when the numbers are up.Discipline kicks in when your phone’s cold, your deals are tight, and your team’s tired. That’s where real leadership shows up. Not in the highlight reel — but in the trenches.“Motion beats meditation.”Do the reps. Review the files. Hold the meetings. Make the calls.You want to build trust with your team? Your market? Your partners?Be predictable. Be visible. Be relentless.Because people don’t follow charisma long-term. They follow character. And character is built in the boring, brutal, beautiful work you do when no one’s clapping.Personal Challenge: Build Your Reps, Not Your ExcusesWant to lead better?Start with this question: Where am I letting comfort dictate my calendar?Then audit your week. Track your output. Look at your pipeline rhythm. Your hiring cadence. Your team comms. Your discipline score.Start where it’s ugly.Build a 30-minute deep work block into your morningsRun a daily huddle even if only 3 people show upFollow up with 10 partners before noon, no matter what“Discipline is the real ROI.”Motivation fades. Emotion lies. But discipline compounds.Let’s build your edge.— Robert #### Prep Your Roof: North Florida Storm Season North Florida, undoubtedly, has many storms. Due to Florida’s large coastlines and warm temperatures, Florida is hit most often by hurricanes and storms! With this comes destruction and sometimes the need for costly home repairs. As we head into hurricane storm season, there are ways that you can prep your roof for the coming season saving you time, money, and a headache later down the road. Roofs are the lifeline of the home, protecting you, your family, and your pricey belongings. It is worth investing in the necessary updates and repairs to keep those things safe, and to ensure that it can withstand extreme weather. Shingle Roofs It is extremely important to know when your roof was initially installed. If you have a asphalt shingle roof, it has an expiration date of 20-25 years from installation till the roof should be replaced. If the roof was installed over existing layers of shingles, it should be replaced after 20 years.  We recommend a yearly evaluation by a roofing professional to ensure there are no lifting shingles, which can sneakily cause leaks, prior to the yearly hurricane season. Add it to your “spring cleaning” checklist! While you may see this as an additional cost, it can save you thousands of dollars in the long run.  If replacing, look into shingles with a stronger wind rating than those of the past. It is also proven that lighter colored shingles do not get as hot as the dark alternative, offering a longer life holding their strength longer.  Metal Roofs Metal roofs are significantly stronger than that of other roofing systems. During high winds, they offer more security of knowing that they should not lift from the hour and bare physical debris damage. The chances of leaks are also much smaller. Metal roofs have a lifespan of 40-70 years! It is still very important to have a roofing professional evaluate your roof, if metal, before storm season. Metal roofing is secured via clips, and even if one clip is loose, a storm could cause major damage.  If replacing, choosing a higher gauge metal for your home’s roof can lead to a more resistant home when storms strike, leading to more resistance to impact and wind damage. Tile and Clay Roofs Out of the three options, a tile roof is proven to be the best choice when it comes to storm proofing your home. They have been tested in the strongest of weather conditions, including hurricane-force winds, rains, hail, and hot-to-cold conditions. They are also naturally fire-proof, and have a lifespan of 50-100 years! While tile roofing is a secure way to help assist with storm proofing your home, it goes without saying that these are heavier and more intense if lifted by hurricane-force winds. It is vital to have your roof regularly checked by a roofing professional to ensure there are no loose tiles, as these can be major projectiles in storms.  There are many different installation options when it comes to tile roofing to secure the tiles to the roof. For homes that are close to the ocean, it is recommended that straps, fasteners, and clips be fabricated from stainless steel to ensure durability from the corrosive effects of salt spray. Storm damage investigations show that for performance problems with tile roofs, the damages were mostly caused due to poor installation. It is important to vet the roofer you decide to utilize, and read previous customer testimonials to ensure that you are getting the best!  In Conclusion If you are not comfortable climbing a ladder to check the conditions of your home’s roof, we do not recommend it. We recommend utilizing binoculars to keep you safe from a fall! If you do decide to climb the ladder, here are some ladder safety tips. If unable to look over your roof independently, get a reputable, highly-rated roofer or home inspector to evaluate your roof for you. #### Pros & Cons To Buying In Today’s Market In 2020’s new environment, fueled by the COVID-19 Pandemic, there are many questions surrounding purchasing a new home in today's market. Is now the right time for you and your family? In this new environment, some find home purchasing easier with more accessibility to digital access, while others find it a more challenging atmosphere to manage.  By taking a look at some pros and cons of the 2020 housing market; you can be the judge on if buying in today's market is for you. Pro’s For Buying In Today's Market Lowest of the Low’s: Rates As a looming economic collapse generated fears of the American public, the Fed dropped rates to historic lows to assist in escaping what some predicted: another Great Recession. By doing so, this made an already unprecedented rate drop further providing home buyers with the potential of having lower monthly mortgage payments. Generally, a lower rate allows home buyers more buying power as well, enticing more individuals to purchase now and not wait.  Going Virtual: With surrounding fears of virus transmission continuing on, there has been major growth for online options when it comes to the home buying process. Whether it be virtual meetings, pre-qualification calls, virtual open houses or walk throughs, even closings, this has allowed for the home buying process to be easier than ever before -- if you’re savvy. This may be viewed as a negative factor for individuals that aren’t as comfortable with technology. However, for those that are, you can take your home buying process on the go with you allowing for minimal schedule disruption.  Need To Sell Your Current Home? There’s no debate that today's 2020 market is a Seller’s dream. Low interest rates have sparked many to purchase, combining that with many shopping the market (especially at lower price points) equal bidding wars on homes offering a “highest and best” offer price. If you’re looking to sell your current home prior to purchasing a new home, today’s market offers you a large potential equity if you’ve lived in your current home for a few years. This may allow you to have deeper pockets when it comes to purchasing your next home, combined with the current historically low interest rates, may have an outcome of a larger home with a lesser monthly payment than what you were experiencing in your previous home. Not to mention, as homes go quickly off the market, the lack of inventory means existing homeowners have the opportunity to have minimal obstacles when selling their current homes and getting into new ones. Con’s For Buying In Today's Market Stricter Credit Guidelines for Certain Buyers: Although we’ve seen rates dropping to historic lows, the continual trend of instability when it comes to employment has banks proceeding with extreme caution. While there are home buying programs, such as FHA, that allow for a smaller credit score for the borrower, we’re still seeing stricter requirements when it comes to the home buying process on the lending side. Some requirements include higher credit scores, checking employment continuously throughout the lending process, and sometimes asking for a higher down payment to secure your loan. These requirements may make it more uncomfortable and difficult for certain borrowers to obtain the finances they need for home ownership. However, here at Future Home Loans we pride ourselves on having multiple lending opportunities for our borrowers. Unlike big box stores, we shop rates for your financial situation. If all else fails, our expert loan originators can assist in placing you down the path towards home ownership!  Limited Housing Supply: As mentioned in the “need to sell your current home” pro, the housing market is currently a major Sellers market. Buyers with lower budgets may see themselves caught up in “highest and best” bidding wars, and have trouble finding the home that’s just right for them within their budgets (think under $200,000 asking price). A competitive market with lack of high inventory in turn makes for a challenging dynamic for individuals in the market to buy a home within certain budgets. Financial Stability: Ultimately, the decision of whether or not now is the time to capitalize on your opportunity of home ownership falls on many other factors outside of the above. It is smart to assess your financial stability prior to pursuing a monthly mortgage, along with other fees and taxes that come along with home ownership. Property taxes, HOA fees, closing costs, and home maintenance are just a few responsibilities that fall on the shoulders of homeowners; a benefit of renting would be the lack of those three. If you find your bank account and emergency fund not readily available to pay those fees and then some, it may be recommended by some financial advisors to wait.  Is buying in today's market for you? Contact us today to get in touch with one of our local Florida mortgage experts to determine if this move is right for you.  #### Ready to Refinance but Don’t Know Where to Start? Here’s a Simple 3-Step Guide Refinancing your home can be a smart financial move—but if you’re like many homeowners, you may be wondering where to start. With changing interest rates, rising home values, and multiple loan options, refinancing can feel overwhelming at first.The good news? You don’t need to figure everything out on your own.In this guide, we’ll break refinancing down into three simple steps so you can confidently decide whether it’s the right move for you.What Does It Mean to Refinance a Home?Refinancing means replacing your current mortgage with a new one—often to get a lower interest rate, reduce your monthly payment, take cash out, or change your loan term.Homeowners typically refinance to:Save money over timeImprove monthly cash flowAccess equity for renovations, debt consolidation, or life eventsPay off their home fasterStep 1: Know Your Refinancing GoalBefore looking at rates or paperwork, start with your “why.”Ask yourself:Do I want a lower monthly payment?Am I trying to pull cash out of my home equity?Do I want to shorten my loan term and pay off my mortgage faster?👉 Why this matters:Your goal determines the type of refinance that makes sense. A cash-out refinance, for example, works very differently from a rate-and-term refinance.AIVO Tip:Search engines and AI assistants prioritize intent-based answers. Clearly defining your goal helps you—and your lender—get more accurate recommendations.Step 2: Check Your Key NumbersYou don’t need perfect credit or exact figures, but having a general snapshot helps set expectations.Here are the three numbers that matter most:1. Your Current Interest RateCompare your existing rate to today’s market. Even a small reduction can lead to significant long-term savings.2. Your Home’s Estimated ValueRising home values mean you may have more equity than you think—which can improve your refinance options.3. Your Credit ScoreYour credit score influences:Interest rate eligibilityLoan program optionsClosing costs💡 Pro Tip:You don’t need to guess. A mortgage professional can review these numbers for you quickly and accurately.Step 3: Talk to a Refinance ExpertOnline calculators are helpful—but they don’t tell the whole story.A refinance expert can:Break down your options in plain languageRun real numbers (not estimates)Explain costs, savings, and break-even pointsHelp you avoid refinancing when it doesn’t make senseAt Future Home Loans, our approach is simple:clarity over pressure, strategy over sales.Is Now a Good Time to Refinance?The best time to refinance depends on your situation, not just headlines or rate trends.Refinancing may make sense if:You can lower your rate or paymentYou need access to home equityYour financial goals have changedYou want more stability or flexibilityThe only way to know for sure is to review your options with a professional who understands the full picture.Ready to See If Refinancing Makes Sense for You?If you’re ready to refinance but unsure where to start, we’re here to help.. #### Reasons to Refinance When Rates are Rising In previous posts, we talked about the current rise in mortgage rates and whether it's still a good time to buy a home (yes it is!).This week, we want to focus on refinancing and whether you should consider it in this market. While it may not be the right time to refinance for all homeowners, some situations make it the ideal time to refi. Here are a few scenarios where refinancing your mortgage makes sense even during times of rising rates.Not sure if you fit these situations? Need personalized answers? Contact us for expert mortgage assistance!Five Scenarios That Suggest Now Is the Right Time To Refinance 1. Your ARM is due to reset soonIf your adjustable rate mortgage is due to reset within the next year or so, switching loans now could save quite a bit. Whether switching to a fixed-rate mortgage or another ARM, changing your about-to-expire ARM means that your rate is guaranteed for a longer time, despite market fluctuations.2. You want to consolidate loansStudent loans, medical bills, and credit cards typically have higher interest rates than even the highest mortgage rates. If you are looking save money by consolidating your loans into a lower interest rate mortgage, refinancing can make it happen. You'll also have the convenience of getting rid of multiple payments. Sometimes the additional cost comes from accidentally missing a payment, resulting in late fees.3. Your credit improvedIf your credit score has increased since you first got your original mortgage, then refinancing could make sense. The best rates and loan programs are often reserved for those with favorable credit scores. So if you weren't able to qualify for a special home loan program before, you could be eligible now!Depending on when you first got your loan, there could be new programs now that didn't exist before. This is often the case in the mortgage industry --new home loan programs are available and eligibility standards adjust as the market and regulations change.4. Your income has increasedIf your income has increased since you last qualified, your debt-to-income ratio has likely also changed. More disposable income with little to no difference in your debt makes you much less of a "credit risk." And just like the above scenario, you'll likely qualify for mortgage programs this time around that you didn't before.So if you've gotten a raise, your spouse has gotten a raise, or if you changed employment where you earn more, then refinancing your current mortgage may be right for you.5. Your home is located in a "hot market" areaIf you live in an area where property values are rising, and you want to use your home equity, then you'll want to consider a cash-out refinance. Remember that property is an investment and the "earnings" from rising home values is often your best option when you need cash. Use the money to make home improvements, help pay for your children's college tuition, start up a business, or anything else where a lump sum is needed.Everyone’s financial situation and goals are different, and truthfully, it may not be in your best interest to refinancing your loan at this time. Contact us today for an honest, fast, and personalized refinancing assessment. #### Refinance: 5 Ways It Can Change Your Financial Future Refinancing.  You may find it to be top of mind for you if you own a home.  Does the idea of lower interest rates spark your interest? How about a cash-out refinance, giving you some financial freedom to pay down debts or finance that home improvement project? Loan refinancing allows borrowers to take advantage of current rates by taking out a new loan to pay off an outstanding loan. With Conquest mortgage conventional mortgage refinance rates in Florida sitting between 2.5-2.99%, and VA refinance rates at 2.25%-2.375%, now more than ever is the time to capitalize on the refinance opportunity.  Why would you refinance your mortgage, and take advantage of low rates? Borrowers typically refinance for a few reasons: to cash-out their equity to pay for a home improvement project, to shorten the term of their mortgage, convert their current mortgage type, to take advantage of lower interest rates than they had seen at the time of their current loan conditions, and also to reduce their monthly payment amount. Here are 5 reasons why you should refinance your mortgage with Conquest.  FREE CONQUEST REFINANCE QUALIFIER START SAVING NOW Lower Monthly Payments With a lower interest rate, you can anticipate a lower monthly payment. Especially so if your refinanced mortgage has the same pay-off date as your previous mortgage. If your goal is to make your monthly payment as low as possible, you also have the option to extend your payoff date to later than originally anticipated.  Change Your Loan Term Is your goal to pay off your mortgage sooner? Refinancing may get you there faster. With this option, it may be likely that you pay less monthly in interest (depending on your current rate versus the rate at time of refinance), but you can expect for your monthly mortgage payments to rise with a shortened term. Cash-Out Funds When using a cash-out refinance method, you will receive a check at closing for the difference between your previous mortgage and your new one. With this, there are no restrictions on how you spend this money. Something to keep in mind: cash-out refinance replaces your current mortgage with a new mortgage, higher than your original outstanding balance. You withdraw the difference on the two; this being the check received at closing. If your financial goal is to pay down your mortgage faster, this is not the best option for you.   Lock In More Predictable Costs Do you currently have an ARM (adjustable rate mortgage)? If so, you understand the complexity of varying monthly payments. With refinancing, you can alter your mortgage type to a fixed-rate mortgage. With a fixed-rate mortgage, you can pay with ease knowing that your monthly payments will not vary month-to-month.  Lower Rates + Monthly Payments Do you have some financial goals that require extra monthly cash? Locking in lower rates may provide you with a lower monthly payment freeing up extra cash to meet those financial goals.  The Conquest program is exclusive to mortgage brokers, meaning no bank, retail lender, or even credit union can offer these rates to home buyers or those ready to refinance. Ready to get started, and looking for a mortgage lender in Georgia, or Florida, that offers these exclusive Conquest rock-bottom rates? Look no further than Future Home Loans! Located in Duval County, Florida, Future Home Loans is ready to move you forward with rates as low as 2.5-2.99% on Conventional loans and refinance, and 2.25-2.375% on VA loans and refinance. Now is the time to change your financial forecast! #### Refinance? Is it too soon? How long should I wait? Rates are HISTORICALLY low!  Now you're asking yourself, is it a good time to refinance?  Even if you just purchased your home within the last year, it might be feasible to refinance now and lock in at a lower interest rate.  Refinancing can help you lower your payment, shorten your mortgage duration (possibly move from a 30 to a 15 with very little increase to your monthly payment) or pull out some cash to pay for that boat you’ve always wanted. This blog will outline some details but remember all you really have to do is call one of our helpful loan officers!  Find our contact info at www.future.loans. What is refinancing, and why would one do it? Without making it too complicated, it's replacing one's existing mortgage with another mortgage - changing the time frame and/or interest rate. Here are some examples: tapping into your home's equity, taking advantage of a better rate, removing mortgage insurance and/or paying off your mortgage faster by shortening the term of the loan.    Considering refinance? Things a loan officer will ask you When refinancing, you must consider how long you plan to be in the home. Depending on that answer you will need to evaluate if the interest rate break-even period will make sense for your family. Don’t worry, our loan officers will go through these things with you. Typically there are closing costs associated with refinancing, and if you are not going to be in the home for an extended amount of time (usually at least 2-3 years), refinancing might not be for you. This all depends on the interest rate you choose and how high your current mortgage interest rate is currently. If your rate is on the higher end, the break-even period will be less. Your credit score is also important when refinancing shortly after your home purchase. If your score is still recovering from the previous loan, it may be best for you to wait. Check with our helpful staff and they can easily list out the pros and cons of refinancing.  How soon after I’ve purchased my home can I refinance? Although technically there are no prepayment penalties, you may have some restrictions that you’re unaware of on your current loan.  If you’ve closed recently, your wallet may still be feeling the pains of your down payment, home improvements or purchasing items for your new home.  Here are some mortgage refinance rules and time frames to consider: Cash-out refinances: borrowing extra funds against your home equity, typically has a six month waiting period (and you most likely do not have that much equity invested in that time frame anyway!).Mortgage forbearance (or had your original loan restructured to allow you to skip or temporarily reduce monthly payments): you may be required to wait up to 24 months before refinancing. This all depends on the servicer & if anything changes in the guidelines - some lenders are also requiring you be up to date on payments AND have made up to 3 consecutive payments after forbearance to be eligible.If you have an FHA loan and you want to refinance it with an FHA Streamline Refinance: you’ll be asked to wait 210 days from the original closing date.It is easier to qualify for a straightforward rate and term refinance which rarely has a waiting period.If your current mortgage rate is only slightly higher than today’s rate, even a small drop can benefit you as long as you plan to be in the house long term.Some loan products have penalties for prepayment if you refinance your loan within the first three to five years.  If you are looking to refinance, or have any questions regarding a mortgage, our Future Home Loans team is here to help! Currently, rates are as low as 2.5% on 30-year fixed loans (rates are based on credit, debt to income ratios, property type and other factors). There are some exclusions so please reach out to us today to discuss your specific situation and the best options for YOU! *The principal and interest payment on a $200,000 30-year Fixed-Rate Loan at 2.875% and 80% loan-to-value (LTV) is $829.78. The Annual Percentage Rate (APR) is 3.097% with estimated finance charges of $5,600. The principal and interest payments do not include taxes and home insurance premiums, resulting in a higher actual monthly payment. Rates current as of 05/12/2020. The APR is calculated using the Actuarial Method. #### Rising Rates: What Does This Mean For You? The rollercoaster of rates over the course of the last 2 years has been nothing short of eye catching. In 2020, mortgage rates were dropped in response to COVID-19 by the Federal Reserve. Since this time, rates have slightly edged up, but are still near historic lows. It has greatly benefited first time homebuyers and well-versed home owners alike in more ways than one: but has the onset of rising rates brought this joy ride to an end, and what is the light at the end of the tunnel looking like?  The move made by the Federal Reserve in 2020 to drop rates was made to support borrowing on home loans (along with other loans) – this led to an uptick in demand for mortgage applications and loans. By December of 2020, Freddie Mac was reporting average mortgage rates hitting the mid-2’s. As demand continued to expand into 2021, we saw record low averages in the 2%’s in January of 2021.  Mortgage experts expect rates to continue to climb from the all-time low achieved in January of 2021, but to what extent? As we continue to watch inflation climb, we can anticipate the Federal Reserve to raise rates in a move to rein in growing inflation; high inflation reduces buying power of currency. Along with national inflation, other factors that impact rates include economic health, supply and demand, and the federal reserve monetary policy. While all numbers are strictly estimates, mortgage experts at this time anticipate rates ranging from 3% to 4% by the end of 2022.  Keep in mind that these estimates are still noticeably historic lows. In years past, in 2019 for example, 3.6% was seen as the record low average for the year. This means it is still a great time to buy or refinance! If you are planning to buy or refinance in 2022, you are most likely watching the market closely. With home prices still rising, it makes sense to lock in the current rates and current home prices if you can afford to do so. As rates rise, and home prices increase, a few months of waiting to see if the market drops could mean hundreds of extra dollars in interest per month. The Bottom Line There's a lot of numbers in the news these days. Some are rising, some are falling, and some are unpredictably bouncing back and forth in between. Lucky for us, rates aren't doing anything drastic, but the needle is moving. Rates are slightly rising, and here's a few things to keep in mind: 1. First it's important to acknowledge that rates have been historically low so no need to panic. Rates might rise a smidge, but will still be considered very low. 2. It's predicted that home prices will continue to rise, but higher interest rates could help slow that rise pace compared to the pace home prices rose in 2021. 3. If you're in the business, sales may shift from refinances to new home buys or from refinances to cash-out refis.  Hire A Pro Finding the right financial move can be stressful – here at Future Home Loans, we are mortgage brokers. A broker acts as an intermediary, helping you identify the best lender for your situation and puts together all the information needed for the mortgage application. The benefit of using a broker is that we do the “shopping” for you.  We shop multiple lenders to find the lowest rates and costs (More lenders = more competition = lower rates.). We have relationships with several lenders who offer a wide variety of programs with minimal or no overlays (tighter lender-specific requirements). What are you waiting for? Contact us today; our experts are waiting for you. #### Save Money With A Mortgage Broker! If you're in search of assistance when navigating the maze of loan options, identifying the most favorable interest rates, or surmounting complex borrowing hurdles, a mortgage broker can be your guiding light. While you can certainly embark on the journey of securing a home loan independently, a mortgage broker effectively serves as your matchmaker, connecting you with the ideal lender tailored to your specific needs. Before you contemplate heading to a prominent bank, a credit union, or a private lender, here's what you should acquaint yourself with regarding the process of working alongside a mortgage broker: What Is a Mortgage Broker? Distinguished from mortgage lenders, a mortgage broker does not provide the actual funding for loans but plays a pivotal role in locating the perfect lender to suit your financial circumstances. These licensed and regulated financial experts serve as intermediaries, bridging the gap between borrowers and lenders. One key advantage of working with a broker is their access to a diverse array of lenders, potentially granting you a broader spectrum of loan products and terms compared to approaching a direct lender. However, it's important to note that engaging a broker doesn't automatically guarantee the most favorable deal; you must still diligently compare the terms and conditions of various loan offers. While brokers can initiate loan applications and facilitate the approval process, ultimately saving you precious time, they do not finalize mortgage transactions themselves. Once you've identified an ideal lender, your mortgage broker will assist you in compiling the necessary documentation, forwarding it to an underwriter, and arranging for a home appraisal. Upon receiving clearance for the closing process, the mortgage broker begins preparations for the closing day. What Are the Benefits of Engaging a Mortgage Broker? Utilizing a mortgage broker can streamline the home-buying process, saving you time and reducing stress by identifying and assessing loans while managing the intricacies of securing a mortgage. Brokers handle paperwork, coordinate with relevant parties, and ensure a smooth underwriting process, potentially expediting your loan approval. Moreover, brokers provide access to a diverse range of lenders, loan options, and interest rates. In fact, they may have access to special rates that are more favorable than those available directly from lenders. Additionally, brokers can advocate for reduced or waived mortgage fees, potentially saving hundreds or even thousands of dollars. They also offer insights into your affordable housing options and the likelihood of loan approval. For individuals facing challenging financial circumstances, such as those with less-than-perfect credit or irregular income, brokers can be invaluable. They are well-versed in lenders that accommodate nontraditional borrowers and can pinpoint the most suitable loan products and rates. Finally, brokers leverage their industry expertise to help you avoid common pitfalls associated with mortgages. Who Should Consider a Mortgage Broker? You may find working with a mortgage broker beneficial if: You lack the time or patience for the mortgage application process and seek a quick home loan approval. Your credit isn't excellent or you're self-employed, making it challenging to find suitable mortgages; a broker may have access to more tailored loan options. You desire assistance in negotiating or reducing mortgage fees. You seek guidance throughout the loan process. You wish to leverage a broker's network of lenders. You aim to secure a lower interest rate than what is commonly advertised, and a broker may have access to special rates. #### Scary Rates? Here’s the Fix — And Why Now’s the Time to Shop! The Fear Is Fading: Rates Are Finally Improving After months of spooky headlines about “scary” mortgage rates, there’s finally a reason to smile — rates are trending down across the country, including right here in Jacksonville and the First Coast. This shift means opportunity. As rates improve, your buying power increases, and smart homebuyers are getting pre-approved now before the spring surge hits.  Whether you’re a first-time buyer, upgrading to your dream home, or wondering if a refinance could save you money — this is the time to check in on your mortgage strategy.  The Homebuyer Check-Up: See If Your Rate Has Improved At Future Home Loans, we offer a complimentary Homebuyer Check-Up — a personalized rate review to help you see how today’s market compares to your current loan or preapproval. If you bought when rates were higher, your Homebuyer Check-Up can uncover opportunities to:  Lower your monthly payment through a refinance  Remove PMI (private mortgage insurance) as your home’s value rises  Shorten your term and pay off your mortgage faster If you’re still shopping, your Check-Up shows: How much more home you can afford with today’s improved rates Whether a seller credit or temporary buydown can lower your payment even further What it takes to lock in a great rate before buyer demand returns  You don’t need to wait for rates to “crash” — smart buyers act while competition is low.  Why Now Is a Smart Time to Buy  Mortgage rates and home prices rarely fall at the same time. When rates drop, demand typically spikes — and so does competition. By acting now, homebuyers can: Negotiate better deals before multiple offers return Use seller credits to buy down your rate Shop calmly instead of rushing against other buyers later  Your Fix: Strategy Over Fear At Future Home Loans, we don’t just quote rates — we build personalized strategies for every borrower. We’re a veteran-owned, locally rooted mortgage brokerage serving Jacksonville and beyond. With deep community ties and over 3,000 five-star reviews, our mission is to make homeownership approachable, transparent, and stress-free. When you reach out for your Homebuyer Check-Up, we’ll: Review your rate and current loan details Explore refinance, purchase, or buydown options Compare programs (VA, FHA, USDA, Conventional) Build your personalized mortgage strategy  Ready for Your Homebuyer Check-Up? Don’t let old rates haunt your future.Rates are improving, and opportunities are opening up across Jacksonville.Let’s find your fix — and your best rate.  Schedule your free Homebuyer Check-Up today at https://future.loans/secure-your-financing/  FAQ: “Scary Rates” — Answered Q: Are mortgage rates really improving?Yes! Rates have been easing in recent weeks, giving buyers renewed confidence and increased affordability. Q: Should I wait until rates drop even more?Not necessarily. When rates dip, buyer competition spikes — and home prices can rise again. Acting now lets you buy while competition is low and refinance later if rates fall further. Q: What’s included in a Homebuyer Check-Up?It’s a quick, no-obligation review of your mortgage or preapproval. We compare your rate, payment, and options to today’s market to see if you can save. Q: Is now a good time to buy in Jacksonville?Yes — inventory has improved, seller concessions are available, and rates are trending down. It’s a prime window before the spring rush returns. #### See It. Do It. Why Action Beats Everything. There's a mindset that separates high performers from everyone else: See Shit. Do Shit.Most people see a problem, talk about it, schedule a meeting, make a plan-and then never execute. High performers see the same problem and just handle it. No drama. No delay. No excuses.Action Is the Only Thing That Moves the NeedleIdeas don't make you successful. Execution does.You can have the best strategy in the world, but if you're waiting for the "perfect time," you'll lose to someone who just started. Success rewards the doers, not the talkers.When you operate with a See It-Do It mindset, you stop wasting time debating the obvious. You fix the small things before they become big things. You create momentum instead of waiting for it.Speed Creates OpportunitiesOpportunities move fast. The deal you sit on today is the deal your competitor closes tomorrow.When you act quickly, you:Build trust-because people know you execute.Gain momentum-because progress feeds progress.Beat hesitation-because action kills fear.Every time you do the thing in front of you, you make it easier to take action the next time. You're training yourself to move.Stop Waiting for PerfectPerfect is the enemy of done.Leaders don't need more "someday" projects. They need people who take ownership-who see what needs to be done and do it now.Ask yourself:What's sitting on my to-do list that I could just knock out right now?What conversation am I avoiding that would take 5 minutes to have?What decision am I delaying that's slowing my entire team down?Be the Person Who ExecutesExecution is a competitive advantage. Most people overthink, overplan, and overcomplicate.The best leaders don't. They see it. They do it. Then they move on to the next thing.That's how you build trust. That's how you build momentum. That's how you win.Because at the end of the day, talk doesn't move the ball forward. Action does. #### Selecting The Right Loan Officer  Finding the perfect home is only half the battle—selecting the right loan officer can make or break your mortgage experience. In today's digital age, savvy borrowers are using online platforms and search tools to identify mortgage professionals who specialize in their specific lending needs and local markets.The loan officer you choose will guide you through one of the largest financial decisions of your life. Their expertise, communication style, and industry connections can mean the difference between a smooth closing and a stressful nightmare. Here's how to find a mortgage professional who truly understands your unique situation and can deliver results.1Research Their Specialization and Track RecordNot all loan officers are created equal. Some excel at first-time buyer programs, while others specialize in jumbo loans or investment properties. Start by identifying professionals who have demonstrated expertise in your specific loan type and price range.Look for loan officers who actively work in your target market area. Local expertise matters because lending requirements, property values, and closing procedures can vary significantly between regions. A loan officer who regularly closes deals in Jacksonville will navigate local appraisers, title companies, and municipal requirements far more efficiently than someone based across the country.2Evaluate Their Digital Presence and ReviewsToday's top loan officers maintain professional online profiles that showcase their expertise and client success stories. Check their LinkedIn profiles, company websites, and review platforms to gauge their reputation and communication style.Pay attention to how they respond to online reviews, both positive and negative. A professional who takes time to address concerns thoughtfully demonstrates the kind of customer service you can expect throughout your loan process. Look for consistent themes in reviews about responsiveness, expertise, and problem-solving abilities.3Ask the Right Questions During Initial ConsultationsSchedule phone calls or meetings with your top candidates before making a decision. A quality loan officer will welcome the opportunity to discuss your situation and explain their process. Ask about their typical timeline from application to closing, and how they handle potential complications.Inquire about their current workload and availability. An overloaded loan officer might struggle to give your application the attention it deserves, especially if you're working with a tight closing deadline. The best professionals will be honest about their capacity and set realistic expectations from the start.4Understand Their Fee Structure and Lender NetworkTransparent loan officers will clearly explain their compensation structure and any fees you'll be responsible for. They should provide detailed loan estimates that break down all costs associated with your mortgage. Be wary of anyone who seems evasive about fees or pushes you toward higher-cost loan products without clear justification.Ask about their lender relationships and whether they work with multiple funding sources. Loan officers with diverse lender networks can often find better rates and terms by shopping your application to various institutions. This flexibility becomes especially valuable if your financial situation has unique aspects that might challenge some lenders.5Trust Your Instincts on Communication and CompatibilityBeyond technical expertise, consider whether you feel comfortable working with this person for the next 30-45 days. Your loan officer should explain complex mortgage concepts in terms you understand and be patient with your questions. They should proactively communicate important updates rather than leaving you wondering about your application status.The best loan officers view themselves as your advocate throughout the process. They should be willing to fight for your interests when challenges arise and work creatively to find solutions that keep your transaction on track.73%of borrowers who worked with specialized loan officers reported faster closing times🎯Program ExpertiseSpecializes in your specific loan type (VA, FHA, conventional, jumbo). Can explain program benefits and requirements clearly. 📍Local Market KnowledgeActively works in your area with established relationships among appraisers, title companies, and real estate agents.📱Communication StyleResponds promptly to calls and emails. Uses technology to keep you updated throughout the process. 🏆Professional CredentialsLicensed in your state with relevant certifications. Member of professional organizations like NMLS.💡Pro TipRequest references from recent clients who had similar loan types and circumstances. A confident loan officer will readily provide contacts who can speak to their expertise and service quality.⚠️Red Flags to Avoid✕Promises rates that seem too good to be true without reviewing your financial details✕Pressures you to move forward immediately without time to review loan documents✕Cannot provide specific examples of recent closings similar to your situation✕Avoids questions about fees or seems unclear about the loan process timelineReady to Connect with Jacksonville's Top Loan Officers?Our experienced team specializes in local markets and diverse loan programs to match your unique needs.Start Your Application → #### Self-Employed Borrowers: Two Success Stories That Prove Expertise Matters The Hidden Trap for Self-Employed BorrowersIf you’re self-employed, getting approved for a mortgage can feel like climbing a mountain with a calculator in hand. Many applicants get denied not because they can’t afford the home—but because their true income picture isn’t accurately represented.As Loan Officer Cherie Ford explains:“The #1 mistake self-employed borrowers make is not looking for debts being paid by the business that could be verified with 12 months of bank statements. If you don’t omit those and are only using net profit from tax returns, you’ll kill the DTI.”For entrepreneurs and business owners, many expenses listed under personal credit—cars, insurance, credit cards—are actually paid by the business. If your lender doesn’t verify that correctly, it artificially inflates your debt-to-income ratio (DTI) and could mean the difference between approval and denial.That’s where experience and attention to detail matter most.How Future Home Loans Helped Save a $48,000 DepositAnother real-life example comes from Loan Officer Travis Underwood.“I had a client who put down a $48,000 deposit with a builder after being told by a large bank that they could do the deal. The bank collected tax returns, submitted the file, and it sat with an underwriter for over 30 days before being declined. The borrower was in danger of losing his deposit.”When the borrower was referred to Travis, time was critical. Using an asset-based lending program through CHANGE, Travis was able to get the loan approved and closed on time, saving the borrower’s home—and their hard-earned deposit.“He almost lost everything because a big bank steered him wrong,” Travis said. “Future Home Loans stepped in and saved the day.”Why These Stories Matter Knowledge of Self-Employed Guidelines — Knowing how to correctly calculate income from tax returns, bank statements, or profit-and-loss statements. Access to Specialty Programs — Asset-based and bank-statement loans can provide flexible solutions for business owners. Speed & Communication — A responsive team that understands timelines and builder requirements can make all the difference.Whether you’re a business owner, freelancer, or contractor, working with a mortgage expert who understands self-employed borrowers isn’t optional—it’s essential. Local Expertise You Can TrustFuture Home Loans is a veteran-owned mortgage brokerage with offices throughout the Southeast, including Jacksonville Beach, St. Augustine, and Charleston, serving clients across 14 licensed states.Our loan officers specialize in complex borrower profiles—especially self-employed clients who need an advocate who knows the rules, the exceptions, and the opportunities.Thinking of buying or refinancing?Schedule a Homebuyer Check-Up to see what programs fit your business and personal goals. FAQQ: Can I qualify for a mortgage if I’m self-employed but don’t show much net income on my tax return?A: Yes. Lenders can use bank-statement programs or asset-based loans to calculate income more accurately if your business has strong cash flow.Q: What’s the difference between using a big bank and a mortgage broker like Future Home Loans?A: Brokers have access to multiple programs and lenders—offering flexibility and speed that traditional banks can’t always match.Q: How do I know if debts can be omitted from my DTI?A: If your business has paid the debt consistently for at least 12 months and it can be verified through bank statements, it may qualify to be excluded from your personal DTI. #### Start the New Year Right: Why Working With Our Mortgage Brokers Matters Start the New Year Right: Why Working With Our Mortgage Brokers MattersThe start of a new year is often filled with big goals — and for many people, buying a home is at the top of the list. While it’s easy to think homebuying starts when you’re scrolling listings, the truth is that the most successful buyers begin with planning. That’s where working with our mortgage brokers at Future Home Loans makes all the difference.Why Early Planning Is KeyStarting your homebuying journey early in the year gives you flexibility. When you work with a Future Home Loans mortgage broker, you’re not pressured by deadlines or emotions — instead, you gain clarity and direction.Early planning allows you to:Review your credit and financesUnderstand loan options and requirementsSet clear savings goalsCreate a comfortable timelineThe Value of Our Mortgage BrokersOur mortgage brokers work with multiple lending partners to find options that fit your unique situation. A Future Home Loans mortgage broker helps you:Compare loan programsUnderstand down payment and closing cost expectationsPrepare for pre-approvalAvoid common first-time buyer mistakesInstead of guessing, you’re guided by experience and insight.Thinking Ahead FinanciallyPlanning early with our mortgage brokers also helps you think strategically about future funds. Throughout the year, buyers may receive bonuses, grow their savings, or receive a tax refund. Depending on loan guidelines, these funds can often be used toward:Closing costsInspections or appraisal feesRequired reservesKnowing how and when to use these funds is something a Future Home Loans mortgage broker can help you plan for well in advance.Start the Year With ConfidenceHomeownership doesn’t start with an offer — it starts with a plan. By connecting with our mortgage brokers at Future Home Loans early in the year, you give yourself time, clarity, and confidence before stepping into the market.If buying a home is one of your goals this year, the best first step is simple: start the conversation.Future Home Loans is here to help you plan smart and move forward with confidence. #### The Buy-Before-You-Sell Advantage In the dynamic realm of real estate, timing often plays a pivotal role in securing your dream property. Imagine finding your perfect home nestled in a picturesque neighborhood, only to realize that you still need to sell your existing property. Fret not! The "buy before you sell" program emerges as a beacon of opportunity in such scenarios, offering a flexible solution to navigate the intricacies of property transactions.What is the Buy Before You Sell Program?The buy-before-you-sell program is a financial arrangement designed to empower homebuyers by giving them the means to purchase a new property before selling their current one. It alleviates the stress of securing a new home and offloading the existing one. It enables individuals or families to bridge the transition gap seamlessly.How Does it Work?The mechanics of the program are relatively straightforward. Here's how it typically unfolds:Financing Assistance: Buyers receive financing, often in the form of a short-term loan or line of credit, to facilitate the purchase of a new property.Equity Utilization: The financing is secured against the equity in the buyer's existing property, providing a safety net for lenders.Smooth Transition: With the financial backing in place, buyers can confidently proceed with purchasing their new home without waiting to sell their current property.Post-Sale Settlement: Once the existing property is sold, the proceeds are utilized to pay off the loan or line of credit obtained through the buy-before-you-sell program.Benefits of the Buy Before You Sell Program1. Seize Opportunities:Market Dynamics: In competitive real estate markets, properties often fly off the shelves within days. The program empowers buyers to act swiftly without the constraint of waiting for their current property to sell.Access to Prime Properties: By eliminating the need to wait for a sale, buyers can explore a broader spectrum of properties and capitalize on lucrative opportunities that align with their preferences and budgets.2. Seamless Transition:Reduced Stress: Juggling between buying and selling properties can be daunting. The program streamlines the process, offering a seamless transition from one property to another.Smooth Relocation: Whether moving to a new city or upgrading to a larger home, the program facilitates a hassle-free relocation experience for homeowners.3. Flexibility and Convenience:Customized Financing: Lenders often tailor the program's terms to suit buyers' unique needs, offering flexible repayment options and competitive interest rates.Enhanced Negotiating Power: Armed with financing, buyers possess stronger negotiating leverage, enabling them to strike favorable deals in the real estate market.4. Strategic Planning:Strategic Timing: The program empowers buyers to strategize their property transactions effectively, allowing them to capitalize on favorable market conditions and maximize returns on investment.Staged Move-In: Buyers can orchestrate a staged move-in process, ensuring a seamless transition from their current property to the new one without the pressure of tight timelines.The buy-before-you-sell program emerges as a game-changer in real estate, offering a lifeline to buyers navigating the complexities of property transactions. With its inherent flexibility, convenience, and strategic advantages, the program unlocks opportunities for homeowners seeking to embark on a new life chapter.In the ever-evolving landscape of real estate, embracing innovative solutions like the buy-before-you-sell program paves the way for a seamless transition. It empowers buyers to transform their homeownership dreams into reality. Interested in this program or have more questions? Reach out to us! #### The Case for Homeownership Over Renting In the age-old debate of buying versus renting, one argument consistently stands out: homeownership can be a powerful tool for building wealth. While renting provides flexibility and freedom from specific responsibilities, it's often overlooked how owning a home can significantly contribute to your net worth over time.According to recent data, homeowners' net worth is a staggering 40 times higher than that of renters. This isn't just a random statistic; it reflects the tangible benefits of owning a piece of real estate. Not only do homeowners enjoy the pride of ownership, but they also have the opportunity to leverage their property as an asset that appreciates over time.Consider this: our internal case study on clients of loan officers who purchased homes between 2017 and 2022 revealed some eye-opening figures. The average purchase price of these homes was $384,000, but just a few years later, the average Zestimate (a home value estimate provided by Zillow) had risen to $467,000 as of April 8, 2024. That's an impressive $82,000 increase in average home value appreciation, representing a substantial 29.8% rise in value.What does this mean in practical terms? Let's break it down further. Over the last decade, the average homeowner earned more than $100,000 in equity. Equity is the portion of your property that you truly own beyond what you owe on your mortgage. As your home's value appreciates and you pay down your mortgage, your equity grows, serving as a valuable asset in your overall financial portfolio.But it's not just about the numbers on paper. Owning a home provides stability and security for you and your family. It's a place to put down roots, create memories, and build community. Additionally, homeownership offers various tax benefits, including deductions for mortgage interest and property taxes, which can further enhance your financial situation.Of course, homeownership isn't without its challenges. It requires financial discipline, long-term commitment, and the ability to handle unexpected expenses that may arise. However, for many, the potential rewards far outweigh the risks.In conclusion, while renting may seem like the more convenient option in the short term, it's essential to consider the long-term implications for your financial future. By investing in homeownership, you're not just buying a place to live – you're investing in your net worth, stability, and future prosperity. So, if you're ready to leap into homeownership, remember that the benefits extend far beyond the walls of your new abode, and we know a great team to assist you on the journey!  #### The Future Has Landed In North Carolina: Our Growth & Expansion Future Home Loans, the industry's fastest growing veteran-owned and operated local Mortgage Brokerage in the Southeast, has officially arrived in North Carolina. Operating first out of the city of Charlotte, Future Home Loans brings with them award-winning customer service and a passion for changing the common mortgage experience.  Future Home Loans has flourished in its home state of Florida and has now officially expanded into major cities in North and South Carolina, Georgia, Virginia, Tennessee and Alabama. While these new branches will conduct business under the umbrella of the Future Home Loans company, they will operate at a local level and will actively participate in community events, support local charities, and partner together with the area's top real estate professionals.  Drawing from years of experience in corporate mortgage lending, Rob Lynn and Nick Walker founded Future Home Loans in 2017 with intentions of reinventing the antiquated lending process of decades past. The Future Home Loans team is now composed of dozens of industry-leading mortgage brokers, processors, and customer service representatives all throughout the southeast who share in Rob and Nick's dream: to provide a swift and easy home lending process to partners and customers alike. When discussing what sets Future Home Loans apart from the competition President of Sales Andy Fulton, a North Carolina native, says: “We’ve combined our knowledge from working at the nation's largest banks, taken what works, slashed what doesn’t, and created our own custom processes to better suit our customers and our brokers at a more personal level. Handling all of our processing, customer care and marketing in house, and creating personal relationships with multiple top lenders are just a few of the ways we’re able to offer the best products and services in the business.” Future Home Loans was founded in sunny Jacksonville Beach, Florida in 2017. Since then, they have expanded their markets to North and South Carolina, Georgia, Virginia, Tennessee and Alabama. Prior to starting Future Home Loans, their founders and many employees were top producers within the realm of corporate finance and found themselves eager to bring mortgages to a new level. This formulated a brokerage of fellow hard-working and customer-centric loan officers and operations staff. They are locally veteran-owned and operated and continue to set their goals high in the way of expansion and growth. They believe everyone's “future is bright”.  Are you in the mortgage industry, and in search of a company of go-getters that believe a client-first atmosphere is of top priority? Do you describe yourself as a “market leader”? Future Home Loans is currently recruiting in your area, and if you answered “yes”, we implore you to contact our team today to see if Future is a fit for your career path.  About Future Home Loans: At Future Home Loans, you can guarantee that our team of mortgage professionals puts your future first and wants it to be the brightest possible. As a team, we have over 1,000 online 5-star reviews illustrating our founding principles of stellar customer service, low rates, and swift closing times. What sets us above the rest, is the ability to shop at the best possible rates for you. We have access to hundreds of individual loan options, and will guarantee top-notch service and rates! #### The Ins and Outs of Fix and Flip Loans In real estate investment, the fix-and-flip strategy is a lucrative avenue for investors seeking to turn distressed properties into profitable assets. However, undertaking such ventures often requires substantial financial resources and specialized financing options. Enter fix and flip loans, the go-to solution for investors looking to revitalize properties and reap significant investment returns.Fix and flip loans, also known as rehab loans, cater exclusively to investors aiming to purchase properties needing rehabilitation. Typically spanning 12 months, these loans are tailored to keep carrying costs minimal until the property is rentable or ready for sale. The key feature of these loans is the balloon payment due at the end of the loan term, making them a strategic tool for investors aiming to expedite property renovations and maximize profits.One distinguishing factor of fix and flip loans is that they are exclusively available to investors operating through an entity rather than individuals. This setup offers various benefits, including liability protection and potential tax advantages, making it the preferred structure for many savvy investors.Unlike traditional mortgage loans, fix and flip loans do not hinge on stringent borrower qualifications. Instead, lenders primarily assess the viability of the project based on the proposed scope of work and the investor's experience in similar ventures. This investor-centric approach means that seasoned investors often have greater access to financing and may qualify for higher loan amounts, sometimes reaching up to $5 million.Another noteworthy aspect of fix and flip loans is their versatility regarding eligible property types. These loans can be utilized for various residential properties, including single-family residences, 2-4-unit properties, townhomes, and condominiums. Some lenders even extend their offerings to encompass multi-unit properties of up to 25 units, providing investors ample opportunities for diversification and expansion.One of the critical factors influencing the accessibility and terms of fix and flip loans is the investor's experience in the field. Lenders are more inclined to extend favorable terms and higher loan amounts to investors with a proven track record of successful projects. However, even newcomers to the real estate investment arena can secure financing, as some lenders offer options with minimal or zero experience requirements.Navigating the landscape of fix and flip loans can be daunting, given the plethora of lenders and varying terms available in the market.Aligning with a reputable lending partner can significantly enhance the success of your investment endeavors. Working with a seasoned brokerage like Future Home Loans, which collaborates with multiple lenders, ensures access to competitive rates and tailored financing solutions that align with your specific project requirements and financial goals.In essence, fix and flip loans represent a strategic tool for investors seeking to capitalize on the lucrative opportunities inherent in distressed property markets. By leveraging specialized financing solutions, investors can expedite property renovations, minimize carrying costs, and ultimately unlock the full potential of their real estate investments. Whether you're a seasoned investor or just dipping your toes into the world of fix and flips, understanding the intricacies of these loans is paramount to achieving success in this dynamic sector of real estate investment. #### The Mortgage Process Explained: A Step-by-Step Guide for Home Buyers Feeling Lost About How Mortgages Actually Work? You’re Not AloneFor many buyers, the mortgage process feels confusing, overwhelming, and full of unfamiliar terms. Pre-approvals, valuations, unconditional approval - it’s a lot to take in.The good news? The mortgage process is actually very straightforward when broken down step by step - especially when you work with an experienced broker like Future Home Loans (FHL).Here’s exactly how it works.Step 1: Initial Consultation & Financial CheckThe process starts with understanding you.Your mortgage broker will look at:Your incomeSavings and depositExpenses and liabilitiesCredit historyFuture plansAt Future Home Loans, this first step is all about building a clear picture so you’re not overextending yourself - or missing opportunities.Step 2: Loan Options & StrategyOnce your financial position is assessed, your broker will:Compare lendersExplain loan types (fixed, variable, split)Discuss features like offset accounts and redrawRecommend a structure that suits your goalsThis is where brokers add serious value - translating complex options into simple decisions.Step 3: Pre-ApprovalPre-approval gives you confidence when house hunting.It tells you:How much you can borrowWhat your repayments will look likeThat a lender is willing to support your purchaseWhile pre-approval isn’t a guarantee, it puts you in a strong position when making offers.Step 4: Property Search & OfferWith pre-approval in place, you can start house hunting knowing your budget.Once you find a property and make an offer:Your broker confirms the detailsThe lender orders a valuationAny conditions are reviewedFuture Home Loans works closely with clients at this stage to ensure no surprises slow things down.Step 5: Formal ApprovalAfter the valuation and final checks:The lender issues unconditional (formal) approvalLoan documents are preparedSettlement is scheduledThis is when everything becomes official.Step 6: Settlement Day 🎉Settlement is the final step - and the best one.Your lender releases funds, ownership transfers, and you officially become a homeowner.Your broker remains involved right up to this point, coordinating with solicitors, agents, and lenders to ensure a smooth finish.After Settlement: Ongoing SupportA good broker doesn’t disappear after settlement.At Future Home Loans, ongoing support includes:Rate reviewsRefinancing adviceFuture property planningYour mortgage should evolve as your life does.Final ThoughtsThe mortgage process doesn’t have to be stressful or confusing. With the right guidance, it becomes a clear, manageable journey - and even an exciting one.Whether you’re buying your first home or your fifth, Future Home Loans is here to make the process simple, strategic, and tailored to you. #### The No DTI Loan Program Explained Are you dreaming of homeownership but worried that your debt-to-income (DTI) ratio might hold you back? You're not alone. Many prospective homeowners face the challenge of balancing their debt obligations with the desire to own a home. Thankfully, the No DTI Loan Program offers a solution, opening doors to homeownership for individuals who might otherwise be sidelined by traditional lending criteria.What is the No DTI Loan Program? The No DTI Loan Program is designed to simplify the mortgage approval process by eliminating the debt-to-income ratio requirement. Traditional mortgage lenders assess borrowers' DTI ratios to gauge their ability to manage monthly payments. This can be a hurdle for those with significant debt, even with a steady income and strong credit history. The No DTI Loan Program bypasses this requirement, focusing instead on other financial metrics to determine eligibility. Key Benefits ofthe No DTI Loan Program By removing the DTI ratio requirement, this program makes it easier for more people to qualify for a mortgage, particularly those with high student loan debt, medical bills, or other financial obligations. With fewer hoops to jump through, the mortgage application process becomes more straightforward, saving time and reducing stress for borrowers. The program caters to a broader range of financial situations, offering flexibility to those who may not fit the mold of traditional lending criteria. Instead of zeroing in on one aspect of your finances, the No DTI Loan Program takes a holistic view, considering factors such as credit score, employment history, and assets. Who Can Benefit? The No DTI Loan Program is ideal for: Self-employed individuals: Those with variable incomes or who may not meet the traditional income documentation requirements. High debt carriers: Borrowers with significant debt from student loans, medical expenses, or other sources. Strong savers: Individuals with substantial savings or assets but a high DTI ratio. How to Apply Applying for a no-DTI loan is similar to the process for traditional loans but with a few key differences. Lenders will look closely at your financial health, including your credit history, employment status, and assets. Having all your financial documents in order and working with a lender experienced in handling no-DTI loans is crucial. Conclusion The No DTI Loan Program is a game-changer for those who might be hindered by their debt-to-income ratio. It offers a path to homeownership that is more inclusive and accommodates diverse financial situations. If you've been held back by your DTI ratio, consider exploring this innovative loan option and take a significant step towards achieving your dream of owning a home.   At Future Home Loans, we're dedicated to helping you navigate the mortgage landscape and find the best loan options to fit your needs. Contact us today to learn more about the No DTI Loan Program and start your journey to homeownership.   #### The Power of Co-signing Mortgage Loans In the journey of homeownership, the support of family can make all the difference. From assisting a child purchasing their first home to aiding elderly parents in finding suitable housing, co-signing a mortgage loan opens doors to new opportunities. Let's delve into the benefits and possibilities of this familial financial collaboration. 1. Enabling Dreams: For a college-bound student in a bustling university town, owning a home might seem like a distant dream. However, with a family member co-signing the mortgage, doors to homeownership swing open wider. Leveraging programs like FHA loans, where down payments can be as low as 3.5%, families can invest in property for their children, potentially offsetting costs through room rentals. 2. Supporting Loved Ones: When it's time to support elderly parents or family members with disabilities, navigating the complexities of housing and financing can be daunting. Co-signing offers a solution. With conventional purchases, co-signers can provide invaluable assistance in securing financing, ensuring comfortable living arrangements for their loved ones. 3. Gift Funds: Gifts need not only come from family members; they can be sourced from various channels and are often program-specific. These funds serve as a versatile tool, aiding in equity, down payments, and even buy-downs to reduce interest rates for the initial years of homeownership. This flexibility empowers families to explore creative financing solutions tailored to their unique circumstances. 4. Building Equity Together: Co-signing a mortgage isn't just about securing a roof over someone's head; it's about building wealth and security collectively. By joining forces, families can pool resources, weathering financial storms and reaping the rewards of property ownership together. 5. Strengthening Family Bonds: Beyond the financial implications, co-signing a mortgage strengthens familial ties. It's a tangible expression of support, a gesture that speaks volumes about shared goals and commitments. Together, families embark on a journey towards stability and prosperity. In the realm of homeownership, the power of family support knows no bounds. Through co-signing mortgage loans, families unlock doors to homeownership, support loved ones in need, and forge stronger bonds that withstand the test of time. With creative financing solutions and unwavering support, the dream of owning a home becomes a reality for many. #### The Power of Listening: Why It's the Ultimate Skill in Sales and Leadership In sales, most people think success comes from having the perfect pitch, a silver-tongued personality, or a killer closing line. But the truth is, the best salespeople-and the best leaders-aren't the ones who talk the most. They're the ones who listen the best.Listening is a force multiplier. It builds trust, uncovers needs, and creates clarity where most people are just guessing. In a world where everyone is fighting to be heard, the person who truly listens becomes magnetic.One of my favorite sayings sums it up perfectly: "You have two ears and one mouth for a reason-act accordingly."Here's why listening isn't just important-it's non-negotiable.1. Listening Builds TrustAt its core, sales is about relationships. And relationships are built on trust. People can sense when you're only waiting for your turn to speak versus when you're genuinely engaged.When you listen actively-making eye contact, asking clarifying questions, and responding thoughtfully-you show the other person that they matter. That simple act creates connection.Trust isn't built through talking someone into something. It's built through understanding their fears, hopes, and goals-and you can only discover those by listening.2. Listening Uncovers Real NeedsToo many salespeople pitch what they want to sell, not what the client actually needs. Active listening flips that script.Great sales professionals don't just hear words; they pick up on tone, body language, and unspoken concerns. They ask open-ended questions like:"What's most important to you in this decision?""What's holding you back from moving forward?""If this worked out perfectly, what would that look like?"By listening deeply, you uncover the real problems-the ones the client might not even realize they have. And when you solve those problems, you create loyal customers for life.3. Listening Creates Clarity and AlignmentMiscommunication is one of the fastest ways to lose a deal-or lose a team. Listening ensures everyone is on the same page.When you repeat back what you've heard-"So what I'm hearing is that you're looking for X, but you're worried about Y. Is that right?"-you eliminate assumptions. This not only prevents mistakes but also makes the other person feel valued and understood.That simple act of validation builds credibility and makes people more likely to follow your lead.4. Listening Strengthens LeadershipThe best leaders know that listening isn't just a sales skill-it's a leadership superpower.When you listen to your team, you gain insight into what motivates them, where they're struggling, and what's really happening on the front lines. Instead of barking orders from above, you build solutions together.Great leaders create a culture where people feel heard. When your team knows their input matters, they work harder, take more ownership, and stay longer. Listening isn't "soft"-it drives performance.5. Listening Differentiates YouHere's the hard truth: most people are terrible listeners. They nod, smile, and then go right back to their agenda.But when you genuinely listen, you set yourself apart. People remember how you made them feel-and being heard is powerful.In a crowded market, where competitors are pitching the same rates, features, or products, the one who listens better wins.How to Become a World-Class ListenerListening is a skill-and like any skill, it can be trained. Here's how to sharpen it:Be fully present. Put away the phone. Close the laptop. Eye contact signals respect.Ask better questions. Use open-ended questions that invite people to share more.Pause before responding. Don't rush to fill the silence. Let people finish their thoughts.Reflect back what you heard. This confirms understanding and makes people feel validated.Listen for what's not being said. Pay attention to tone, hesitations, and body language.The Bottom LineListening is a competitive advantage. It builds trust faster, closes deals more effectively, and creates stronger teams.In sales and leadership, it's easy to think your value is in what you say. But the truth is, the more you listen, the more valuable you become.Great salespeople and leaders aren't just problem-solvers-they're problem finders. And you can't find the real problem unless you're willing to stop talking, lean in, and listen like it matters.Remember: you have two ears and one mouth for a reason. Act accordingly.  #### The Savage Power of Consistency in Leadership: Why Most Mortgage Pros Fail Without It Let’s start with the truth: You don’t need more ideas. You need more consistency.You want to win in lending? In leadership? In life?Stop chasing the shiny object and start showing up like it matters — because it does. Every single day.Motion Beats Meditation — DailyThere’s a phrase I live by: “Motion beats meditation.”In other words, get your reps in before you get cute. You can read every sales book, listen to every podcast, and quote every influencer, but none of it matters if you’re inconsistent.Most mortgage pros fail not because they aren’t talented — but because they don’t have the guts to be boring. And by boring, I mean relentlessly repetitive in the right things:Daily prospectingDaily follow-upDaily team alignmentDaily pipeline disciplineWant to lead? Then earn your rhythm.“Inches make feet. Feet make yards. Yards get first downs. First downs score touchdowns. Touchdowns win games.”If you want big wins, stack small wins first — daily.Why Consistency Is the Hidden MultiplierThe game isn’t won on talent. It’s won on repeatable action.One good week? Irrelevant.One killer month? Congrats.But a consistent year? That’s when you earn power, trust, and leverage.Consistency builds:Trust with clientsConfidence with referral partnersCulture with your teamVisibility with your marketAnd most important: it builds self-respect.When you show up for your word every day — even when it’s hard, even when no one’s watching — you build the kind of character that attracts elite teammates and compounds results.The Standard Is the Standard (Even When It’s Not Easy)Here at Future, one of our 7 Bridges is simple: “No excuses. Own it.”That means when the market’s slow, we still move. When rates spike, we stay disciplined. When competitors fold? We double down.“Started is better than perfect, because perfect never gets started.”You can’t control the market, but you can control your mindset, your effort, and your consistency.The standard isn’t what you do when it’s easy — it’s what you hold when it’s not.Leadership Isn’t Loud — It’s PredictableThe best leaders I’ve ever followed weren’t motivational. They were consistent.Showed up on timeLed by exampleHeld standardsGave clarityOwned outcomesThey weren’t flashy — they were trusted.You don’t need to fire up your team with speeches. You need to model daily discipline. That’s how cultures are built: not with slogans, but with systems and consistency.“Lead from the front or get out of the way.”That’s how we operate. You set the tempo. You build the trust. You become the lighthouse — not the lightning bolt.Your Reputation Is Built in the RepsYou want to be known as a savage operator?Cool. Then be consistent in:How you handle pressureHow you answer your phoneHow you prep every fileHow you lead every meetingThat reputation will outlive one killer year. It becomes your signature — the signal your market feels before you even speak.Consistency isn’t just a tactic — it’s your brand.Final Takeaway: Don’t Confuse Activity with DisciplineYou don’t win by being busy. You win by being consistent in the right things.At Future, we’re not interested in motion for motion’s sake. We’re here to build an ecosystem where execution is rewarded, and discipline is the real ROI.“Work harder or smarter? Why not both?”That’s how we lead. That’s how we scale. That’s how we win.Personal Challenge: Audit Your ConsistencyToday, I challenge you to do something most won’t: audit your consistency.Ask yourself:Where am I inconsistent — and why?What discipline have I avoided?What would my results look like if I just did the basics, relentlessly?You don’t need to be a genius. You just need to show up like one — daily.“Character over comfort.”Touchdowns win games. Consistency gets you in the end zone.Let’s get to work.— Robert #### The Season of Thanks – How to Thank Those Around You As the year winds down and the holidays come into focus, many of us find ourselves reflecting on the people who’ve shaped our year—family, friends, coworkers, clients, and even the strangers who showed kindness at just the right moment. Gratitude isn’t just a seasonal sentiment; it’s a powerful force that strengthens relationships, builds community, and reminds us that none of us are doing life alone. But in the busyness of day-to-day responsibilities, saying “thank you” can become something we mean to do… but don’t always get around to. This season, let’s slow down and make appreciation intentional. Here’s how to truly thank those around you—and why it matters more than ever. Why Expressing Thanks Matters A sincere “thank you” does more than acknowledge a good deed. It communicates value. It tells someone, “I see you. What you do matters.” Whether in our personal lives or within our real estate and lending communities, gratitude builds deeper connections. It creates trust. It turns brief interactions into long-term relationships. And research consistently shows something simple but powerful:People who give thanks feel better, and people who receive it feel seen.That’s a win-win we can all lean into. Simple Ways to Thank the People in Your Life You don’t need grand gestures to show meaningful appreciation. Often, the most memorable thanks are the most personal. 1. Offer a Thoughtful Note A handwritten message stands out in a digital world. A quick card saying, “Thank you for being part of my journey this year” can brighten someone’s entire week. Short, simple, heartfelt—that’s the formula. 2. Give the Gift of Time Sometimes gratitude looks like showing up: A coffee catch-up A walk with a friend A shared meal with someone who supported you this year Presence is often more impactful than presents. 3. Speak the Words Out Loud Don’t underestimate the power of a genuine verbal “thank you.”Whether it’s a coworker who always steps in when needed or a family member who keeps you grounded—say it. People rarely tire of hearing that they matter. 4. Celebrate the Helpers You Don’t Always See This season, take a moment to appreciate: Teachers Service workers Community volunteers Local first responders Your home-buying or home-selling team In real estate and lending, there are countless behind-the-scenes heroes—processors, underwriters, inspectors, title teams, agents, and more. Your transaction succeeds because of them. A small appreciation message goes a long way. 5. Pay It Forward A powerful way to express thanks is to share generosity outwardly.Buy someone’s coffee, support a local charity, or simply perform a kind act with no expectation attached. Gratitude grows when we give it away. How Gratitude Strengthens Our Communities At Future Home Loans, we see firsthand how appreciation strengthens the relationships that drive our industry—and our neighborhoods. When people feel valued, they communicate better.When families feel supported, they thrive.When communities feel connected, they grow stronger. Gratitude may not appear on a balance sheet, but it pays dividends in every part of life. Take a Moment: Who Are You Thankful For This Season? Maybe it’s someone who helped you navigate a big life shift.Maybe it’s a mentor who believed in you before you believed in yourself.Maybe it’s the clients who trusted you with their home journey.Or the team who shows up every day to make homeownership possible. Whoever it is—this is your reminder to let them know. Final Thoughts: Lead With Gratitude This season of thanks is more than a holiday tradition—it’s an opportunity to build deeper relationships and create meaningful moments with the people who make life brighter. So slow down. Reflect. Reach out.A simple act of gratitude can spark joy, connection, and lasting impact. From all of us at Future Home Loans, thank you for being part of our community. Your trust, your partnership, and your presence mean more than words can express. Here’s to a season filled with appreciation—and to carrying that spirit into the year ahead. 🤍🏡 #### Top 4 Ways Video Conferencing Can Transform Your Business For many of us, video conferencing has been a normal way of life for the last few months. It goes without saying that it has been a vital part of how we connect with our family, coworkers, and clients without having the ability to meet face-to-face. The ways we do business are ever changing and it is vital to the life of our businesses that we evolve with the changing times. With that being said, we all must take a wider and holistic approach to how we use and understand online tools and our own innovative capabilities to stay connected, productive, and hopefully recover our businesses.  The infrastructure for virtual telecommunications is already there. For the most part, we all have smart phones with the ability to host video conferencing and the majority of us all have laptops with high-quality web cameras as well! Reaching out to others has never been easier. Majority of all in-person meetings can absolutely be hosted via a video conference; the logistics of meeting face-to-face can frequently take much longer than jumping on a video conference to discuss closings, business matters, or even hosting a video walk-through. Here are 4 ways you can use video conferencing to move your business (and your life) forward! Reducing Travel Expenses for You and Your Clients Imagine the ease of communicating with an out-of-town or out-of-state buyer by simply hosting a video conference with them. Some ideas of utilizing a video meeting would be a video-walk through, video buyer or seller consultation, or video meeting to discuss important closing details. The difference between video conferencing and a phone call is the human factor. They can see your facial expressions, and can help ease any nerves that solely would exist given a phone call. Increased Productivity and Efficiency Instead of endless email chains, video conferencing allows you to interact in real-time, almost as if they were with you in-person. Rather than staring at a phone in the middle of a meeting or reading long messages, video conferencing provides knowledge workers with the ability to easily share dynamic presentations and see reactions of the participants. Naturally, this genuine interaction results in faster decision making, which can allow for a more swift transaction. Improved Internal Communication In the same way that coworkers are better able to collaborate with one another to foster greater productivity in person, video conferencing can also be viewed as a way to improve internal business communications. The technology offers a way to strengthen relationships beyond the use of telephone calls and e-mail messages.  Enhanced Business Opportunities Imagine the opportunities you can open your business up to if you brand yourself as a digital expert! Put your clients at ease by letting them know that you are educated on how to transform their home purchasing experience into a more digital light whether that be digital consultations, or video walk-throughs. Not to mention, with reduced travel and greater efficiency, more time is left for you to foster your working relationships and build new business opportunities. With video conferencing, you have the ability to meet with your out-of-state clients in different time zones throughout the day allowing them the ultimate flexibility of seeing a home, or their final walkthroughs, wherever, whenever, with pre-recorded videos.  Video conferencing is a technology that has been embraced by nearly every industry, and many individuals now view the technology as an important daily tool. Whether it be used to connect with family or friends, or host an important business meeting, video conferencing benefits extend far beyond the bottom line, contributing to higher productivity, increased morale and greater business opportunities. #### Understanding Escrow Balances: Why Your Mortgage Payment Can Change If you’ve ever reviewed your mortgage statement and noticed your escrow payment went up—or down—you’re not alone. Escrow balances change more often than many homeowners expect, and in most cases, it’s completely normal.Knowing how escrow works and why adjustments happen can help you avoid surprises and feel more confident managing your mortgage.What Is an Escrow Account?An escrow account is set up by your mortgage servicer to collect and pay certain home-related expenses on your behalf.These typically include:Property taxesHomeowner’s insuranceFlood insurance or HOA dues (when applicable)Rather than paying these large bills separately once or twice a year, your lender collects one-twelfth of the estimated annual cost each month and pays the bills when they come due.Why Do Escrow Payments Change?Even if your interest rate stays the same, your escrow portion can fluctuate. Here are the most common reasons why:1. Property Tax ChangesLocal governments regularly reassess property values or adjust tax rates.This can happen due to:New construction or home improvementsAnnual reassessmentsChanges to local tax or millage ratesAdding or removing exemptions (homestead, senior, veteran)📌 Result: Higher or lower tax bills lead to an escrow adjustment.2. Homeowner’s Insurance Premium IncreasesInsurance costs have increased across the country, particularly in higher-risk areas.Premium changes may occur due to:Annual policy renewalsCoverage or deductible changesSwitching insurance carriersMarket conditions or weather-related risks📌 Result: Your escrow payment rises to cover the updated insurance cost.3. Escrow Shortages or Surpluses After Annual ReviewMortgage servicers are required to conduct an escrow analysis each year.Shortage: Not enough funds were collected to pay upcoming billsSurplus: More funds were collected than necessaryIf there’s a shortage, your lender may:Spread the amount over the next 12 months, orOffer the option to pay it in a lump sumIf there’s a surplus, you may receive:A refund check, orReduced escrow payments moving forward4. Estimated vs. Actual CostsAt closing, escrow payments are based on estimates.Once actual tax bills or insurance invoices are received, those numbers may differ—especially for:First-time homeownersNew construction homesRecently purchased properties📌 Result: A recalibration after the first year.5. Escrow Cushion AdjustmentsFederal guidelines allow lenders to maintain a small escrow cushion—usually up to two months of payments—to help prevent future shortages.If your balance falls below this cushion, your payment may increase temporarily to restore it.How Often Can Escrow Change?Most escrow accounts are reviewed annually, but changes can occur sooner if:Taxes or insurance are billed earlier than expectedInsurance policies change mid-yearA major property reassessment takes placeCan Escrow Changes Be Avoided?While you can’t eliminate escrow adjustments entirely, you can minimize surprises by:Reviewing your property tax assessments yearlyShopping homeowner’s insurance at renewalApplying for all eligible tax exemptionsReading your escrow analysis statement carefullyAsking your servicer or loan officer to review changes with youIs an Escrow Increase a Bad Thing?Not necessarily.An escrow increase usually means:Your taxes or insurance went up—not your loan rateYour lender is ensuring bills are paid on timeYou’re protected from large, unexpected lump-sum paymentsIt’s designed for stability and protection—not as a penalty.When Should You Reach Out?You should absolutely ask questions if:Your escrow payment increases significantlyYou receive a large shortage noticeYour insurance premium appears incorrectYou believe your property tax assessment is inaccurateA quick review can often uncover errors—or provide valuable peace of mind.Final ThoughtsEscrow adjustments are a normal part of homeownership. While they can be frustrating, they help keep your mortgage current and your home protected.If you ever have questions about your escrow balance, a short conversation can make a big difference.FAQsWhy did my mortgage payment increase if my interest rate didn’t change?Because escrow covers taxes and insurance, which can increase independently of your loan rate.How often is escrow reviewed?Most lenders perform an escrow analysis once per year.Can I pay an escrow shortage in one payment?In many cases, yes. Your mortgage servicer can provide available options.Do all mortgages require escrow accounts?Not always. Some loan types or equity levels allow escrow waivers, depending on guidelines. #### Understanding the Power of 203(k) FHA Loans Are you eyeing that charming fixer-upper in the neighborhood, dreaming of turning it into your ideal home? Or you already own a property that could use some serious TLC to reach its full potential. If so, you're in luck because there's a financing option designed just for you: the 203(k) FHA loan. The 203(k) FHA loan is a versatile and powerful tool for buyers and homeowners alike in real estate and home renovation. It's not just a loan; it's a pathway to transforming properties and realizing dreams. Let's delve deeper into what makes the 203(k) FHA loan unique and how it can benefit you. What is a 203(k) FHA Loan? The 203(k) FHA loan is an initiative by the Federal Housing Administration (FHA) to facilitate purchasing or refinance a home needing repairs or renovations. It allows borrowers to finance the property's purchase price and the renovation cost into a single mortgage, thus streamlining the financing process. The Two Types of 203(k) FHA Loans Standard 203(k) Loan: This option is suitable for major renovations or structural repairs, such as room additions, foundation repairs, or remodeling of kitchens and bathrooms. It involves more paperwork and oversight but provides greater flexibility regarding project scope. Limited 203(k) Loan: Also known as the "Streamlined" 203(k) loan, this option is ideal for minor renovations or cosmetic upgrades, such as flooring replacements, appliance installations, or painting. The paperwork and approval process is more straightforward than the standard 203(k) loan. Key Benefits of 203(k) FHA Loans Finance Your Renovations: One of the most significant advantages of the 203(k) FHA loan is the ability to finance renovation costs as part of your mortgage. This means you don't have to drain your savings or resort to high-interest loans to fund home improvements. Flexible Qualification Requirements: While FHA loans have specific eligibility criteria, they tend to be more lenient than conventional loans, making them accessible to a broader range of borrowers. This includes individuals with lower credit scores or smaller down payments. Potential for Increased Property Value: By investing in renovations through a 203(k) FHA loan, you can increase your property's value. Whether updating outdated features, enhancing energy efficiency, or expanding living spaces, these improvements can pay dividends in the long run. Single Mortgage, Single Payment: With a 203(k) FHA loan, you have the convenience of a single mortgage and monthly payment, simplifying your financial management and reducing administrative hassle. How to Get Started If you're considering a 203(k) FHA loan, here are some steps to guide you through the process: Consult with Lenders: Consult with FHA-approved lenders, like Future Home Loans, specializing in 203(k) loans. They can provide valuable insights into the application process, eligibility requirements, and loan options available to you. Assess Your Needs: Evaluate the scope of renovations or repairs you intend to undertake. This will help determine whether a standard 203(k) loan or a limited 203(k) loan suits your project. Prepare Documentation: Be prepared to provide documentation such as income verification, credit history, and details of the proposed renovations. The lender will use this information to assess your eligibility and determine the loan amount. Work with Contractors: Working with licensed contractors with experience with FHA 203(k) loans is essential for larger renovation projects. They can provide cost estimates, project timelines, and other essential details required for the loan approval process. Stay Informed: Throughout the loan application and renovation process, stay informed and proactive. Ask questions, seek clarification when needed, and stay engaged to ensure a smooth and successful outcome. In Conclusion The 203(k) FHA loan is more than just a financial tool; it's a pathway to realizing your vision of homeownership and creating the home of your dreams. Whether you're a first-time homebuyer looking to transform a fixer-upper into a cozy nest or a homeowner seeking to revitalize your current property, the 203(k) FHA loan offers a flexible and accessible solution. By leveraging the power of the 203(k) FHA loan, you can breathe new life into old spaces, enhance property values, and create a home that reflects your unique style and preferences. With careful planning, expert guidance, and a touch of creativity, the possibilities are endless. So why wait? Take the first step towards your renovation journey today and chat with us to unlock the potential of your home with a 203(k) FHA loan. #### Unlocking Homeownership: How Reverse Mortgages Can Facilitate Home Purchases Homeownership is a cornerstone of financial stability and personal fulfillment in today's real estate landscape. However, for seniors aged 62 and above, purchasing a new home might seem daunting due to financial constraints or limited income sources. Fortunately, a solution can unlock homeownership opportunities: the reverse mortgage for purchase. Understanding Reverse Mortgages A reverse mortgage is a financial instrument designed specifically for older homeowners. Unlike traditional mortgages, where homeowners make monthly payments to a lender, reverse mortgages allow homeowners to convert a portion of their home equity into cash without the burden of monthly payments. Instead, the loan balance grows over time and is typically repaid when the homeowner sells the home, moves out permanently, or passes away. The Reverse Mortgage for Purchase (HECM for Purchase) One lesser-known application of reverse mortgages is the Home Equity Conversion Mortgage for Purchase (HECM for Purchase) program. This initiative enables seniors to buy a new primary residence using a reverse mortgage loan. It's an innovative solution that can help older adults downsize, relocate closer to family, or move into a home that better suits their needs without relying heavily on traditional financing options. How Does It Work? Here's a simplified breakdown of the process involved in using a reverse mortgage to purchase a home: Qualification: Seniors aged 62 and above who meet the eligibility criteria can apply for a reverse mortgage. They must have sufficient equity in their current home to qualify. Find a Lender: Seek out lenders who offer HECM for Purchase loans and consult with them to understand the terms, conditions, and eligibility requirements. Financial Assessment: Undergo a financial assessment to determine your ability to cover property-related expenses such as property taxes, insurance, and maintenance. Select a Home: Find a suitable home that meets the Federal Housing Administration (FHA) requirements for reverse mortgage purchases. The property must be your primary residence. Down Payment: Make a down payment on the new home. The amount varies based on age, the purchase price, and prevailing interest rates. Closing: Complete the home purchase and finalize the reverse mortgage loan. The reverse mortgage funds cover the remaining purchase price of the home after the down payment. Loan Repayment: Homeowners do not make monthly mortgage payments with a reverse mortgage. Instead, the loan balance grows over time and is typically repaid when the homeowner sells the home, moves out, or passes away. Benefits and Considerations Using a reverse mortgage to purchase a home offers several benefits: It provides an alternative financing option for seniors with limited income or savings. It allows homeowners to downsize or move into a more suitable home without depleting their savings. It eliminates the need for monthly mortgage payments, offering financial flexibility in retirement. However, it's essential to consider the potential drawbacks and implications: Reverse mortgages involve fees and closing costs, which can impact the overall cost of the loan. The loan balance grows over time, potentially reducing the equity available to heirs. Homeowners must continue to pay property taxes, insurance, and maintenance costs to avoid defaulting on the loan. Get In Touch For seniors seeking to embark on a new homeownership journey later in life, reverse mortgages present a viable option. The HECM for Purchase program offers a unique opportunity to leverage home equity and fulfill the dream of owning a new home without the burden of monthly mortgage payments. However, it's crucial to weigh the benefits and considerations carefully and consult with financial advisors or housing counselors to make informed decisions. Using a reverse mortgage to purchase a home can open doors to a brighter, more fulfilling chapter in the lives of older adults, providing newfound freedom and security in their golden years.  Get in touch to see how Future Home Loans can help you! #### Unlocking Opportunities with Lock and Shop In the ever-evolving landscape of mortgage lending, borrowers are often faced with the challenge of securing favorable interest rates amidst fluctuating market conditions. Fortunately, a solution provides peace of mind and flexibility: Lock and Shop. Let's delve into what Lock and Shop entails, how it benefits borrowers, and its significance in a higher rate environment. Understanding Lock and Shop: Lock and Shop is a mortgage option that allows borrowers to lock in an interest rate while they shop for their dream home. Traditionally, borrowers might feel pressured to rush into a purchase to secure a favorable rate before it increases. However, with Lock and Shop, they can take their time exploring different properties without the fear of interest rates rising during their search. How Lock and Shop Benefits Borrowers: Rate Protection: In a higher-rate environment, locking in a favorable interest rate early can provide significant savings over the life of the loan. Lock and Shop offers borrowers the assurance that their rate won't increase during the home-buying process, shielding them from market fluctuations. Financial Planning: Lock and Shop empowers borrowers to plan their finances more effectively. By knowing the interest rate upfront, they can accurately budget their monthly mortgage payments and avoid surprises down the road. Peace of Mind: Shopping for a home is an exciting yet stressful experience. Lock and Shop alleviates some of that stress by providing borrowers peace of mind. They can focus on finding the perfect home without constantly worrying about changes in interest rates affecting their affordability. Flexibility: Lock and Shop allows borrowers to take advantage of favorable market conditions without rushing to purchase. If interest rates drop during the lock period, borrowers can renegotiate for a lower rate, providing additional savings. Navigating a Higher Rate Environment: In a higher rate environment, Lock and Shop become even more valuable for borrowers. With interest rates on the rise, locking in a favorable rate early can result in substantial long-term savings. Additionally, in competitive housing markets where inventory is limited, Lock and Shop give borrowers the flexibility to make informed decisions without feeling pressured to settle for less than ideal terms. Lock and Shop represents a valuable tool for borrowers navigating the complexities of the mortgage market, particularly in environments where interest rates are on the rise. By providing rate protection, financial planning opportunities, peace of mind, and flexibility, Lock and Shop empower borrowers to make informed decisions and secure favorable terms for their home purchase. In an ever-changing real estate landscape, having the ability to lock in a rate while shopping for the perfect home can make all the difference in achieving financial goals and homeownership dreams. #### Using A Second Mortgage Like Your Secret Stash A second mortgage is a home equity loan or a home equity line of credit, and just like your original mortgage, a second mortgage is secured by your home. Although it may seem counter-intuitive to take out "another loan" on your home, a second mortgage is a way for you to tap into your resources without selling your home.Read on to find out more about second mortgage and how you can use it to your advantage.All About Second MortgagesThe two primary types of second mortgages are home equity loans and home equity lines of credit. One of the main differences between these two home loans is how you receive the money and how you repay it. Just like a traditional loan, a home equity loan gives you a lump sum which you'll repay at regular intervals over time. Interest rates are typically fixed with a home equity loan.A home equity line of credit works more like a credit card. And just like a credit card, you use your credit only when you need it. Also, interest is charged only on credit used. Interest rates are typically adjustable with this type of second mortgage.How To Use a Second MortgageHomeowners use their second mortgage for a variety of projects such as to pay for home improvements or repairs, buy a second home or pay off debt. There are some limitations as to what you can use the funds for, but generally speaking, you have many options.A word of caution, however. While there may not a be a restriction on using the funds for items such as vacations or a lavish shopping spree, we recommend that you don't use your second mortgage for these expenses. Remember that your home secures the second mortgage, and a tour of Europe, no matter how grand, is not worth risking your home.The Benefits of Second MortgagesThe biggest advantage is that you get a large amount of money all at once and can use it immediately on pretty much whatever you want. Also, any interest you pay may be tax deductible. Talk your tax adviser for more information. Possible Disadvantages of Second Mortgages The primary downside of second mortgages is the inability to repay the loan and losing your home.Another disadvantage is that there are fees involved, much like there was with your first loan. Also, if your score isn't all that great, your interest rate will be on the higher end of the spectrum.How Much Money Can You Get?The amount depends on how much equity is in your home, your credit score, and the loan-to-value ratio. If the combined loan-to-value ratio of both your first and second mortgage is greater than 75 to 85 percent, it may not be possible to get the second mortgage.Need help calculating the ratio? Contact us!Where to Get a Second MortgageIt's not necessary to get your second mortgage with the lender where you have your first. This is great news because that puts the power back in your hands! You're not tied down to one lender and you can take advantage of the unique opportunities we offer at our office.Have more questions? Curious to see how much you qualify for? Contact us today #### VA IRRRL: Less Hassle, Huge Savings Are you a Veteran?  Do you currently have a VA-backed home loan in Florida? Would you like to reduce your monthly mortgage payments? Then an Interest Rate Reduction Refinance Loan (VA IRRRL) may be for you!  This streamlined, refinancing process allows VA borrowers to reduce their monthly mortgage payments, by replacing their current VA-backed  mortgage with a new one on different terms (and allows you to take advantage of the current low rates!). FREE VA IRRRL QUALIFIER GET YOUR VA RATE What exactly is a VA IRRRL, or VA Streamline Refinance?  A VA Interest Rate Refinance Loan - or IRRRL (pronounced “Earl” in your best southern accent) - is for borrowers that have an existing VA-backed home loan and are looking to lock in a more secure monthly payment or lower monthly mortgage payment rate. It is often called a “VA streamline refinance” because the lending approval process is shortened.  How would an IRRRL benefit me? “VA Streamline”: lending process is swift, and reduced greatly. Historically low rates, within 2.25%-2.375% for VA!  Does not require an appraisal. Does not go through the typical VA lender underwriting process. That saves a lot of time,  paperwork, and fees (more money in your pocket!). Fast closings, with our “clear to close” on average 16 days. Less hassle and paperwork: convert from an adjustable rate mortgage to a fixed-rate mortgage.  What about restrictions and qualifications? It will need to be made sure that the loan is within the limits, and that your current mortgage will qualify for an IRRRL. The VA is adamant that a refinance must offer a real financial benefit - whether that means you have a reduced interest rate, or reduced monthly payment. You also must refinance from a current VA-backed mortgage. If you are not currently paying down a VA mortgage, you will not qualify for a VA IRRRL.  What are the closing costs and fees?  While refinancing can provide you with long-term financial benefits, there are fees to be expected at closing. For the majority of VA borrowers, there will be a 0.5 percent funding fee. A funding fee is a one-time payment paid out by the borrower on VA-backed or VA direct home loan. Because VA mortgages do not require down payments or monthly mortgage insurance, this fee helps to lower the cost of the loan for U.S. taxpayers. There are circumstances that this fee can be waived, and we recommend that you discuss those with your respective lender. While closing costs and fees vary by lender, with a VA IRRRL, you can finance those costs as well. Let’s get started. Ready to refinance, but unsure where to start? The Conquest program is exclusive to mortgage brokers, meaning no bank, retail lender, or even credit union can offer these rates to home buyers or those ready to refinance. Ready to get started, and looking for a mortgage lender in Florida, that offers these exclusive Conquest rock-bottom rates? Look no further than Future Home Loans! Located in Duval County, Florida, Future Home Loans is ready to move you forward with rates as low as 2.25-2.375% on VA IRRRL’s. #### VA Loan Myths: Busted! Don’t Let VA Loan Myths Cost You a Home As a Veteran-Owned & Operated mortgage brokerage, we meet countless Veterans and military families who are hesitant to use their VA loan benefits. Why? Because of misinformation that’s been passed around for years. It’s time to clear the air. Here are the 10 biggest VA loan myths — and the truths that every Veteran, service member, and military family deserves to know. Myth #1: “I need perfect credit.” Truth: VA loans are designed to help Veterans succeed, not exclude them. Flexible credit guidelines mean you don’t need a “perfect” score to qualify. Myth #2: “Only combat Veterans can qualify.” Truth: VA loans are available to most active duty service members, Veterans, Reservists, National Guard members, and even certain surviving spouses. Combat service is not required. Myth #3: “I can only use my benefit one time.” Truth: The VA loan is a lifetime benefit. You can use it again and again — whether you’re buying your first home, upgrading, or relocating. Myth #4: “The appraisal process takes too long.” Truth: VA appraisals are held to a high standard, but they don’t have to slow things down. With the right lender, VA loans close just as fast as conventional loans. Myth #5: “There are too many out-of-pocket expenses.” Truth: One of the best benefits of a VA loan is the potential for $0 down payment and limited closing costs. That’s thousands saved compared to other loan programs. Myth #6: “There’s too much government red tape.” Truth: While VA loans are backed by the Department of Veterans Affairs, the process is handled by your lender. Today’s VA loan process is streamlined and borrower-friendly. Myth #7: “I’m limited on what I can use my VA loan for.” Truth: VA loans can be used for single-family homes, condos, multi-unit properties (if you live in one unit), and even to build a new home. Myth #8: “Interest rates are higher.” Truth: VA loan rates are often lower than conventional or FHA rates — meaning more affordable monthly payments and long-term savings. Myth #9: “Most Veterans don’t qualify.” Truth: Millions of Veterans and service members qualify. If you’ve served, chances are you’re eligible — and it only takes minutes to check. Myth #10: “Occupancy rules are too hard for active duty members.” Truth: VA loan rules are written with military life in mind. PCS moves and deployments are considered, making it easier for service members to qualify. Why Busting These Myths Matters The VA loan is one of the most powerful tools available to help America’s heroes achieve homeownership. Sadly, too many Veterans leave this benefit on the table because of bad information. At Future Home Loans, we make sure our clients have the facts — and the support — they need to confidently use their VA loan benefit. 👉 Ready to bust the myths and unlock your VA loan benefits? Contact Future Home Loans today — Florida’s Veteran-Owned & Operated mortgage brokerage with 3,000+ 5-star reviews. #### Ways to Show Thanks During the Holiday Season  A Season of Gratitude — and Giving BackThe holiday season is the perfect time to reflect on what matters most — family, community, and connection. At Future Home Loans, we believe gratitude isn’t just a feeling; it’s an action. Whether it’s helping a neighbor, supporting a local cause, or simply saying “thank you,” small gestures of appreciation can make a big impact.Here are meaningful ways to show thanks this season — in your home, your community, and your workplace. 1. Support Local Families and CharitiesLook for opportunities to give locally. Food drives, toy donations, and coat collections make a real difference in your own neighborhood.Ideas to try:Donate to a local shelter or food bank.Sponsor a family through a community holiday program.Volunteer as a team at a charitable event like Wounded Warrior Project or Habitat for Humanity. 2. Write Thank-You Notes to Clients, Partners & NeighborsGratitude is powerful in business and personal relationships alike. A handwritten note or small gift can show genuine appreciation to clients, real estate partners, or co-workers who’ve supported you throughout the year.Pro tip: Include a personalized message that highlights a memorable moment or success you shared — it builds trust and connection. 3. Pay It ForwardSometimes the smallest gestures make the biggest impact. Cover someone’s coffee, leave a kind note for your delivery driver, or drop off cookies at your local fire station.These random acts of kindness can spark joy and inspire others to do the same — creating a ripple of gratitude in your community. 4. Express Thanks to Those Who ServeFrom military veterans to first responders and healthcare professionals, so many people serve our communities daily.Ways to honor them:Send thank-you cards to a local VA hospital or police department.Participate in local appreciation events.Offer a discount or donation in their name if you’re a business owner.At Future Home Loans, we proudly stand “For Those Who Served.” Supporting veterans and active-duty families remains one of our greatest privileges. 5. Reflect and Share Gratitude at HomeThe holidays are a time to slow down and reconnect. Start a family gratitude jar, go around the dinner table sharing what you’re thankful for, or create a photo album of the year’s best memories.These traditions don’t just celebrate the season — they strengthen family bonds for years to come. 6. Thank Your Home for Another Year of MemoriesAs a mortgage company, we know a home is more than walls and windows — it’s where life happens.Take a weekend to decorate, clean, or host a small gathering that celebrates the comfort and joy your home brings.And if you’re dreaming of a new home for the new year, our team at Future Home Loans is here to help you start fresh with gratitude and great service. Final ThoughtsShowing thanks isn’t just seasonal — it’s a mindset. When we give back, we grow closer to one another and strengthen the communities we call home.From all of us at Future Home Loans, thank you for trusting us with your homeownership journey. We’re grateful for every borrower, realtor partner, and community member who makes our mission possible #### What credit score do you need to buy? What Credit Score Do You Need to Buy a Home in 2026?Buying a home is one of the biggest financial decisions you’ll ever make. One of the first questions many buyers ask is: “What credit score do I need to buy a home?”The good news is that you don’t need perfect credit to become a homeowner. In fact, many loan programs are designed to help buyers with a range of credit scores.Let’s break down what lenders typically look for and how your credit score affects your mortgage options.Minimum Credit Score by Loan TypeDifferent mortgage programs have different credit score requirements.Conventional LoansMost conventional loans require a minimum credit score of around 620. Borrowers with higher scores often qualify for better interest rates and lower monthly payments.FHA LoansFHA loans are popular for first-time buyers because they allow lower credit scores.580+ credit score: Eligible for 3.5% down payment500–579 credit score: May qualify with 10% downVA LoansVA loans, available to eligible veterans and military members, often require a minimum score around 580–620, depending on the lender.USDA LoansUSDA loans typically require a 640 credit score, though some lenders may allow lower scores with additional review.Why Your Credit Score MattersYour credit score affects more than just whether you qualify for a mortgage. It also impacts:✔ Your interest rate✔ Your monthly payment✔ Your loan approval chancesFor example, a borrower with a 760 score may qualify for a significantly lower interest rate than someone with a 620 score, potentially saving thousands over the life of the loan.Can You Buy a Home With Bad Credit?Yes — but it may require a little extra planning.Many buyers with lower credit scores improve their approval chances by:Paying down credit card balancesAvoiding new debt before applyingMaking all payments on timeSaving for a larger down paymentWorking with a mortgage professional can also help you find loan programs that fit your financial situation.Tips to Improve Your Credit Before BuyingIf you’re planning to buy a home soon, consider taking steps to improve your credit score:1. Pay down credit card balancesLower balances can quickly boost your score.2. Avoid new credit inquiriesOpening new accounts can temporarily lower your score.3. Check your credit report for errorsDisputing mistakes could improve your score.4. Make every payment on timePayment history makes up the largest portion of your credit score.The Bottom LineWhile credit scores are important, they’re not the only factor lenders consider. Income, employment history, debt levels, and savings also play a role in mortgage approval.At Future Home Loans, we help buyers explore loan options that fit their unique financial situation.Whether your credit score is excellent, average, or still improving, our team can guide you through the home financing process and help you move one step closer to homeownership.👉 Ready to see what you qualify for? Contact Future Home Loans today to get started. #### What Does “Pre-Approved” Actually Mean? If you’ve started looking at homes - or even just scrolling through listings - you’ve probably seen the advice: “Get pre-approved before you shop.” It sounds official. It sounds important. But what does pre-approved actually mean? And how is it different from being pre-qualified? Let’s break it down in plain English. Pre-approved: more than just a quick estimate. When you’re pre-approved for a mortgage, a lender has taken a detailed look at your financial picture and determined how much they’re willing to lend you, subject to finding a suitable property. This isn’t based on a quick conversation or a rough guess. A true pre-approval typically involves reviewing your income (pay stubs, employment verification, or tax returns if you’re self-employed), your credit report and score, your debts (credit cards, car loans, student loans, etc.), and your assets (bank accounts, savings, investments). After reviewing these documents, the lender issues a pre-approval letter stating the maximum loan amount you qualify for. It’s not a final loan commitment - but it’s a strong step in that direction. How is that different from pre-qualification? Pre-qualification is usually much lighter. It’s often based on information you provide verbally or through an online form, without documentation being verified upfront. It can give you a rough estimate of what you might qualify for. But it doesn’t carry the same weight as a pre-approval because the lender hasn’t fully vetted your financial details. In competitive markets, sellers and real estate agents tend to take pre-approval far more seriously. Why pre-approval matters. First, it shows you’re a serious buyer. When you submit an offer with a pre-approval letter attached, you’re telling the seller that a lender has already reviewed your finances. That reduces uncertainty and makes your offer stronger. Second, it clarifies your budget. It’s easy to fall in love with homes outside your comfort zone. Pre-approval helps you shop within a realistic price range, saving time and emotional energy. Third, it speeds up the closing process. Because much of your financial information has already been reviewed, the underwriting process can move more efficiently once you’re under contract. What pre-approved doesn’t mean. This is important: pre-approved does not mean you’re guaranteed the loan. Final approval still depends on the property appraisal, a clear title, no significant changes to your income, employment, or credit before closing, and final underwriting review. For example, if you switch jobs, take on new debt, or make a large unexplained deposit into your account during the process, it could impact your approval. Think of pre-approval as a strong green light - but not the finish line. How long does a pre-approval last? Most pre-approvals are valid for 60 to 90 days. After that, your lender may need updated documents to refresh it. If you’re early in your home search, timing your pre-approval strategically can prevent unnecessary credit pulls or paperwork updates. The bigger picture. Pre-approval isn’t just a box to check. It’s a planning tool. It gives you clarity, confidence, and credibility when you’re ready to make an offer. It helps your real estate agent guide you more effectively. And it reduces surprises later in the process. At Future Home Loans, we believe pre-approval should feel empowering - not overwhelming. When done right, it’s a straightforward conversation about your goals, your numbers, and your next steps. If you’re wondering what you qualify for or whether now is the right time to start, having that conversation early can make all the difference. Because in homebuying, clarity is power - and pre-approval is where that clarity begins. #### What Is a DSCR Mortgage? A Powerful Tool for Real Estate Investors If you’re a real estate investor looking to grow your portfolio without jumping through traditional income-verification hoops, a DSCR mortgage may be exactly what you need. DSCR loans have quickly become one of the most popular financing tools for rental property investors—especially those who are self-employed or scaling quickly. Let’s break down what a DSCR mortgage is, how it works, and why so many investors are choosing this loan option. What Does DSCR Stand For? DSCR stands for Debt Service Coverage Ratio. This ratio measures a property’s ability to cover its mortgage payment using its rental income. Instead of focusing on your tax returns, W-2s, or personal debt-to-income ratio, this loan is qualified primarily based on the cash flow of the property itself. How Does a DSCR Mortgage Work? A DSCR mortgage looks at one simple question: Does the property generate enough income to cover the monthly mortgage payment? Here’s the basic formula: DSCR = Monthly Rental Income ÷ Monthly Housing Payment For example: Monthly rent: $2,000 Monthly mortgage payment: $1,500 DSCR = 1.33 A DSCR of 1.0 or higher typically means the property can support itself, though exact requirements vary by lender. Key Benefits of a DSCR Mortgage Here’s why investors love DSCR loans:  No Personal Income Verification You typically don’t need tax returns, W-2s, or pay stubs.  Faster Approvals With fewer documents required, closings are often quicker and smoother.  Scalable for Investors Ideal for investors who own multiple properties or want to scale rapidly.  Works for Self-Employed Borrowers Perfect for entrepreneurs whose taxable income doesn’t reflect their true earning power.  Based on Property Performance Approval is driven by the property’s income—not your personal DTI. What Types of Properties Can Use a DSCR Mortgage? DSCR loans typically work for: Single-family rental homes 2–4 unit properties Condos and townhomes Short-term rentals (such as Airbnb, depending on guidelines) Both long-term and short-term rental strategies can be supported. What Credit Score Is Needed for a DSCR Loan? Most DSCR programs require: Credit scores generally starting around 620–680+ Stronger scores receive better rates and terms Larger down payments may offset credit challenges How Much Down Payment Is Required? Most DSCR mortgages require 20–25% down, depending on: Credit score Property type Rental income strength Loan size Are DSCR Mortgage Rates Higher? Yes—DSCR loans typically come with slightly higher interest rates compared to traditional conventional loans. However, for many investors, the flexibility and scalability far outweigh the difference in rate. Who Is a Great Fit for a DSCR Mortgage? A DSCR mortgage is ideal for:  Real estate investors  Self-employed borrowers  High-earning entrepreneurs with write-offs  Investors growing beyond traditional DTI limits  Buyers using rental income to qualify  Portfolio landlords DSCR vs. Traditional Mortgage: What’s the Difference? Traditional Mortgage DSCR Mortgage Based on personal income Based on rental income Requires tax returns & W-2s No income docs required Limited by DTI Scales with properties Lower rates Higher flexibility Final Thoughts: Is a DSCR Mortgage Right for You? A DSCR mortgage is one of the most powerful tools available for real estate investors today. It allows you to qualify based on what truly matters—the income your property generates—not what your tax returns show. If you’re ready to grow your real estate portfolio, improve cash flow, or invest without traditional income hurdles, a DSCR loan could be your next strategic move. Ready to See If a DSCR Loan Works for You? If you’d like a personalized DSCR analysis or want to explore your options as an investor, I’d be happy to run the numbers and walk you through your possibilities. Let’s turn rental income into real opportunity.  #### What Is Earnest Money - and How a Mortgage Broker Helps You Navigate It f you're stepping into the homebuying process for the first time—or even the third—you’ve probably come across the term earnest money. It’s one of those phrases that sounds formal (and maybe a little intimidating), but in reality, it plays a very practical role in securing your future home. Let’s break it down clearly—and more importantly, talk about how the right mortgage broker helps you make smart decisions around it. What Is Earnest Money? Earnest money is essentially a good-faith deposit you submit when making an offer on a home. It tells the seller: “I’m serious about buying this property.” Think of it as a financial handshake. Typically, earnest money ranges from 1% to 3% of the home’s purchase price, though it can vary depending on your market. In competitive areas, buyers may offer more to stand out. Once submitted, the funds are held in an escrow account until closing. At that point, the money is usually applied toward your down payment or closing costs. What Happens to Earnest Money? There are a few possible outcomes: If the deal closes:Your earnest money is credited toward your purchase. If the deal falls through (with valid contingencies):You typically get your money back. If you walk away without a valid reason:The seller may be entitled to keep your earnest money. That last point is where things can get tricky—and where guidance matters most. Understanding Contingencies (Your Safety Net) Earnest money is closely tied to contingencies in your contract. These are conditions that must be met for the deal to move forward. Common contingencies include: Financing approval Home inspection results Appraisal value Title review If one of these conditions isn’t satisfied, you can often withdraw from the deal without losing your earnest money. But here’s the catch: timelines, documentation, and contract language matter. Missing a deadline or misunderstanding a clause could put your deposit at risk. How a Mortgage Broker Helps You Navigate Earnest Money This is where working with a knowledgeable mortgage broker becomes a major advantage. At Future Home Loans, we see our role as more than just securing financing—we help you understand the entire financial picture, including how earnest money fits into your strategy. Here’s how we support you: 1. Clarity Before You Make an Offer We help you understand how much earnest money makes sense for your situation and market. Offering too little could weaken your offer; offering too much without understanding the risks could expose you unnecessarily. 2. Aligning Your Financing Timeline Financing contingencies are time-sensitive. We ensure your loan process stays on track so you don’t risk your earnest money due to delays. 3. Educating You on Risk vs. Strategy In competitive markets, some buyers consider waiving contingencies to strengthen their offer. We walk you through the real implications of those decisions—so you’re not making them blindly. 4. Coordinating with Your Real Estate Team We work closely with your real estate agent and title company to make sure all moving parts—from escrow to underwriting—are aligned. 5. Avoiding Costly Mistakes Small misunderstandings can lead to big financial consequences. Our job is to help you avoid those pitfalls before they happen. The Bottom Line Earnest money isn’t just a deposit—it’s a strategic part of your home purchase. Handled correctly, it strengthens your offer and moves you closer to closing. Handled incorrectly, it can create unnecessary stress and financial risk. That’s why having the right mortgage partner matters. At Future Home Loans, we’re here to guide you through every step—not just the loan, but the decisions that shape your success as a homeowner. If you’re preparing to buy a home and want expert guidance from the start, our team is ready to help you move forward with confidence.  #### When Should You Refinance Your Mortgage? Signs It Might Be Time Refinancing Isn’t Just About Chasing a Lower RateMany homeowners think refinancing only makes sense when interest rates drop. While rates matter, they’re only part of the picture.Refinancing at the right time can reduce repayments, unlock equity, or give you better loan features - even if rates haven’t dramatically changed.So how do you know when it’s time?Sign 1: Your Interest Rate Is No Longer CompetitiveIf your loan hasn’t been reviewed in years, there’s a good chance you’re paying more than you need to.Lenders often offer better rates to new customers than loyal ones. A refinance can correct that imbalance.Even a small rate reduction can save thousands over time.Sign 2: Your Loan No Longer Fits Your LifeLife changes fast. Your mortgage should keep up.Refinancing can help if:Your income has increasedYou’re self-employed nowYou’ve started a familyYou’re planning renovations or investmentsA loan that worked five years ago might be holding you back today.Sign 3: You Want to Access EquityAs property values rise and your loan balance drops, you build equity.Refinancing can allow you to:Renovate your homeInvest in another propertyConsolidate debtsA strategic refinance uses your equity wisely - without overextending.Sign 4: You Want Better FeaturesOlder loans often lack features that modern mortgages include, such as:Offset accountsFlexible repaymentsRedraw facilitiesThese features can significantly reduce interest paid over time when used correctly.Why Timing and Strategy MatterRefinancing isn’t just switching lenders. It involves:Assessing break costsComparing total loan costsStructuring the loan correctlyThis is where working with an experienced broker makes all the difference.At Future Home Loans, refinancing is approached strategically, ensuring the long-term benefit outweighs the short-term effort.Final ThoughtsIf your mortgage hasn’t been reviewed recently, it might be costing you more than you realise.A well-timed refinance can improve cash flow, flexibility, and financial confidence. With expert advice from Future Home Loans, you can make sure your mortgage continues to work for you - not against you.  #### Wherever You Are on Your Home Journey, We’re Here A new year always feels like a deep breath.It’s a reset. A chance to reflect on where you’ve been, where you’re going, and what you want the next chapter to look like. For many people, that chapter includes a home—whether it’s a dream that still feels far away or a goal that’s finally within reach.At Future Home Loans, we see January a little differently than most. We don’t see resolutions that fade by February. We see intention. Momentum. And the quiet but powerful decision to start moving forward—even if the path isn’t perfectly clear yet.If You’re Just Starting to SaveMaybe this is the year you decide to take homeownership seriously for the first time. You’re not browsing listings yet—you’re building habits. Learning what’s possible. Asking questions you didn’t know to ask before.That matters more than you think.Saving for a home isn’t about perfection. It’s about progress. Understanding your numbers. Creating a plan that works with your real life—not against it. And having someone in your corner who can help you see the bigger picture, without pressure or judgment.We’re here for those conversations. The “I’m not ready yet, but…” conversations. The ones that turn uncertainty into clarity.If You’re Getting Ready to BuyOr maybe this is your year.You’ve done the work. You’ve saved. You’re watching the market, running the numbers, and feeling that mix of excitement and nerves that comes with being close to something big.Buying a home is a financial decision—but it’s also deeply personal. It’s about timing, lifestyle, security, and what “home” really means to you. That’s why we believe the right loan isn’t just about rates or products—it’s about fit.Our role is to help you move forward with confidence. To explain your options clearly. To advocate for you. And to make sure you feel supported every step of the way, from pre-approval to keys in hand.Wherever You Are, You Don’t Have to Do It AloneHomeownership doesn’t look the same for everyone—and it shouldn’t. Some journeys take months. Others take years. All of them are valid.At Future Home Loans, we meet you where you are. We don’t rush. We don’t pressure. We guide, educate, and support—so when you take the next step, it’s the right one for you.So whether this is the year you start saving, start searching, or simply start asking better questions, know this:We’re here for you.This year—and every step that comes next.Here’s to starting the new year right. 🏡✨ #### Why Every Day Matters: Winning in Business and Life Through Daily Action Success doesn't happen in one big moment. It's not a single deal, a single hire, or a single breakthrough. Success is built one day at a time.I like to say, "You only have one day-ever. It's today. The only day you can ever do anything is today." That mindset changes everything.When you treat each day as your one shot, you stop waiting for the perfect moment. You stop overthinking. You start doing the things that move you forward. And here's the truth: every day you do something, it gets easier to do it again the next day.Bo Schembechler put it best: "Every day you get a little better or a little worse-you never stay the same."Here's why that matters more than ever.1. Consistency Beats IntensityAnyone can work hard for a day. Few can work hard every day.Business-and life-is a marathon of discipline. If you get 1% better each day, that compounds into massive growth over time. Small wins add up. The daily sales call, the extra rep at the gym, the 10 minutes spent learning something new-those little choices shape who you become.Big leaps come from consistent steps.2. Momentum Is EverythingMomentum is hard to build but easy to lose. That's why every day matters.When you string together wins-no matter how small-you create energy. You feel it. Your team feels it. Clients feel it.Lose that momentum, and everything gets harder. Calls feel heavier. Deals take longer. Progress stalls.The best leaders and performers don't rely on motivation-they build habits that keep momentum alive, day after day.3. Opportunities Don't WaitEvery day you delay is a day your competitor could get ahead, or a day a client could go somewhere else.Opportunities don't announce themselves. They show up disguised as conversations, meetings, or chances to take action when it would be easier not to.The reality is, most people miss opportunities not because they're unlucky, but because they weren't ready or willing to act when it mattered.4. Your Habits Define Your FutureWhat you do daily becomes who you are.If you want to be trusted, you have to act with integrity-every day.If you want to be fit, you have to move-every day.If you want to lead a winning team, you have to show up sharp-every day.You can't separate success from habits. Your future is built in the small, consistent decisions you make right now.5. Time Is the One Thing You Can't Get BackMoney can be made. Skills can be learned. Teams can be rebuilt. But time is the one thing you never get back.When you waste a day, you don't just lose 24 hours-you lose a chance to create impact, progress, or momentum.That's why urgency matters. Not panic. Urgency. The sense that today is the only day that counts, because tomorrow is never guaranteed.The Bottom LineEvery day is a chance to win-or a chance you'll never get back.You only have one day-ever. It's today. And every day you do something, it gets easier to do it again tomorrow.Show up. Do the work. Stack the wins. Because every day matters-and you're either getting better or getting worse. You never stay the same. #### Why Getting Pre-Approved Before Open Houses Gives You the Ultimate Home Buying Advantage  Picture this: You walk into your dream home during an open house, fall in love with the hardwood floors and granite countertops, and decide you want to make an offer. But when you tell the listing agent you're interested, they ask about your pre-approval letter—and you don't have one.In today's competitive market, showing up to open houses without pre-approval is like bringing a butter knife to a sword fight. Smart buyers know that pre-approval isn't just a nice-to-have document—it's your golden ticket to being taken seriously by sellers and their agents.1Pre-Approval Separates Serious Buyers from Window ShoppersWhen you attend an open house with a pre-approval letter in hand, you immediately signal to the listing agent that you're a qualified buyer, not just someone browsing on a Sunday afternoon. This distinction matters more than you might think.Listing agents often prioritize their time with pre-approved buyers because they know these visitors have the financial backing to actually purchase the home. Without pre-approval, you might find yourself receiving less attention or detailed information about the property.2You'll Know Your True Budget Before Falling in LoveOne of the biggest heartbreaks in home buying happens when you find your perfect home, only to discover it's outside your price range. Pre-approval eliminates this emotional rollercoaster by establishing your exact budget before you start house hunting.When you know your approved loan amount, you can focus your open house visits on homes you can actually afford. This targeted approach saves time and prevents the disappointment of falling in love with a home that's financially out of reach.3Faster Offer Submission in Competitive MarketsIn hot real estate markets, homes often receive multiple offers within days of listing. Having pre-approval means you can submit an offer immediately after an open house if you find the right property.Sellers and their agents view pre-approved offers as more credible and are more likely to consider them seriously. While other buyers scramble to get their financing in order, you'll already be ahead of the competition with your pre-approval documentation ready to go.4Better Insights from Listing AgentsExperienced listing agents can provide valuable insights about the property, neighborhood, and seller's situation—but they typically share this information with serious buyers only. When you arrive with pre-approval, agents are more likely to discuss details like how long the home has been on the market, whether the seller is flexible on price, or if there are any known issues with the property.This insider information can be crucial for crafting a winning offer or deciding whether a particular home is worth pursuing further.5Understanding Market Conditions Through a Buyer's LensPre-approval gives you a realistic perspective on current market conditions within your price range. You'll quickly learn whether your budget aligns with your wishlist and can adjust expectations accordingly before getting emotionally invested in specific properties.This market awareness helps you make informed decisions about when to be aggressive with offers and when to be patient. You'll develop a better sense of property values in your target neighborhoods through focused open house visits.73%of listing agents say they spend more time with pre-approved buyers at open houses68%of successful home buyers visited fewer than 10 open houses before finding their home when they started with pre-approval🏃‍♂️Speed AdvantageSubmit offers immediately without waiting for loan approval. Beat other buyers to the punch with instant credibility. 💪Negotiating PowerSellers take your offers more seriously when they see proof of financing. Your pre-approval letter shows you mean business.🎯Focused SearchVisit only homes within your approved budget range. No more wasting time on properties you can't afford. 📋Complete DocumentationAll your financial paperwork is already reviewed and verified. No surprises or delays during the buying process.💡Pro TipBring a printed copy of your pre-approval letter to every open house, even if you're just browsing. Having it readily available shows professionalism and preparedness that listing agents notice and appreciate.Get Pre-Approved Before Your Next Open HouseStart your home search with confidence and competitive advantage.Begin Pre-Approval Process → #### Why Q4 is a smart time to buy a home Discover why the fourth quarter can be one of the best times to buy a home, from motivated sellers to less competition, and how Future Home Loans can help you secure the right mortgage before the new year.While many buyers pause their search during the holidays, serious opportunities often open up. The fourth quarter can be a strategic window with motivated sellers, lower competition, potential tax advantages, and faster closings.Why Consider Buying in Q4?1. Less Competition Means More Negotiating PowerMost buyers take a break during the holidays, which means fewer competing offers. With reduced bidding wars, buyers in Q4 often secure better purchase prices or seller concessions that aren’t available during the busy spring season.Snippet-Ready Answer:Buying a home in Q4 often means less competition and more room to negotiate on price, closing costs, or upgrades—giving buyers greater leverage than in peak seasons.2. Motivated Sellers Want to Close Before Year-EndMany sellers list their homes in Q4 for specific reasons: relocation, investment wrap-ups, or tax deadlines. This motivation can translate into price flexibility and quicker closings, creating opportunities for buyers ready to act.“We see a noticeable uptick in seller concessions during Q4,” notes Andrea Dolan, Chief Growth Officer at Future Home Loans (NMLS #940904). “Motivated sellers can make year-end negotiations some of the most favorable of the year.”3. Tax Benefits Before the New YearClosing before December 31 can provide immediate financial advantages. You may be able to deduct mortgage interest, property taxes, and certain closing costs on your current year’s tax return. Always consult a tax professional to understand your specific situation, but these deductions can make a meaningful difference.4. End-of-Year Rate Adjustments and IncentivesMortgage lenders, builders, and real estate agents often roll out holiday or year-end promotions to meet annual goals. Combined with seasonal rate adjustments or credit incentives, this can make borrowing more affordable than many buyers expect.5. Faster Closings and More Personalized ServiceA smaller buyer pool means less congestion in the lending and appraisal process. Loan processors, underwriters, and appraisers can often move more quickly, allowing buyers to close in less time—sometimes even before the holidays.What Makes This Especially True in Florida and the SoutheastIn markets like Florida, Georgia, and the Carolinas, real estate activity continues year-round thanks to mild weather and strong relocation demand. The fourth quarter often aligns with northern relocations and job transfers, giving local buyers an opportunity to move before the January rush.Cities such as Jacksonville, Melbourne, and Charleston also experience seasonal inventory shifts. Homes that didn’t sell during peak months are often still available and may be priced more competitively.How Future Home Loans Can Help You Move NowAt Future Home Loans, we combine local market expertise, competitive mortgage programs, and personalized service to help you make the most of Q4 opportunities.Pre-approval in minutesRate comparisons across multiple lendersExpert loan officers licensed across 14 statesDedicated closing teams ready to meet end-of-year deadlinesWhether you’re a first-time buyer, military family, or relocating professional, our team makes the mortgage process clear, compliant, and efficient.FAQQ: Is winter really a good time to buy?Yes. Winter often brings less competition, motivated sellers, and seasonal incentives from lenders and builders.Q: Will I still find good inventory?Absolutely. Many listings remain active after summer, and sellers are often eager to close before year-end, giving buyers strong negotiating leverage.Q: Can I still close before the new year?With a fast pre-approval and a responsive lending team like Future Home Loans, many borrowers can close within three to four weeks. #### Why Working With the Right Mortgage Broker Can Save You Thousands Buying a Home Is Emotional - Your Mortgage Shouldn’t Be Buying a home is one of the biggest financial decisions you’ll ever make. It’s exciting, overwhelming, and often confusing - especially when it comes to choosing the right mortgage. That’s where a mortgage broker comes in. But not all brokers are created equal. Working with the right mortgage broker can mean the difference between overpaying for decades - or saving thousands over the life of your loan. Let’s break down why using a mortgage broker - specifically one who works in your best interest - can be a game-changer. What Does a Mortgage Broker Actually Do? A mortgage broker acts as the middleman between you and multiple lenders. Instead of going to one bank and hoping for the best, a broker shops around on your behalf to find a loan that fits your financial situation. A good broker: Compares multiple lenders and loan products Explains your options in plain English Helps structure your loan strategically Guides you through the entire process from pre-approval to settlement At Future Home Loans (FHL), this means matching borrowers with competitive rates, smart loan structures, and a stress-free experience - not pushing one-size-fits-all solutions. Banks vs Mortgage Brokers: What’s the Real Difference? When you go directly to a bank: You’re limited to their products The loan officer works for the bank - not you There’s little flexibility if your situation isn’t “perfect” A mortgage broker, on the other hand: Works with multiple lenders Has access to a wider range of loan options Can often find better rates and terms Advocates for you, not the lender This is especially important for first-home buyers, self-employed borrowers, or anyone with a more complex financial picture. How the Right Broker Saves You Money The right broker doesn’t just look at the interest rate - they look at the entire loan structure. That includes: Avoiding unnecessary lender fees Choosing the right fixed vs variable split Setting up offset accounts correctly Planning for future refinancing or upgrades Over a 25–30 year loan, even a small difference in rate or structure can equal tens of thousands of dollars saved. This is exactly where Future Home Loans focuses its expertise - long-term strategy, not quick approvals. The Biggest Mistake Home Buyers Make One of the most common mistakes buyers make is choosing a lender too quickly - or assuming all brokers offer the same service. The truth?A rushed mortgage decision can lock you into: Higher repayments Limited flexibility Expensive exit fees A quality broker takes the time to understand your goals now and in the future. Final Thoughts Your mortgage isn’t just paperwork - it’s a long-term financial commitment. Working with the right mortgage broker ensures you’re not just approved, but set up for success. If you want expert guidance, transparent advice, and loan options that actually make sense, Future Home Loans is here to help you move forward with confidence. #### Why Your Realtor Should Take Complete Control of Your Open House  Picture this: potential buyers walk into your open house, and there you are, hovering by the kitchen counter, eager to share every detail about your beloved home. While your intentions are good, your presence might actually be working against a successful sale.When it comes to open houses, stepping back and letting your realtor take full control isn't just recommended—it's essential for maximizing your home's appeal and creating the right environment for serious buyers. Professional realtors bring expertise, objectivity, and proven strategies that homeowners simply can't replicate on their own.1The Psychology of Buyer ComfortBuyers need space to envision themselves living in your home, and that's nearly impossible when the current owner is present. Think about it from their perspective—would you feel comfortable opening closets, testing faucets, or discussing potential changes with the seller watching your every move?Professional realtors understand this buyer psychology intimately. They create a welcoming yet unobtrusive atmosphere that encourages exploration and honest conversation. When buyers feel comfortable, they spend more time in the home, ask better questions, and develop the emotional connection that leads to offers.2Professional Presentation Makes the DifferenceYour realtor brings a trained eye for staging and presentation that goes far beyond your personal attachment to the space. They know exactly how to highlight your home's best features while diplomatically addressing any concerns buyers might raise.Experienced agents also come prepared with market data, comparable sales information, and financing insights that can turn casual browsers into serious prospects. They can answer technical questions about the neighborhood, school districts, and local market trends that you might not have at your fingertips.3Avoiding Common Homeowner MistakesEven well-meaning homeowners can inadvertently sabotage their own open house. Over-explaining features, sharing too much personal information, or appearing desperate to sell can all turn buyers away. Your realtor acts as a professional buffer, keeping conversations focused and productive.Additionally, realtors know how to handle multiple groups of visitors efficiently, ensuring each potential buyer gets adequate attention without feeling rushed or overlooked. They're also trained to identify genuine prospects versus casual lookers, focusing their energy where it matters most.4Security and Legal ProtectionProfessional realtors bring important security measures to open houses that protect both your property and your interests. They require visitor registration, monitor foot traffic, and know how to handle any inappropriate behavior or security concerns that might arise.From a legal standpoint, having your realtor manage all interactions also protects you from inadvertently making statements that could create liability issues later. Real estate transactions involve complex regulations, and professional agents are trained to navigate these waters safely.73%of buyers report feeling uncomfortable making honest comments about a property when the owner is present🎯Objective PerspectiveRealtors present your home's features without emotional bias, focusing on what matters most to buyers. 💬Professional CommunicationTrained agents know how to handle objections and guide conversations toward positive outcomes.📊Market ExpertiseInstant access to comparable sales, market trends, and neighborhood insights that support your asking price. 🤝Negotiation SkillsExperienced agents can identify serious buyers and begin relationship-building that leads to offers.💡Pro TipPlan to be completely absent during your open house—consider it the perfect time for a family outing or errands. Your realtor will provide a detailed recap of visitor feedback and any promising leads afterward.⚠️Red Flags When Homeowners Stay Present✕Buyers spend significantly less time exploring the property✕Visitors ask fewer questions and provide less feedback✕Potential buyers may leave without expressing genuine interest✕Negotiations become more personal and emotional rather than business-focusedReady to Sell Your Home the Right Way?Let our experienced realtors handle your open house while you focus on planning your next chapter.Connect With Our Team → ### Pages #### 2 Navy Vets Craig Dixon & Joe Verseput 2 Navy Vets Team - Mortgage Brokers NMLS #390051 Apply Now Mortgage 101 About Us Joe Verseput & Craig Dixon have an intense focus on client satisfaction and thirst for knowledge. Together, Joe & Craig make up the 2 Navy Vets team here at Future Home Loans. After spending 6 years as a Naval Nuclear Submariner, Joe worked in Power Plants, Cryogenics, and Anesthetics before landing in the Mortgage Industry in 2010, moving away from the technical world and finding a career that would allow him to help others on a personal level. Craig was a member of the military for 5 1/2 years at the Mayport Naval Station, where he specialized in air traffic control. After joining Future Home Loans, Craig & Joe founded the 2 Navy Vets team in an effort to help fellow local veterans achieve their dreams of home ownership. What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. INTUITION VETS ON TAP EVENT FHA, VA & CONVENTIONAL LOANS Whether you are purchasing your first home, refinancing your current home, buying an investment property or a second vacation home, we are here and ready to help you achieve your goal. We genuinely care about our clients and has the expertise to provide a seamless, smooth and swift process, every time.https://www.youtube.com/watch?v=ImE46v2LgCY I absolutely love working with the 2 Navy Vets team. Joe, Craig, and Amy go above and beyond for all of their clients and make every transaction seamless. rachel kotchkowski from Ponte Vedra Beach, FLTHE BEST OUT THERE Craig and his team absolutely made my home buying experience easier by their professionalism and attention to detail. When you make that big purchase, you need someone who has experience. Your time and attention to detail made the difference. Thank you Markrankinimages from Orange Park, FLCRAIG IS A CHAMPION FOR HIS CLIENTS Future Home Loans team is very professional and I used them because they take the time to explain everything to me and they had the best rates. Also not alot of lenders were willing to lend on investments during the pandemic. Bacrlay from Jacksonville, FLCASH OUT REFINANCE Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904.599.8906 Email Me craig@future.loans Call Email 2 Navy Vets Mortgage Broker (904) 599-8906 Here if you need us Let's get started. Contact Us #### About Us THE FUTURE IS NOW ABOUT US Future’s corporate culture is a group of top producers who have come together to fix the mortgage experience to make it less like a root canal and more like a walk in the park. We believe that buying a home is one of the biggest decisions someone can make in their lifetime. So why not make this process the best it can be?! our story Founded in the sunshine state, it is ingrained in our company culture to support local communities and we are passionate about partnerships that deliver world-class service and value.  Our team is committed to helping clients achieve responsible homeownership with an easy, simple, stress-free process. Vision When we set out to start Future Home Loans we wanted to create an experience that we could refer our friends, brothers, sisters, and dads too. Something we could be proud of and somewhere we create a culture of work-life balance. We have set out to make the home buying process world-class with impeccable integrity and the highest work ethic. Check Out Our Digital Magazine! FROM THE BLOG Contact Us Apply For a Loan Careers #### Alberto Aguilar Alberto Aguilar Mortgage Broker Jacksonville Florida NMLS # 2664456 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 407.435.8320 Email Me alberto@future.loans Call Email Alberto Aguilar Mortgage Broker 407.435.8320 Here if you need us Let's get started. Contact Us #### Ali Lindsay Ali Lindsay Mortgage Broker - North Carolina | South Carolina NMLS #1217087 Apply Now Mortgage 101 Ali helped me get my first home. I went from looking to closed within a month and a half. She went above and beyond for me. I could not have asked for a better experience. I will refer her to anyone and everyone who needs a home loan! Thank you!!! Dvshockey05 from Great Falls, SCAli is the best! Going with Future home loans was the best decision I’ve made!! The made the process extremely easy. My loan officer, Ali Lindsay, help me set my refinance up to get the most benefit for me! She was extremely knowledgeable and came to closing with me in case I had any questions! My processor, Jen, was also amazing. She made sending in my documents super easy!! Hayley Kuhlkin from Charlotte, NCAmazing experience!! Ali was always available and took time to fully answer all my questions. With my complicated situation, she went above and beyond to make sure everything was in order. I can easily say that it was stress free for me and I had zero issues. Tim B from North Topsail Beach, NCAbove and beyond We used Future Home Loans and Ali Lindsay was our Broker. We were very pleased with the interest rate she found for us! She was professional and on top of all aspects of the process. She was available to us when we had questions ensuring a smooth closing. On top of all that she was a lot of fun! bbruce2454 from Concord, NCWould highly recommend Future Home Loans! I highly recommend:Ali Lindsay as a mortgage Broker Ali Has a Wonderful Personality. She Always Was All The Times Help me with everything that I need . She worked so hard she got excellent communication, during my process she was very diligent . Thanks to Ali zuser201501170645213 from Charlotte, NCVery nice Mortgage broker Ali was fabulous in every way. She is top notch when it comes to providing the best in service and communication. I will absolutely lean on her in the future! Doing business with her was an absolute pleasure. Thank you! Gloria AThanks to Ali Ali was good to work with she was thorough and I would recommend her for anybody think you for the good work out Ali.............................................. Mohamad Dana from Fort Mill, SCGood work Loan pricing and fees as described. Closed on time without any issues. I obtained a VA loan for property located in South Carolina. Wouldn’t hesitate to recommend. Nick from Greer, SCProfessional Service I refer all my clients to Ali. Ali is a pleasure to work with and is always available for me and my clients. Her intellect and knowledge CANNOT be beat! A++ Alicia M (realtor) from Tega Cay, SCSmart Broker with Hustle Ali was fabulous in every way. She is top notch when it comes to providing the best in service and communication. I will absolutely lean on her in the future! Doing business with her was an absolute pleasure. Thank you! Lisa Edwards-Morton (realtor)Recommend Future Home Loans This is no joke these ladies help me at 100% from all the highs and lows they never gave up on me I'm forever grateful I thank God for placing Ms Jen and Ms Ali in my life I couldn't thank them enough my family and I are forever grateful. Thank you again!!! Lattoya SthillGoogle Ali made the Home buying process so easy. She was able to help us close on our home in under 30 days!! You could not ask for a better person to have on your side through this process. If we were buying another house tomorrow I would call her immediately! Alex Humphries from Earl, NCAwesome experience About Me Hi! I’m Ali Lindsay — your local mortgage broker with two first names!I’ve been helping clients achieve their homeownership dreams since 2014, and I truly love what I do. As part of Future Home Loans, a veteran-owned and operated mortgage brokerage, I’m proud to offer both competitive rates and world-class service — because you deserve the best of both worlds.As a broker, I work with over 20 lenders, giving me access to a wide range of programs and products that can be tailored to your unique needs and goals. Whether you’re buying your first home, moving up, or refinancing, I’m here to help you find the best financing solution for your situation.Based in Fort Mill, South Carolina, I’m licensed in both North Carolina and South Carolina and honored to serve families throughout the Carolinas. At Future Home Loans, we combine cutting-edge technology with the expertise and dedication of our experienced team and trusted lending partners to make the process smooth, efficient, and stress-free from start to finish.If you ever have questions, I’m just a call or email away. I’m here for you and excited to help you take the next step toward the future you’ve been dreaming of.✨ The future is bright! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 704-661-8302 Email Me ali@future.loans Call Email Ali Lindsay Mortgage Broker 704-661-8302 Here if you need us. Let's get started. Contact Us #### Amaku Bassey Amaku Bassey Mortgage Broker - Georgia NMLS #225069 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 678-887-4345 Email Me abassey@future.loans Call Email Amaku Bassey Mortgage Broker 678-887-4345 Here if you need us. Let's get started. Contact Us #### Andrew Scammon Andrew Scammon Mortgage Broker Jacksonville, Florida | South Carolina | North Carolina | Georgia | Alabama | California NMLS #186781 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service Previous Next About Me Compassion developed through years of working with first-time home buyers, people moving up, investors, retirees, and veterans. Ethical influence that comes from learning customer’s short- and long-term needs. That’s what produces long-lasting satisfaction.By starting with a client’s goals and values, I work back into which traditional mortgage or proprietary program best match a client’s needs. Whether creating cash-flow for retirement; buying their first home, providing the funds for upgrades, maintenance or repairs; trying to save a home from foreclosure; create a line-of-credit, protect an investment portfolio from depletion during a bear market, or accessing cash to settle a probate dispute, it’s important to identify goals and values to discover the best program in the mortgage marketplace for a client's needs.Besides originating mortgages, I am a frequent speaker and moderator with well received presentations to the public, financial planners, retirement researchers, wealth managers, Certified Public Accounts, Realtors, and Attorneys specializing in Estate Planning, Elder Law, Probate Litigation, Real Estate, and Family Law. Contact me today to schedule an individual meeting, or arrange a presentation to your social, professional, or special interest group.I have served, or am serving in, leadership positions with; Financial Planning Association, Estate Planning Council, created and led a Senior Advocacy Group. And as a longtime advocate for mental health, housing, and food security, and public safety and protection, I have also served in leadership, and in the field, with United States Coast Guard Auxiliary, Free Methodist Conference, National Ski Patrol, Mental Health America, Jewish Children & Family Services, and Habitat for Humanity, as well as Beaches Kitchen and Mission House. Licensed in: Alabama, California, Florida, Georgia, North Carolina, and South Carolina. What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 562-743-0111 Email Me andrewscammon@future.loans Call Email Andrew Scammon Home Equity Retirement Officer​ 562-743-0111 Here if you need us. Let's get started. Contact Us #### Andy Matejka Andy Matejka Mortgage Broker - North Carolina NMLS #153268 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! North Carolina 454 E Main St #1, Sylva, NC 28779 Let's Talk 336-391-8523 Email Me amatejka@future.loans Call Email Andy Matejka Mortgage Broker 336-391-8523 Here if you need us. Let's get started. Contact Us #### Anthony Alzate Anthony Alzate Mortgage Broker - Orlando, Florida NMLS #2021422 Apply Now Mortgage 101 Anthony did an outstanding job taking care of my wife and I on the purchase of our new home. His communication was very transparent always keeping us informed. The process was extremely smooth and we closed during the holidays. Anthony placed an emphasis on building a relationship with us. Being a veteran himself, Anthony went out of his way to help fellow veterans and we are very appreciative. I highly recommend Anthony to anyone looking to purchase or refinance. If you are thinking of making move but have financial questions, he can help bring clarity for that as well. I’m really glad we had Anthony’s support throughout the buying process. Jesse SteinbergGoogle We are extremely pleased that we chose Anthony (and team) as our Mortgage Broker. He is always available and offered great advice. His professionalism and first class service is unmatched. Thank you so much for making our first home buying process stress free! If you ever need a mortgage broker to purchase, sell, and/or refinance...HE is your guy!!! Cecile ChatmanGoogle Anthony took care of us right from our first phone call until after closing day. He offered great advice, always had our best interests in mind and kept us well informed throughout our home buying process. He and his team of professionals were always super responsive when we had questions. We felt like we were definitely in good hands and matched with a team who knows and understands military clients. We are very appreciative for them for all of their help with our recent home purchase! Adele SnookGoogle About Me My name is Anthony Alzate, mortgage broker, veteran, and family man. Whether I’m helping clients buy their first or vacation home, assisting fellow veterans use their VA benefit to achieve homeownership, or helping investors find creative ways to build their real estate portfolio… Being a Mortgage Consultant is my absolute passion! Years of experience in the real estate industry have helped my team and I succeed in helping countless families find a place to call “HOME”! When other companies are looking to build transactions, my goal is to build relationships with my clients to last a lifetime! We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk 407.373.8073 Email Me anthony@future.loans Call Email Anthony Alzate Mortgage Broker 407.373.8073 Here if you need us. Let's get started. Contact Us #### Ben Wyns Ben Wyns Mortgage Broker Jacksonville Florida NMLS # 1903235 Apply Now Mortgage 101 Ben helped us out in so many ways. He was very relentless working around the clock to make sure we have the best deal and made the experience very joy-able. I would recommend her 100 out of 100 times! Jenna from Orange Park, FL5 Star Experience! Very Pleased Extremely responsive, Super fast, got me an amazing rate, and I closed in 17 days from when I applied for my loan. I couldn't ask for ANYTHING more. Kelly from Palm Coast, FLWow! What an experience Ben constantly called to follow up with me during my process. I was able to move quickly on the home I wanted and the process couldn't have been smoother! Kuchler Family from Jacksonville, FLGreat to work with! Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904.566.6791 Email Me bwyns@future.loans Call Email Ben Wyns Mortgage Broker 904.566.6791 Here if you need us Let's get started. Contact Us #### Benjamin Gonzalez Benjamin Gonzalez Mortgage Broker - FL NMLS #18162 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.  We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk 904-707-2282 Email Me bgonzalez@future.loans Call Email Benjamin Gonzalez Mortgage Broker 727-288-7984 Here if you need us. Let's get started. Contact Us #### BETHANY OLLIS BETHANY OLLIS Mortgage Broker - charlotte, nc NMLS # 1805440 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.  We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 704-779-1841 Email Me bethany@future.loans Call Email Bethany Ollis Mortgage Broker 704-779-1841 Here if you need us. Let's get started. Contact Us #### Blake Harpster Blake Harpster Mortgage Broker - Jacksonville, Florida NMLS #2177020 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk 904-294-7432 Email Me blake@future.loans Call Email Blake Harpster Mortgage Broker 904-294-7432 Here if you need us. Let's get started. Contact Us #### Brian Foose Brian Foose Mortgage Broker - Jacksonville, Florida NMLS #1080187 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904-718-0849 Email Me bfoose@future.loans Call Email Brian Foose Mortgage Broker 904-718-0849 Here if you need us. Let's get started. Contact Us #### buy-or-refi-v1 APPLY NOW Home Loans: Buy or Refinance with Future Home Loans Welcome to the future . Your mortgage approval starts here. Whether you're a first time home buyer or looking to refinance, let the Future team help every step of the way. Let's Chat. WHAT MAKES US DIFFERENT Jacksoville Local & Veteran Owned Expert Mortgage Brokers Our Customers Love Us Paperless & Speedy Best value WHY US? We put your future first! Some mortgage lenders promise good service, others promise a good rate. At Future Home Loans our commitment is to provide you with the best of both! A fantastic loan rate & world-class customer service! Copyright© 2020 Future Financial LLC DBA Future Home Loans. NMLS#1621953. 315 11th ave North Jacksonville Beach, FL 33250, 904.494.6000. All rights reserved. This is not an offer to enter into an agreement. Not all customers will qualify. Information, rates, and programs are subject to change without prior notice. All products are subject to credit and property approval. Not all products are available in all states or for all dollar amounts. Other restrictions and limitations may apply. Future Home Loans is not affiliated with any government agencies. Information contained in this message may include links or references to third-party resources or content. Future Home Loans does not endorse or guarantee the accuracy of this third-party information. If you follow these links, you will be linking to a third party website not operated by Future Home Loans. We are not responsible for the content of that website, and its privacy and security policies may differ from those practiced by Future Home Loans. www.nmlsconsumeraccess.org. Click here for licensing. #### Careers Your Future Starts Now Register For A Webinar Schedule A 1 on 1 Call Explore Why The Future is Bright at Future Home Loans Why do retail loan officers and brokers make the switch to Future Home Loans?It's pretty simple. They want to: Have more fun. Be less frustrated. Make more money.How do we do that? Improved pricing for your clients. The power to say YES more often. An easier path to the closing table. Higher compensation for you. A culture where the company works for you. Play Play Play Play Play Play Play Play Play The Advantages at Future Home Loans Keys to Your Success! Better Price Execution Our pricing is set .25-.5 below mortgage rate averages. Your clients benefit from wholesale pricing! Strong compensation You make 30%-50% more commission than working in retail with us, without the risk of a P&L model! Program Capability We work with 40+ wholesale lenders, many of which specialize in the most unique financing. Say "You're Cleared to Close!" more often. Enhanced Support We offer everything you need to grow and focus on sales; Marketing, Loan Officer Assistants, Guideline Support, Full Operations, and Sales Coaching. More Time for Sales, More Fun Our experience, systems, and support limit the 'noise' in your work. You will have more time for real sales activities. Want a Raise? Calculator Amount of business done in the past 12 months ($ amount for total loan volume) 0 Average loan amount 0 Additional business you could do with broker pricing and product access ($ amount for loan volume) 0 Current compensation (Net BPS) 0 Current compensation Future Home Loans Compensation Approximate Annual Raise $ Submit Δ Let's Make It Happen Register For A Webinar Schedule A 1 on 1 Call Being part of Future Home Loans allows me to truly make a difference for my clients, whether they're purchasing a new home, refinancing, or tapping into their home equity. With the tools and support I have here, I can focus on delivering the best possible experience for every client, making their journey smooth and stress-free. Lee SimanoffBroker I've learned early in my sales career to always speak and make decisions as if the customer was in the room... Since my time here, the CULTURE at Future Home Loans has always followed this rule and has been to the benefit of the customer. Whether its leadership jumping in late night or over the weekend to ensure a closing. Whether it's the LC Team and processor starting a file over at another lender to provide better rates and service to the customer. At every turn within this organization, the hierarchy of decision making and the implementation of the extra mile has never been self-serving but strictly to ensure the customer has an excellent and preferable outcome... even if the issue was created by the customer themselves. The CULTURE of always placing the customers needs above all else is what I love about FHL. Anthony AlzateBroker One of the best aspects I love about this company and its leaders is that everyone is very "down to earth". The leaders are very transparent and straightforward regarding all matters. If you ask yourself the question "How would you run/operate a mortgage broker company" and your current employer checks all the boxes, that is what it is like being a part of Future Home Loans. Matthew RidleyBroker Being part of Future Home Loans is incredibly fulfilling because of the collaborative and supportive culture. I love working alongside a team that’s as passionate about helping families as I am, and knowing we’re truly making a difference in their lives. Hearing the excitement of my clients on closing day is the highlight of my job and reminds me why I love what I do. It’s an honor to be part of a veteran-owned company that shares my dedication to serving others. Jaime RhudeBroker Joining Future Home Loans in 2021 was the best decision I’ve made in my career. After years at a large bank, I finally found the freedom and autonomy to manage my schedule, build incredible relationships, and access a wide range of lender options for my borrowers. I’m proud to work for a Veteran-owned and operated company, and it’s helped me establish a name for myself as a VA loan expert in my area. Future truly feels like family, and there’s no other brokerage I’d rather be part of! Ali LindsayBroker With over 20 years in the mortgage industry I couldn’t be more blessed than to have found my way to Future Home Loans. The culture of positivity and the passion for our customers and business /referral partners is the best I have ever been around. Travis UnderwoodBroker What I love the most about Future is they actually want to close loans and are aren’t just focused on closing but on doing so quickly. They understand the struggle in this market and respect the effort. Cherie FordBroker Being a part of the Future team has been an investment in my FUTURE! From learning the ropes of processing loans, to closing deals for excited new homeowners, to nurturing and developing our client relationships, I have grown immensely in my career and my FUTURE IS BRIGHT! Thank you Future Home Loans for providing a supportive and fun environment where I can SHINE! Jenn LeslieBroker Being a Broker is awesome See what you've been missing! Retail Loan Officer Mortgage Broker Limited products and programs Wide range of options Pricing constraints Flexible pricing Multiple layers of management Independent and agile structure Exposed to market fluctuations Resilience in Market Fluctuations Standardized client solutions Personalized, tailored offerings Isolated in structure Supported by a collaborative network Bureaucratic processes Freedom and autonomy Generic professional presence Strong, personalized branding Constrained negotiation power Leverage with multiple lenders Few options for denied loans Numerous alternatives to secure approval Register For A Webinar Schedule A 1 on 1 Call #### Carnell Moore Carnell Moore Mortgage Broker Tampa, Florida NMLS # 521288 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Call Email Carnell Moore Mortgage Broker 813-833-3495 Here if you need us Let's get started. Contact Us #### Chad Blackmon Chad Blackmon Mortgage Broker - NC, SC, VA, TN, GA & FL NMLS #72936 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 980-422-1970 Email Me chad@future.loans Call Email Chad Blackmon Mortgage Broker 980-422-1970 Here if you need us. Let's get started. Contact Us #### Charles Murphy Charles Murphy Mortgage Broker - Orlando, Florida | Georgia NMLS #1012531 Apply Now Mortgage 101 Anthony did an outstanding job taking care of my wife and I on the purchase of our new home. His communication was very transparent always keeping us informed. The process was extremely smooth and we closed during the holidays. Anthony placed an emphasis on building a relationship with us. Being a veteran himself, Anthony went out of his way to help fellow veterans and we are very appreciative. I highly recommend Anthony to anyone looking to purchase or refinance. If you are thinking of making move but have financial questions, he can help bring clarity for that as well. I’m really glad we had Anthony’s support throughout the buying process. Jesse SteinbergGoogle We are extremely pleased that we chose Anthony (and team) as our Mortgage Broker. He is always available and offered great advice. His professionalism and first class service is unmatched. Thank you so much for making our first home buying process stress free! If you ever need a mortgage broker to purchase, sell, and/or refinance...HE is your guy!!! Cecile ChatmanGoogle Anthony took care of us right from our first phone call until after closing day. He offered great advice, always had our best interests in mind and kept us well informed throughout our home buying process. He and his team of professionals were always super responsive when we had questions. We felt like we were definitely in good hands and matched with a team who knows and understands military clients. We are very appreciative for them for all of their help with our recent home purchase! Adele SnookGoogle Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 386.898.2184 Email Me charles@future.loans Call Email Charles Murphy Mortgage Broker 386.898.2184 Here if you need us. Let's get started. Contact Us #### Cherie Ford Cherie Ford Mortgage Broker - Texas NMLS #291578 Apply Now Apply Now Book Time with Me https://future.loans/wp-content/uploads/Cherie-Website.mp4 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service About Me With years of experience in the mortgage industry, I bring a deep passion for helping clients achieve their homeownership dreams. My enthusiasm for mortgages isn't just a career, it's a calling. Whether you're a first-time homebuyer or refinancing your property, I approach every situation with energy, precision, and a problem-solving mindset.As a strong communicator, I prioritize listening to your needs, ensuring you are fully informed and confident throughout the entire process. I understand that navigating the mortgage world can feel overwhelming, and I'm committed to making it as smooth and stress-free as possible.Efficiency is at the heart of my work, delivering prompt solutions and personalized strategies to meet deadlines without sacrificing care. My goal is to match you with the perfect mortgage product, providing clear guidance every step of the way. If there is a challenge, I tackle it head-on, always seeking the best outcome for you.For me, it's not just about numbers, it's about people. I am here to simplify the complex and help you achieve your financial goals with trust, care, and enthusiasm. Let's make the mortgage process a positive, exciting experience! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk Mobile: (817) 528.3673Fax: (254) 300-5556 Email Me cherie@future.loans Here if you need us. Let's get started. Contact Us #### Chris Boxall Chris Boxall Mortgage Broker Jacksonville Florida NMLS # 843426 Apply Now Mortgage 101 Chris was awesome! He helped us buy our first home and refinance. He always responded quickly and walked us through the process. It was a pleasure working with him. Highly recommend! kell0013 from Jacksonville, FL5 Star Experience! Very Pleased Chris was very professional and knowledgeable! He kept me updated through the entire process. I will use Chris for any future mortgage needs and recommend him to all my friend's and family! Thank you for all your help Chris! heatherhollnagel from Jacksonville, FLWow! What an experience I had tried several loan specialists, who could not find a viable option for my conditions. When I was losing hope, I met Chris. He was very attentive and patient to understand my difficulties and with great professionalism he gave me all the guidelines to make my dream come true. I now have a new home and Chris has become a great friend. Luciano Almeida from Jacksonville, FLGreat to work with! Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904.477.9080 Email Me cboxall@future.loans Call Email Chris Boxall Mortgage Broker 904.477.9080 Here if you need us Let's get started. Contact Us #### Chris Roscoe Chris Roscoe Mortgage Broker - Orlando, Florida NMLS #876405 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd St N Jacksonville Beach, FL 32250 Let's Talk 407-446-9934 Email Me croscoe@future.loans Call Email Chris Roscoe Mortgage Broker 407-446-9934 Here if you need us. Let's get started. Contact Us #### Chris Travis Chris Travis Mortgage Broker St. Petersburg, Florida NMLS # 2429983 Apply Now Mortgage 101 He was very relentless working around the clock to make sure we have the best deal and made the experience very enjoyable. I would recommend him 100 out of 100 times! Jenna from Orange Park, FL5 Star Experience! Very Pleased Extremely responsive, Super fast, got me an amazing rate, and I closed in 17 days from when I applied for my loan. I couldn't ask for ANYTHING more. Kelly from Palm Coast, FLWow! What an experience He constantly called to follow up with me during my process. I was able to move quickly on the home I wanted and the process couldn't have been smoother! Kuchler Family from Jacksonville, FLGreat to work with! About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 813-810-8728 Email Me ctravis@future.loans Call Email Chris Travis Mortgage Broker 813-810-8728 Here if you need us Let's get started. Contact Us #### cody mason Cody Mason Mortgage Broker - Jacksonville, Florida NMLS #2294274 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904-566-3864 Email Me cody@future.loans Call Email Cody Mason Mortgage Broker 904-566-3864 Here if you need us. Let's get started. Contact Us #### Colorado FUTURE HOME LOANS - MORTGAGE BROKER IN COLORADO We're a fast growing, veteran-owned and operated mortgage broker in Colorado with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish. OUR CUSTOMERS LOVE US! Damian and Jenn went far beyond our expectations. Communication, follow through and updates were uncommonly competent and professional. I highly recommend this team! Shawn Brian and Angelica were a pleasure to work with! They made things to easy to buy our first home! I highly recommend going with them you will not regret it! Garetear11 Best loan assistance in Florida! Matt LOCALLY OWNED & OPERATED Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in Colorado with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. PAPERLESS & SPEEDY We pride ourselves on our customer satisfaction and make it such a priority because we know that many others don't. We know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in Colorado, we are confident we can provide you fast, friendly service and a timely closing.Are you looking to purchase or refinance a home? Home Purchase Qualifier Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Drop us A Line Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Who we are Our Mortgage Brokers In Colorado Are you next? Jump start your career! Visit Careers Page Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Connect INVEST IN YOUR FUTURE Take The Next Step Future’s culture is a group of industry-leading experts who have come together to fix the mortgage experience. With a customer-first driven process, we turn what can be a stressful experience into a walk in the park. We believe that buying a home is one of the biggest decisions someone can make in their lifetime, so we strive to make the process the best it can be! Attend Our Webinar There are no current webinars scheduled for this time. Start a Conversation - Careers First Name * Last Name * Email * By providing your email address above, you could receive contact or updates from the staff at future home loans. Cell Phone * City * State * AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareDistrict of ColumbiaFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming Zip * Position/Department you're applying for? Please select one.Mortgage BrokerMortgage Broker MenteeLOA (Loan Officer Assistant)Client Success Coordinator (Processor)IT/TechLender ConciergeMarketing Are you currently licenced? No Yes NMLS# Licenced State AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareDistrict of ColumbiaFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming Comments Resume - PDF, .doc, and .docx files accepted. * Drop a file here or click to upload Choose File Maximum file size: 52.43MB By providing your phone number and/or email address you agree to receive certain updates, offers, and other promotional and marketing communication from Future Home Loans. This may include calls or text messages sent to your mobile device via an automated telephone dialing system if you elect to provide your cell phone to use as a point of contact. Please note: Standard data and messaging rates may apply. By clicking "submit" you agree to these contacts as well as to our Terms of service and privacy policy. By checking this box, I consent to receive SMS messages. I understand that Message and data rates may apply and that I may reply STOP to opt-out of future messaging; reply HELP for additional messaging help. Message frequency may vary depending on interaction between you and our agents. See our Privacy Policy for more details. Captcha Submit If you are human, leave this field blank. Δ Apply For a Loan Our Team #### conquest mortgage Rates as low as 2.5 - 2.99% on 30-year conventional loans. Rates as low as 2.25 - 2.375% on VA We can provide conquest mortgage rates for all of Florida and Georgia. START SAVING NOW CONQUEST. SUPER-LOW RATES. SUPER-FAST TURN TIMES. SUPER TIME TO BUY. Conquest, an exclusive mortgage program, equips Future Home Loans with some of the lowest rates in the country ranging from 2.25%-2.375% on VA and 2.5%-3.0% on Conventional to better provide our Florida and Georgia customers with the best rates whether you’re purchasing a home or refinancing. The Conquest program is exclusive to mortgage brokers, meaning no bank, retail lender, or even credit union can offer these rates to homebuyers or those ready to refinance! Conquest rates arm you with more buying power, all while providing you with beneficial savings, short loan terms, and fast closings. Let the opportunity of increased buying power with Conquest move you forward financially; whether you are ready to buy or refinance, Conquest has the rates for you. Why Conquest Mortgage? Rock Bottom Rates, Best Service, Big Savings! Conquest mortgage, exclusive to mortgage brokers, equips you with rates that provide loan-length savings. Choose Conquest mortgage, and experience industry-leading service, provided by Future Home Loans, servicing Florida and Georgia. We ensure you are kept up-to-date on the status of your loan throughout the entire process and carry you to close in confidence. With Conquest rates being significantly lower than that of the industry average, you will find mega savings waiting for you by adding to your buying power. Significantly better pricing Historically low mortgage rates Swift closings (UWM’s average clear-to-close is 11 days!) Conventional rates ranging from 2.5%-3.0% VA rates ranging from 2.25%-2.375% Exact rate and flex term available Rate lock from anywhere from 8-22 days HONORING OUR VETERANS WITH RATES IN THE 2s. There are many ways we can thank our veterans for their selfless sacrifice. Through Conquest for VA, we can start by offering you rates ranging from 2.25%-2.375%* on VA Purchases and VA IRRRLs. GET YOUR VA RATE Conquest Mortgage Qualifications Whether you’re looking for a conventional or VA home mortgage, the Conquest Mortgage Program may work for you and be your best option! By having the option to put 3% down, and ranging from an 8-year mortgage to 30-year fixed-rate mortgages, you can lock in ultra-low rates and expand your buying power all while maintaining affordability. Are you capable of putting 20% down? If so, you will have no PMI (private mortgage insurance) and can choose to waive escrows at no cost (10%+ down payment required for escrow waiver). While Conquest Mortgage may be a great choice for some, all will not qualify. If you’re looking to put down the minimum payment at closing, our other mortgage options may be best for you. Speak to one of our mortgage professionals today to discuss rates, and to determine the best mortgage avenue for you! Conventional and VA mortgage options only No cash-out refinance loan options 640 minimum credit score Conventional: Primary and secondary residences only VA: Primary residences on for purchases, primary and secondary for VA IRRRL’s https://youtu.be/Bv4zlLRHEc0?rel=0 GET YOUR RATE CALL TODAY AND LET’S DISCUSS YOUR OPTIONS!844-202-8124 Future Financial LLC DBA Future Home Loans supports Equal Housing Opportunity NMLS ID# 1621953 (http://www.nmlsconsumeraccess.org/) | 1-855-665-7123 | Interest rates and products are subject to change without notice and may or may not be available at the time of mortgage commitment or at the time of rate lock. Borrowers must qualify for all benefits. 315 11th Ave North Jacksonville Beach, FL 32250 THE PRINCIPAL AND INTEREST PAYMENT ON A $202,800 30-YEAR FIXED-RATE VA LOAN AT AN INTEREST RATE OF 2.25% AND 80% LOAN-TO-VALUE (LTV) IS $775.20. THE ANNUAL PERCENTAGE RATE (APR) IS 2.496% WITH ESTIMATED FINANCE CHARGES OF $6,500, WHICH INCLUDES A FUNDING FEE PAID AT CLOSING AS DETERMINED BY VA GUIDELINES. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. RATES ARE CURRENT AS OF 06/24/2020. SOME EXCLUSIONS MAY APPLY. UNITED WHOLESALE MORTGAGE IS NOT ENDORSED OR SPONSORED BY THE DEPT. OF VETERANS AFFAIRS OR ANY GOVERNMENT AGENCY. Conventional rate disclosure THE PRINCIPAL AND INTEREST PAYMENT ON A $250000 30-YEAR FIXED-RATE LOAN AT 2.75% AND 95% LOAN-TO-VALUE (LTV) IS $1,106.02. THE ANNUAL PERCENTAGE RATE (APR) IS 3.163% WITH ESTIMATED FINANCE CHARGES OF $6000. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 06/19/2020. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY. Not all will qualify. Rates, terms and fees may change at any time without notice. Loan not available directly through UWM; You must use a licensed mortgage broker such as Future Home Loans to obtain financing. The content in this advertisement is for informational purposes only. This is not an offer for extension of credit or a commitment to lend. All loans must satisfy underwriting guidelines and are subject to credit approval. Get an actual Loan Estimate from a Future Home Loans Mortgage Broker for loan terms, conditions and fees." #### conquest mortgage purchase Conquest Mortgage Purchase Qualifier Conquest Mortgage Rates for Florida and Georgia.Learn more about the Conquest Mortgage Program or give us a call 844-202-8124! Future Financial LLC DBA Future Home Loans supports Equal Housing Opportunity NMLS ID# 1621953 (http://www.nmlsconsumeraccess.org/) | 1-855-665-7123 | Interest rates and products are subject to change without notice and may or may not be available at the time of mortgage commitment or at the time of rate lock. Borrowers must qualify for all benefits. 315 11th Ave North Jacksonville Beach, FL 32250 THE PRINCIPAL AND INTEREST PAYMENT ON A $202,800 30-YEAR FIXED-RATE VA LOAN AT AN INTEREST RATE OF 2.25% AND 80% LOAN-TO-VALUE (LTV) IS $775.20. THE ANNUAL PERCENTAGE RATE (APR) IS 2.496% WITH ESTIMATED FINANCE CHARGES OF $6,500, WHICH INCLUDES A FUNDING FEE PAID AT CLOSING AS DETERMINED BY VA GUIDELINES. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. RATES ARE CURRENT AS OF 06/24/2020. SOME EXCLUSIONS MAY APPLY. UNITED WHOLESALE MORTGAGE IS NOT ENDORSED OR SPONSORED BY THE DEPT. OF VETERANS AFFAIRS OR ANY GOVERNMENT AGENCY. Conventional rate disclosure THE PRINCIPAL AND INTEREST PAYMENT ON A $250000 30-YEAR FIXED-RATE LOAN AT 2.75% AND 95% LOAN-TO-VALUE (LTV) IS $1,106.02. THE ANNUAL PERCENTAGE RATE (APR) IS 3.163% WITH ESTIMATED FINANCE CHARGES OF $6000. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 06/19/2020. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY. Not all will qualify. Rates, terms and fees may change at any time without notice. Loan not available directly through UWM; You must use a licensed mortgage broker such as Future Home Loans to obtain financing. The content in this advertisement is for informational purposes only. This is not an offer for extension of credit or a commitment to lend. All loans must satisfy underwriting guidelines and are subject to credit approval. Get an actual Loan Estimate from a Future Home Loans Mortgage Broker for loan terms, conditions and fees." #### conquest mortgage refinance Future Financial LLC DBA Future Home Loans supports Equal Housing Opportunity NMLS ID# 1621953 (http://www.nmlsconsumeraccess.org/) | 1-855-665-7123 | Interest rates and products are subject to change without notice and may or may not be available at the time of mortgage commitment or at the time of rate lock. Borrowers must qualify for all benefits. 315 11th Ave North Jacksonville Beach, FL 32250 THE PRINCIPAL AND INTEREST PAYMENT ON A $202,800 30-YEAR FIXED-RATE VA LOAN AT AN INTEREST RATE OF 2.25% AND 80% LOAN-TO-VALUE (LTV) IS $775.20. THE ANNUAL PERCENTAGE RATE (APR) IS 2.496% WITH ESTIMATED FINANCE CHARGES OF $6,500, WHICH INCLUDES A FUNDING FEE PAID AT CLOSING AS DETERMINED BY VA GUIDELINES. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. RATES ARE CURRENT AS OF 06/24/2020. SOME EXCLUSIONS MAY APPLY. UNITED WHOLESALE MORTGAGE IS NOT ENDORSED OR SPONSORED BY THE DEPT. OF VETERANS AFFAIRS OR ANY GOVERNMENT AGENCY. Conventional rate disclosure THE PRINCIPAL AND INTEREST PAYMENT ON A $250000 30-YEAR FIXED-RATE LOAN AT 2.75% AND 95% LOAN-TO-VALUE (LTV) IS $1,106.02. THE ANNUAL PERCENTAGE RATE (APR) IS 3.163% WITH ESTIMATED FINANCE CHARGES OF $6000. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 06/19/2020. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY. Not all will qualify. Rates, terms and fees may change at any time without notice. Loan not available directly through UWM; You must use a licensed mortgage broker such as Future Home Loans to obtain financing. The content in this advertisement is for informational purposes only. This is not an offer for extension of credit or a commitment to lend. All loans must satisfy underwriting guidelines and are subject to credit approval. Get an actual Loan Estimate from a Future Home Loans Mortgage Broker for loan terms, conditions and fees." #### conquest mortgage refinance or purchase Conquest mortgage Are you looking to purchase or refinance? WE CAN PROVIDE CONQUEST MORTGAGE RATES FOR ALL OF FLORIDA AND GEORGIA. PURCHASE REFINANCE or call us today about our conquest mortgage and conquest refinance options 844-202-8124! Find out more about the conquest mortgage program Future Financial LLC DBA Future Home Loans supports Equal Housing Opportunity NMLS ID# 1621953 (http://www.nmlsconsumeraccess.org/) | 1-855-665-7123 | Interest rates and products are subject to change without notice and may or may not be available at the time of mortgage commitment or at the time of rate lock. Borrowers must qualify for all benefits. 315 11th Ave North Jacksonville Beach, FL 32250 THE PRINCIPAL AND INTEREST PAYMENT ON A $202,800 30-YEAR FIXED-RATE VA LOAN AT AN INTEREST RATE OF 2.25% AND 80% LOAN-TO-VALUE (LTV) IS $775.20. THE ANNUAL PERCENTAGE RATE (APR) IS 2.496% WITH ESTIMATED FINANCE CHARGES OF $6,500, WHICH INCLUDES A FUNDING FEE PAID AT CLOSING AS DETERMINED BY VA GUIDELINES. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. RATES ARE CURRENT AS OF 06/24/2020. SOME EXCLUSIONS MAY APPLY. UNITED WHOLESALE MORTGAGE IS NOT ENDORSED OR SPONSORED BY THE DEPT. OF VETERANS AFFAIRS OR ANY GOVERNMENT AGENCY. Conventional rate disclosure THE PRINCIPAL AND INTEREST PAYMENT ON A $250000 30-YEAR FIXED-RATE LOAN AT 2.75% AND 95% LOAN-TO-VALUE (LTV) IS $1,106.02. THE ANNUAL PERCENTAGE RATE (APR) IS 3.163% WITH ESTIMATED FINANCE CHARGES OF $6000. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 06/19/2020. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY. Not all will qualify. Rates, terms and fees may change at any time without notice. Loan not available directly through UWM; You must use a licensed mortgage broker such as Future Home Loans to obtain financing. The content in this advertisement is for informational purposes only. This is not an offer for extension of credit or a commitment to lend. All loans must satisfy underwriting guidelines and are subject to credit approval. Get an actual Loan Estimate from a Future Home Loans Mortgage Broker for loan terms, conditions and fees." #### Conquest Refinance Conquest Refinance Qualifier Conquest Refinance Rates for Florida and Georgia Learn more about the Conquest Mortgage Program or give us a call 844-202-8124! Future Financial LLC DBA Future Home Loans supports Equal Housing Opportunity NMLS ID# 1621953 (http://www.nmlsconsumeraccess.org/) | 1-855-665-7123 | Interest rates and products are subject to change without notice and may or may not be available at the time of mortgage commitment or at the time of rate lock. Borrowers must qualify for all benefits. 315 11th Ave North Jacksonville Beach, FL 32250 THE PRINCIPAL AND INTEREST PAYMENT ON A $202,800 30-YEAR FIXED-RATE VA LOAN AT AN INTEREST RATE OF 2.25% AND 80% LOAN-TO-VALUE (LTV) IS $775.20. THE ANNUAL PERCENTAGE RATE (APR) IS 2.496% WITH ESTIMATED FINANCE CHARGES OF $6,500, WHICH INCLUDES A FUNDING FEE PAID AT CLOSING AS DETERMINED BY VA GUIDELINES. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. RATES ARE CURRENT AS OF 06/24/2020. SOME EXCLUSIONS MAY APPLY. UNITED WHOLESALE MORTGAGE IS NOT ENDORSED OR SPONSORED BY THE DEPT. OF VETERANS AFFAIRS OR ANY GOVERNMENT AGENCY. Conventional rate disclosure THE PRINCIPAL AND INTEREST PAYMENT ON A $250000 30-YEAR FIXED-RATE LOAN AT 2.75% AND 95% LOAN-TO-VALUE (LTV) IS $1,106.02. THE ANNUAL PERCENTAGE RATE (APR) IS 3.163% WITH ESTIMATED FINANCE CHARGES OF $6000. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 06/19/2020. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY. Not all will qualify. Rates, terms and fees may change at any time without notice. Loan not available directly through UWM; You must use a licensed mortgage broker such as Future Home Loans to obtain financing. The content in this advertisement is for informational purposes only. This is not an offer for extension of credit or a commitment to lend. All loans must satisfy underwriting guidelines and are subject to credit approval. Get an actual Loan Estimate from a Future Home Loans Mortgage Broker for loan terms, conditions and fees." #### Contact Us Contact Us We would love to hear from you! Do you have a question about our mortgage products, need us to save your deal, or just want to chat with us? Our team is ready to answer all of your questions. Fill out the form, call or email us and we will be in touch with you shortly. contact us Fill out the quick form below and we will be in touch soon! Contact Us First Name * First Last Name * Last Phone * Email * Subject * Message * How did you hear about Future Home Loans? Captcha Submit Δ Your Future Is Waiting Let's Talk 844-202-8124 Send us an email hello@future.loans Want a Free Home Loan Estimate? Secure Your Financing Apply For a Loan Careers #### Countdown CAN YOU KEEP A SECRET? the can't miss event of your life is coming soon Subscribe now and we'll keep you posted Subscribe First Name Last Name Email * reCAPTCHA If you are human, leave this field blank. Submit Δ coming soon waiting for this next big event is coming soon can you keep a secret don't miss Out COVID-19 SAFETY INFORMATION: With the widespread availability of COVID-19 vaccines, safety protocols continue to evolve as more and more people are vaccinated. Future Home Loans strongly encourages any members attending on-site and in-person events to be vaccinated. Persons attending the Future U Speaker Series Conference should follow current Center for Disease Control (“CDC”) guidance for large gatherings of both vaccinated and unvaccinated persons. Because COVID-19 remains extremely contagious and is spread primarily from person-to-person contact, the Future U Speaker Series Conference will be held with preventative measures to reduce potential spread of COVID-19. However, Future Home Loans cannot guarantee that its members, participants, partners, sponsors, exhibitors or others in attendance at the Future U Speaker Series Conference will not become exposed or infected with COVID-19.Individuals who fall within any of the categories below should not engage in any conference events on site. By attending the Future U Speaker Series Conference on site, you certify that you do not fall into any of the following categories and have complied with the following CDC guidance:Individuals who have tested positive for COVID-19 (regardless of vaccination status) within the last 10 days. Any persons who have tested positive for COVID-19 should not attend the conference until symptoms are not being experienced and the individual has obtained a follow-up negative test for COVID-19;Individuals who currently or within the past 10 days have experienced new symptoms associated with COVID-19, which include fever, cough, and shortness of breath among others;Or non-vaccinated individuals who believe that they may have been exposed to a confirmed or suspected case of COVID-19 within the past 10 days.DUTY TO SELF-MONITOR: Conference participants agree to self-monitor during the event for signs and symptoms of COVID-19 (symptoms typically include fever, cough, and shortness of breath) and immediately contact Future Home Loans if he/she test positive for COVID-19 or experiences symptoms of COVID-19 within 14 days after participating on-site at the Future U Speaker Series Conference.LIABILITY WAIVER AND RELEASE OF CLAIMS: By registering and/or attending the Future U Speaker Series Conference, I acknowledge that my decision to attend the event in person is personal and voluntary in nature, and in choosing to do so, recognize, assume any and all risks associated with attendance, including exposure to COVID-19.RELEASE AND WAIVER: BY REGISTERING AND/OR ATTENDING THE FUTURE U SPEAKER SERIES CONFERENCE, I HEREBY RELEASE, WAIVE AND FOREVER DISCHARGE ANY AND ALL LIABILITY, CLAIMS, AND DEMANDS OF WHATEVER KIND OR NATURE AGAINST FUTURE HOME LOANS AND ITS AFFILIATED PARTNERS AND SPONSORS, INCLUDING IN EACH CASE, WITHOUT LIMITATION, THEIR DIRECTORS, OFFICERS, EMPLOYEES, VOLUNTEERS, VENDORS, SPONSORS, EVENT SITE HOSTS (HOTELS AND OR RESTAURANTS OR MEETING LOCATIONS), AND AGENTS (THE “RELEASED PARTIES”), EITHER IN LAW OR IN EQUITY, TO THE FULLEST EXTENT PERMISSIBLE BY LAW, INCLUDING BUT NOT LIMITED TO DAMAGES OR LOSSES CAUSED BY THE NEGLIGENCE, FAULT OR CONDUCT OF ANY KIND ON THE PART OF THE RELEASED PARTIES, INCLUDING BUT NOT LIMITED TO DEATH, BODILY INJURY, ILLNESS, ECONOMIC LOSS OR OUT OF POCKET EXPENSES, OR LOSS OR DAMAGE TO PROPERTY, WHICH I, MY HEIRS, ASSIGNEES, NEXT OF KIN AND/OR LEGALLY APPOINTED OR DESIGNATED REPRESENTATIVES, MAY HAVE OR WHICH MAY HEREINAFTER ACCRUE ON MY BEHALF, WHICH ARISE OR MAY HEREAFTER ARISE FROM MY PARTICIPATION ON-SITE AT THE FUTURE U SPEAKER SERIES CONFERENCE.ASSUMPTION OF RISK: I acknowledge and understand the following:Participation on-site in any at the Future U Speaker Series Conference includes possible exposure to and illness from infectious diseases, including but not limited to, COVID-19. While particular rules and personal discipline may reduce this risk, the risk of serious illness and death does still exist;I knowingly and freely assume all such risks related to illness and infectious diseases, such as COVID-19, even if arising from the negligence or fault of the Released Parties; andI hereby knowingly assume the risk of injury, harm and loss associated with any on-site attendance at the Future U Speaker Series Conference, including any injury, harm and loss caused by the negligence, fault or conduct of any kind on the part of the Released Parties.[1] The preventative measures for any particular event may vary depending on the event, location, number of in-person attendees and other factors. Guidance is provided via the Center for Disease Control (“CDC”) “Considerations for Events and Gatherings” https://www.cdc.gov/coronavirus/2019-ncov/community/large-events/considerations-for-events-gatherings.html as updated by the CDC.[2] https://www.cdc.gov/coronavirus/2019-ncov/symptoms-testing/symptoms.html[3] https://www.cdc.gov/coronavirus/2019-ncov/travelers/testing-international-air-travelers.html #### Craig Townsend Craig Townsend Mortgage Broker - Florida NMLS #2220493 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 850-841-0105  Email Me ctownsend@future.loans Call Email Craig Townsend Mortgage Broker 850-841-0105 Here if you need us. Let's get started. Contact Us #### Current Mortgage Rates GET YOUR RATE Start Saving Now! GET YOUR RATE SUPER-LOW RATES SUPER-FAST TURNAROUND TIMES Future Home Loans is proud to offer the best rates whether you’re purchasing a home or refinancing. We work with multiple lenders so we can offer you the best rate possible on your home purchase or refinance! This provides you with more buying power, all while providing you with beneficial savings, short loan terms, and fast closings. Let the opportunity of increased buying power with Future move you forward financially; whether you are ready to buy or refinance, we have the rates for you. Why Future Home Loans? Rock Bottom Rates, Best Service, Big Savings! Future Home Loans offers industry-leading service and competitive rates in Florida. Our brokers are backed by a dedicated team so we can ensure you are kept up-to-date on the status of your loan throughout the entire process and carry you to close in confidence.  Significantly better pricing Historically low mortgage rates Swift closings (UWM’s average clear-to-close is 11 days!) Exact rate and flex term available Rate lock from anywhere from 8-22 days HONORING OUR VETERANS WITH $0 DOWN VA LOANS GET YOUR VA RATE VA LOAN BENEFITS Future Home Loans is delighted to offer military veterans exceptional benefits, including low interest rates and no down payment requirement as part of a VA loan. VA loans are mortgages guaranteed by the Department of Veteran Affairs - this program was designed to help military veterans realize the American dream of home ownership, and Future is proud to be a part of it. 100% Financing & No Down Payment Loans No Private Mortgage (PMI) Qualification is Easier than a Conventional Loan Sellers Pay Some of the Closing Costs Can be combined with additional down payment assistance to reduce closing costs What Are You Waiting For? GET YOUR RATE NOW CALL TODAY AND LET’S DISCUSS YOUR OPTIONS!844-202-8124 Future Financial LLC DBA Future Home Loans supports Equal Housing Opportunity NMLS ID#2043401 #65370 #1902671 #1621953 #MC-7265 #B-200041 #22908. Interest rates and products are subject to change without notice and may or may not be available at the time of mortgage commitment or at the time of rate lock (http://www.nmlsconsumeraccess.org/) | 1-855-665-7123 | Borrowers must qualify for all benefits. 315 11th Ave North Jacksonville Beach, FL 32250 THE PRINCIPAL AND INTEREST PAYMENT ON A $300000 30-YEAR FIXED-RATE VA LOAN AT AN INTEREST RATE OF 2.25% IS $1,146.74. THE ANNUAL PERCENTAGE RATE (APR) IS 2.573% WITH ESTIMATED FINANCE CHARGES OF $3969 WHICH INCLUDES A FUNDING FEE PAID AT CLOSING AS DETERMINED BY VA GUIDELINES. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. RATES ARE CURRENT AS OF 10/11/2021. SOME EXCLUSIONS MAY APPLY. Cardinal Financial MORTGAGE IS NOT ENDORSED OR SPONSORED BY THE DEPT. OF VETERANS AFFAIRS OR ANY GOVERNMENT AGENCY. Conventional rate disclosure THE INTEREST RATE IS BASED ON A $300000 PURCHASE PRICE, PRIMARY RESIDENCE, SINGLE-FAMILY HOME 740 FICO SCORE ON A $400K APPRAISAL PRICE. 30-YEAR FIXED-RATE LOAN AT 2.875% AND 75% LOAN-TO-VALUE (LTV) IS $1244.68 THE ANNUAL PERCENTAGE RATE (APR) IS 3.042% WITH ESTIMATED FINANCE CHARGES OF $2988. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 10/11/2021. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY Conventional Rate disclosure $300K PURCHASE PRICE. PRIMARY RESIDENCE, SINGLE-FAMILY HOME 740 FICO SCORE ON A $400K APPRAISAL PRICE, 15-YEAR FIXED-RATE AT AN INTEREST RATE OF 2.125% AND 75% LOAN-TO-VALUE (LTV) PRINCIPLE AND INTEREST PAYMENT ARE $1,947.84. THE ANNUAL PERCENTAGE RATE (APR) IS 2.389% WITH AN ESTIMATED FINANCE CHARGE OF $2178 THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 10/11/2021. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY Not all will qualify. Rates, terms and fees may change at any time without notice. Loan not available directly through Cardinal Financial; You must use a licensed mortgage broker such as Future Home Loans to obtain financing. The content in this advertisement is for informational purposes only. This is not an offer for extension of credit or a commitment to lend. All loans must satisfy underwriting guidelines and are subject to credit approval. Get an actual Loan Estimate from a Future Home Loans Mortgage Broker for loan terms, conditions and fees.” FACEBOOK DISCLAIMER This website is not part of the Facebook website or Facebook Inc. Additionally, this site is not endorsed by Facebook in any way. Facebook is a trademark of Facebook, Inc. We use Facebook remarketing pixels/cookies on this site to re-communicate with people who visit our site and ensure that we are able to reach them in the future with relevant messages and information. #### Damian Lyon Damian Lyon Mortgage Broker Jacksonville Florida NMLS # 2575441 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 901.305.7162 Email Me damian@future.loans Call Email Damian Lyon Mortgage Broker 901.305.7162 Here if you need us Let's get started. Contact Us #### Darlene Skier Darlene Skier Mortgage Broker- Montgomery, al - licensed in AL, CO, VA, GA, FL, TX, KY, TN NMLS #311226 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Call Email Darlene Skier Mortgage Broker 334-220-7322 Here if you need us. Let's get started. Contact Us #### David Young David Young Mortgage Broker - Jacksonville, Florida NMLS #23643 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 401.662.6125 Email Me dyoung@future.loans Call Email David Young Mortgage Broker 401.662.6125 Here if you need us. Let's get started. Contact Us #### Dean Jones Dean Jones Mortgage Broker - Jacksonville, Florida NMLS #1365203 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904-271-0413 Email Me dean@future.loans Call Email Dean Jones Mortgage Broker 904-271-0413 Here if you need us. Let's get started. Contact Us #### Debra Johnson Debra Johnson Mortgage Broker Jacksonville Florida NMLS # 247424 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904.608.8066 Email Me debra@future.loans Call Email Debra Johnson Mortgage Broker 904.608.8066 Here if you need us Let's get started. Contact Us #### Documents Needed For A Loan Application How may we help? DOCUMENTS NEEDED FOR A LOAN Learn > Mortgage 101 > Documents Needed For A Loan Download PDF Your Residence History Previous addresses for the last 2 years and how long you lived at each location If you currently rent, your landlord’s name, address and telephone number to verify the most recent 12 month rental history YOUR EMPLOYMENT HISTORY Names and addresses for all Employers in the last two years Dates of employment for each employer Letter explaining any gaps in employment in the last two years Pay stubs for the last 30 days Most recent two years W2's Most recent two years 1040's Year-to-date profit and loss statement and current balance sheet, if self employed Award letter and copy of most recent check for retirement, Social Security, or disability income SAVINGS, CHECKING, & INVESTMENT Checking / Savings Accounts: Two most recent monthly statements Stocks / Mutual Funds: Two most recent monthly statements 401K / Retirement Accounts: Most recent quarterly statements MISCELLANEOUS (IF APPLICABLE) Complete bankruptcy papers, including discharge Complete divorce papers Driver's License ADDITIONAL INFO (IF REFINANCING) Copy of most recent property tax bill Copy of most recent homeowner's insurance bill Copy of most recent mortgage statement or coupon book Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Here if you need us Let's get started. Contact Us #### Doug Williams Doug Williams Mortgage Broker - Fort Lauderdale, Florida NMLS #1873591 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 954-529-1109 Email Me doug@future.loans Call Email Doug Williams Mortgage Broker 954-529-1109 Here if you need us. Let's get started. Contact Us #### DSCR-Loans-by-Future-Home-Loans Get Approved in 24-48 hours DSCR Loans for Investment Properties Without Income Verification A simple, fast loan for investors — no tax returns, no W-2s, no DTI requirements. No tax returns needed No income docs required Free evaluation No obligation First-time investors welcome This is not for: Personal loans Consumer debt consolidation Unsecured loans Future Home Loans has earned over 3,000 5-star Reviews and an A+ rating on the Better Business Bureau (BBB) Competitive Rates With up to 80% LTV Fast Closing Close in 2-3 weeks No Income Docs W-2s not required Start Your DSCR Loan Evaluation Learn your personalized DSCR loan options through a simple property-based evaluation by Future Home Loans.By submitting, you agree to receive calls and texts. No purchase necessary. Over $3.2 Billion in Loans Funded 10,000+ Happy Investors 3,000+ 5 Star Reviews 98% Approval Rate Why get a DSCR Loan from Future Home Loans? DSCR loans are designed specifically for real estate investors who want to expand their portfolio without the hassle of traditional mortgage requirements. No Income Verification Approval based on property cash flow, not your tax returns or W-2s. Perfect for self-employed investors. Flexible Qualifications We can close in 48 states (all except North and South Dakota). LLCs and foreign nationals welcome. No limit on number of properties. Competitive Rates Starting from 7.25% APR with flexible terms. Fixed and adjustable rate options available. Any Property Type Single-family, multi-family, condos, and commercial properties all qualify for our DSCR loans. Dedicated Support Work with our experienced loan officers who understand real estate investing and can guide you through the process. Fast Processing Pre-approval in 24-48 hours, full approval in days, and close in as little as 2-3 weeks. Simple and Fast 4-Step Process Getting your DSCR loan is quick and straightforward. Here's how it works. 1 Submit Application Fill out our simple online application. Takes less than 5 minutes. 2 Property Evaluation We analyze the property's rental income and DSCR to determine approval. 3 Get Approved Receive your loan approval and lock in your rate within 24-48 hours. 4 Close & Fund Complete closing documents and receive funds in as little as 2-3 weeks. WHY THOUSANDS OF INVESTORS TRUST FUTURE HOME LOANS Over ten thousand real estate investors have been successful with our funding. We are grateful for their positive feedback with an average rating of 5.0 stars (out of 5.0). Here are a few of the 3,000+ who have given a five out of five star review. Working with Wally Simpson and the Future Home Loans team (specifically Rose and Bethany) rendered a complete overwrite of a terrible (and expensive!) experience I previously had with a major national lender. They were always kind and most importantly, responsive. My questions were answered quickly, closing cost me less than estimated and the entire process was unbelievably smooth and free of snags or delays. I cannot imagine working with anyone else on a home loan! Kelly Reynolds - Self Employed November 2025 Trevor Harrington was outstanding to work with on a refinance. The entire process was only 3.5 weeks from my initial inquiry to closing. He took care of any potential issue I had right away and offered superior customer service. I highly recommend Trevor and his team. H. DeVore from Florida October 2025 Ben Wyns at Future Home Loans is the most amazing mortgage broker I have ever worked with. He's communicative, he's on top of things, he's easy to interact with and he guides you through the entire process with professionalism and kindness. He saved me and my husband from an apathetic and slow-moving broker when time was of the essence and got us to the finish line. We closed on our loan today and I am just so appreciative of everything Ben did to help us get here. His team helped us line up home insurance, made sure all the paperwork underwriting needed was wrangled, let us know what we needed to do, etc. Nothing fell through the cracks. Many, many thanks to Ben and Future Home Loans. Katie McNeal from Jacksonville, FL August 2025 Trey was very professional, great communication. Always there when I had a question. Excellent customer service couldn’t have asked for a better loan agent. Trey Pennington from Adren, NC March 2025 I strongly recommend Tim for first time home buyers or investors. Tim helped us in various loan processes and he is very professional, knowledgable and committed person. He guided us in different situations & took it to smooth closings. He proactively reach out and coordinate with builder,Title and third parties to ensure the timelines meet as per the buyers. I would like to Thank Tim for all the support he provided during this whole process.Looking forward to have few more with Tim. Ramesh Devda from Davenport, FL December 2024 I had the pleasure of working with Timothy Finn on the financing for several of my properties, and I couldn’t be more impressed. Timothy is not only incredibly knowledgeable but also highly accessible, always ensuring I get the best possible quote from the market. His expertise and dedication make him my go-to person for all future financing needs. Beyond his professionalism, he is a trusted and highly regarded individual in my community. I highly recommend him to anyone seeking financing solutions. Harika Ch from Sanford, FL November 2024 Ready to Get Your DSCR Loan Approved? Join 10,000+ satisfied investors who chose Future Home Loans for their investment property financing. Get Started #### Ethan Marquis Ethan Marquis Mortgage Broker - Melbourne, Florida NMLS #2518064 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Melbourne 524 N Harbor City Blvd, Melbourne, FL 32935 Let's Talk 863.255.7677 Email Me ethan@future.loans Call Email Ethan Marquis Mortgage Broker 863.255.7677 Here if you need us. Let's get started. Contact Us #### Feedback We would love to hear from you! We're always looking to make Future Home Loans exactly what you need for your mortgage needs. Your feedback helps us refine our process and improve. We'd love to know how your mortgage process is going so far. Please let us know by filling out the three questions below! Customer Feedback Star Rating 1 Star 2 Stars 3 Stars 4 Stars 5 Stars Do you feel comfortable that the Loan Terms and Closing costs were explained thoroughly by your Loan Officer? Did your Loan Officer and Loan Processor answer any questions you had throughout the process? Do you have any feedback for our Leadership on how we could improve your experience? If you are human, leave this field blank. Submit Δ #### Feedback Submitted THANK YOU! Your feedback was successfully submitted!We really appreciate you giving us a moment of your time today. Thanks for being you!If you have any questions or concerns during your loan process, please do not hesitate to Contact Us #### FHA Loans How may we help? Learn > Mortgage 101 >    What is a FHA Loan? In 1934, the Federal Housing Administration (FHA) was established to improve housing standards and to provide an adequate home financing system with mortgage insurance. Now families that may have otherwise been excluded from the housing market could finally buy their dream home.FHA does not make home loans, it ensures a loan; should a homebuyer default, the lender is paid from the insurance fund.Buy a house with as little as 3.5% down.Ideal for the first-time homebuyers unable to make larger down payments.The right mortgage solution for those who may not qualify for a conventional loan.Down payment assistance programs can be added to an FHA Loan for the additional down payment and/or closing cost savings. FHA Loans vs. Conventional Home Loans The main difference between an FHA Loan and a Conventional Home Loan is that an FHA loan requires a lower down payment, and the credit qualifying criteria for a borrower is not as strict. This allows those without a credit history, or with minor credit problems to buy a home. FHA requires a reasonable explanation of any derogatory items but will use common sense credit underwriting. Some borrowers, with extenuating circumstances surrounding bankruptcy, discharged 3-years ago, can work around past credit problems. However, conventional financing relies heavily upon credit scoring, a rating given by a credit bureau such as Experian, Trans-Union or Equifax. If your score is below the minimum standard, you may not qualify. If I've Had a Bankruptcy in Recent Years, Can I Get a FHA Loan? Yes, generally a bankruptcy won’t preclude a borrower from obtaining an FHA Loan. Ideally, a borrower should have re-established their credit with a minimum of two credit accounts such as a car loan, or credit card. Then wait two years since the discharge of a Chapter 7 bankruptcy, or have a minimum of one year of repayment for a Chapter 13 (the borrower must seek the permission of the courts). Also, the borrower should not have any credit issues like late payments, collections, or credit charge-offs since the bankruptcy. Special exceptions can be made if a borrower has suffered through extenuating circumstances like surviving a serious medical condition and had to declare bankruptcy because the high medical bills couldn’t be paid. What Documents are Needed to Apply for a FHA Loan? Your loan approval depends 100% on the documentation that you provide at the time of application. You will need to give accurate information on:EmploymentComplete Income Tax Returns for past 2-yearsW-2 & 1099 Statements for past 2-yearsPay-Check Stubs for past 2-monthsSelf-Employed Income Tax Returns and YTD Profit & Loss Statements for past 3-years for self-employed borrowersSavingsComplete bank statements for all accounts for past 3-monthsRecent account statements for retirement, 401k, Mutual Funds, Money Market, Stocks, etc.CreditRecent bills & statements indicating account numbers and minimum paymentsLandlord’s name, address, telephone number, or 12- months canceled rent checksRecent utility bills to supplement thin creditBankruptcy & Discharge Papers if applicable12-months canceled checks written by someone you co-signed for to get a mortgage, car, or credit card, this indicates that you are not the one making the payments.PersonalDrivers LicenseSocial Security CardAny Divorce, Palimony or Alimony or Child Support papersGreen Card or Work Permit if applicableAny homeownership papersRefinancing or Own Rental PropertyNote & Deed from any Current LoanProperty Tax BillHazard Homeowners Insurance PolicyA Payment Coupon for Current MortgageRental Agreements for a Multi-Unit Property How big of a FHA Loan Can I afford? Your monthly costs should not exceed 29% of your gross monthly income for a FHA Loan. Total housing costs often lumped together are referred to as PITI.P = PrincipalI = InterestT = TaxesI = InsuranceExamples:Monthly Income x .29 = Maximum PITI$3,000 x .29 = $870 Maximum PITIYour total monthly costs, or debt to income (DTI) adding PITI and long-term debt like car loans or credit cards, should not exceed 41% of your gross monthly income.Monthly Income x .41 = Maximum Total Monthly Costs$3,000 x .41 = $1230$1,230 total – $870 PITI = $360 Allowed for Monthly Long Term DebtFHA Loan ratios are more lenient than a typical conventional loan. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Find a Broker Find A Mortgage Broker Near You Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### First Time Home Buyer Guide- June 2020 URL: https://future.loans/first-time-home-buyer-guide-june-2020/ #### First-Time Homebuyer Checklist How may we help? First-Time Homebuyer Checklist Learn > Mortgage 101 > First-Time Homebuyer Checklist Download Checklist PDF Save: Down payment, closing costs, & escrow for insurance and taxes Improve your credit: Stay current on bills, no major purchases, and don't cancel any credit cards. Higher credit scores = lower interest rates. Calculate what you can afford: Work with your mortgage broker to decide what you can comfortably afford. Get mortgage pre-approval: Have me shop for your best rate. If you have questions, I'm here to help. Decide what you want in a home: Decide on your needs, your wants, and you nice-to-haves. Choose a realtor: Selecting a realtor for one of the largest transactions of your life is important! I can help you as I know the top agents in the area. Visit homes: With a pre-approval letter in hand, you can then start viewing and seeing homes! Make an offer: Once you've found your perfect home, it's time to make that offer. Your real estate agent will help with the process. Communicate with your mortgage broker: Regarding submitting your application and gathering documents. Don't worry, I'll take the wheel. Final Walk through: After you have gone through the home buying process, and are clear to close, you will do a final walk through with your real estate agent. Close and move in: Congrats! You're closed! You will be signing a lot of documents. Patience is important! Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Here if you need us Let's get started. Contact Us #### Foreclosure How may we help? Learn > Mortgage 101 >  What is Foreclosure? It’s when a homeowner is unable to make principal and/or interest payments on their mortgage. The lender, a bank or building society, can seize and sell the property as stipulated in the terms of the mortgage contract. What Happens When a Mortgage Payment is Missed? Unfortunately, Foreclosure can happen. By missing a mortgage payment, your lender has the legal means to repossess your home and force you to move out. If your property is worth less than the total amount you owe on your loan, a Deficiency Judgment could be pursued. Both a Foreclosure and a Deficiency Judgment can affect your ability to qualify for credit in the future. So you should avoid foreclosure, if possible. How Can a Foreclosure be Avoided? First of all, if you are struggling to make your payments, call or write to your lender’s Loss Mitigation Department right away. Explain your situation and be prepared to provide them with financial information like your monthly income and expenses. Just follow these 3 simple rules: Contact your lender as soon as you know your payment will be late. Never ignore the lender’s letters or phone calls. Don’t assume that your situation is hopeless. What are Some Other Solutions for "Long-Term" Problems to Avoid Foreclosure? Your lender will determine if you qualify for the following alternate solutions. Also, a housing counseling agency can help you with your options, plus interact with your lender on your behalf:Mortgage Modification – If you can currently make your regular payment, but can’t catch-up on the past due amount, the lender may agree to modify your mortgage. One way is to add the past due amount into your existing loan and finance it long-term. Mortgage Modification may also be possible if you no longer can make your payments at the former level. The lender may modify your mortgage and extend the loan length, or perhaps take steps to reduce your current payments.Pre-Foreclosure Sale – Foreclosure can be avoided by selling your property for a lesser amount necessary to pay off your mortgage loan. You may qualify if:The loan is at least 2 months delinquentThe house is sold within 3-5 monthsA new appraisal, that the lender will obtain, indicates that the home value meets program guidelines.Deed in Lieu of Foreclosure – This is when the lender allows you to give-back your property and forgives the debt. It does have a negative impact on your credit record; however it’s better than foreclosure. The lender may require that house be “For Sale” for a specific time period before agreeing. This route may not be possible if there are other liens against the home.For FHA Loans – The lender may assist you in getting a one-time payment from the FHA Insurance Fund. The mortgage loan must be into at least 4-months, but not more than 12-months past due. The homeowner must prove the ability to resume making full mortgage payments on time, and other conditions apply:A Promissory Note must be signed allowing HUD to place a lien on your property for the amount received from the FHA Insurance Fund.The note is interest free, but must be repaid eventually.The note becomes due when you pay off the loan, transfer title, or sell the property.For VA Loans – The Veteran’s Administration Loan Centers offer financial services designed to help homeowners avoid Foreclosure, and options for your specific situation. What are Some Other Solutions for "Temporary" Problems to Avoid Foreclosure? Reinstatement – This is possible when you are behind in payments, but can promise to pay a lump sum of money to bring your regular payments back by a specific date.Forbearance – It may be allowed to delay payments for a short period with the understanding that another option will be used to bring the account current later.Repayment Plan – If your account is past due, but you can now make regular payments again, the lender may allow you to catch-up by adding a portion of the overdue amount to a certain number of monthly payments until your account becomes current.Partial Claim – Your lender may be able to help you obtain a one-time payment from the FHA Insurance Fund to bring your mortgage current, if you qualify:You may qualify if:1) Your loan is at least 4-months delinquent, but not more than 12-months.2) You are able to begin making full mortgage payments again.When your lender files a Partial Claim on your behalf, the U.S. Department of Housing & Urban Development will pay your lender the amount necessary to bring your mortgage current. You must execute a Promissory Note and a Lien will be placed on your property until the note is fully paid. The note is interest-free and is due when you pay off the first mortgage, or when the property is sold. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Foster Harpster TEAM HARPSTER Foster harpster | Mortgage Broker | Jacksonville, Florida NMLS # 1834096 Apply Now Mortgage 101 Meet The Team Mortgage Broker Blake Harpster Apply Now Mortgage Broker Vietnamese Speaking Tracy Pham Apply Now Foster did everything I wanted. I changed my loan and asked for cash out. They said no problem and got it done on time and even closed on a Saturday. Foster with Future Home loans even came to my house Saturday for the closing. I'd say Foster is way above any other mortgage companies I've dealt with. Dustin from Jacksonville, FloridaAmazing! I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lexie from Jacksonville, FLThe best! Thank you, for your time, patience, and ability to get us the best rate available. Thank you for your military service as well! Jimmy from Jacksonville BeachSuperior Customer Service Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904.699.2443 Email Me foster@future.loans Call Email Foster Harpster Mortgage Broker 904.699.2443 Here if you need us. Let's get started. Contact Us #### Free Florida Home Refinance Analysis Home Refinance Analysis Future Home Loans Refinance Great! What type of property are you refinancing? What type of property are you purchasing? * Single Family Home Condominium Town-home Multi-family Home Next Δ If you have any questions, please don’t hesitate to call us! 844-202-8124 Privacy and Security guaranteed.  Company NMLS: 1621953 Here if you need us Let's get started. Contact Us #### Free Home Purchase Qualifier Free Home Purchase Qualifier Future Home Loans Free Home Purchase Qualifier What type of property are you purchasing? What type of property are you purchasing? * Single Family Home Condominium Town-home Multi-family Home State Property is Located AKALARAZCACOCTDCDEFLGAHIIAIDILINKSKYLAMAMDMEMIMNMOMSMTNCNDNENHNJNMNVNYOHOKORPARISCSDTNTXUTVAVTWAWIWVWY Next Δ If you have any questions, please don’t hesitate to call us! 844-202-8124 Privacy and Security guaranteed.  Company NMLS: 1621953 Here if you need us Let's get started. Contact Us #### Free Mortgage Rate Quote Florida Free Mortgage Rate Quote Florida Free Rate Quote First Name * First Last Name * Last Email * Phone * Loan Amount Less than $70,000$70,000 - $80,000$80,000 - $90,000$90,000 - $100,000$100,000 - $110,000$110,000 - $120,000$120,000 - $130,000$130,000 - $140,000$140,000 - $150,000$150,000 - $160,000$160,000 - $170,000$170,000 - $180,000$180,000 - $190,000$190,000 - $200,000$200,000 - $210,000$210,000 - $220,000$220,000 - $230,000$230,000 - $240,000$240,000 - $250,000$250,000 - $260,000$260,000 - $270,000$270,000 - $280,000$280,000 - $290,000$290,000 - $300,000$300,000+ Property Value Less than $70,000$70,000 - $80,000$80,000 - $90,000$90,000 - $100,000$100,000 - $110,000$110,000 - $120,000$120,000 - $130,000$130,000 - $140,000$140,000 - $150,000$150,000 - $160,000$160,000 - $170,000$170,000 - $180,000$180,000 - $190,000$190,000 - $200,000$200,000 - $210,000$210,000 - $220,000$220,000 - $230,000$230,000 - $240,000$240,000 - $250,000$250,000 - $260,000$260,000 - $270,000$270,000 - $280,000$280,000 - $290,000$290,000 - $300,000$300,000+ Loan Type PurchaseRefinanceDebt ConsolidationHome Equity Credit History ExcellentGoodFairPoor How did you hear about Future Home Loans? Who would you like to connect with? No PreferenceNick WalkerRobert LynnRyan ProffittBryan LakeyPhillip BarryJoe VerseputCraig DixonCara PotterBen CooperChris BoxallScott StrawRyan MckenzieBen WynsFoster HarpsterCorey HustonElizabeth CassidyTim FinnEric SperrazzaScott LichtenbergerLee SimanoffSean RigsbyWilliam (Trey) PenningtonNathan GavinTodd KlevenAli LindsayJaima FinnCraig TownsendStan WilliamsMariane UitdewilligenDean JonesJohn WilliamsNicole MoritzAnthony AlzateJustin HarwellTravis UnderwoodBrittany BattenStephanie GloverJenn LesliePatrick McIntoshJaime RhudeAngie DudleyPaul PeacockTrevor HarringtonBlake HarpsterMarie DavisDaniel VargasCharles MurphyGalina JacobsonBobby RodriguezFrankie NazarioRyan WilsonMatthew CarrBrian FooseAndrew ScammonJustin MckenzieBenas VeikalasLouise ForbesChristie CaldwellTracy PhamMatthew RidleyJoe PearsonJennifer VargasStacey SandlinDavid HundleyAsa JonesTony BoneUlysis HassanChris TravisKelly LongAmaku BasseyCherie FordAndy MatejkaEndry SantosScott Yates By checking this box, I consent to receive SMS messages. I understand that Message and data rates may apply and that I may reply STOP to opt-out of future messaging; reply HELP for additional messaging help. Message frequency may vary depending on interaction between you and our agents. See our Privacy Policy for more details. Submit Δ If you have any questions, please don’t hesitate to call us! 844-202-8124 Privacy and Security guaranteed.  Company NMLS: 1621953 Here if you need us. Let's get started. Contact Us #### Free Rate Quote Free Mortgage Rate Quote Free Rate Quote First Name * First Last Name * Last Email * Phone * Loan Amount Less than $70,000$70,000 - $80,000$80,000 - $90,000$90,000 - $100,000$100,000 - $110,000$110,000 - $120,000$120,000 - $130,000$130,000 - $140,000$140,000 - $150,000$150,000 - $160,000$160,000 - $170,000$170,000 - $180,000$180,000 - $190,000$190,000 - $200,000$200,000 - $210,000$210,000 - $220,000$220,000 - $230,000$230,000 - $240,000$240,000 - $250,000$250,000 - $260,000$260,000 - $270,000$270,000 - $280,000$280,000 - $290,000$290,000 - $300,000$300,000+ Property Value Less than $70,000$70,000 - $80,000$80,000 - $90,000$90,000 - $100,000$100,000 - $110,000$110,000 - $120,000$120,000 - $130,000$130,000 - $140,000$140,000 - $150,000$150,000 - $160,000$160,000 - $170,000$170,000 - $180,000$180,000 - $190,000$190,000 - $200,000$200,000 - $210,000$210,000 - $220,000$220,000 - $230,000$230,000 - $240,000$240,000 - $250,000$250,000 - $260,000$260,000 - $270,000$270,000 - $280,000$280,000 - $290,000$290,000 - $300,000$300,000+ Loan Type PurchaseRefinanceDebt ConsolidationHome Equity Credit History ExcellentGoodFairPoor How did you hear about Future Home Loans? Who would you like to connect with? No PreferenceNick WalkerRobert LynnRyan ProffittBryan LakeyPhillip BarryJoe VerseputCraig DixonCara PotterBen CooperChris BoxallScott StrawRyan MckenzieBen WynsFoster HarpsterCorey HustonElizabeth CassidyTim FinnEric SperrazzaScott LichtenbergerLee SimanoffSean RigsbyWilliam (Trey) PenningtonNathan GavinTodd KlevenAli LindsayJaima FinnCraig TownsendStan WilliamsMariane UitdewilligenDean JonesJohn WilliamsNicole MoritzAnthony AlzateJustin HarwellTravis UnderwoodBrittany BattenStephanie GloverJenn LesliePatrick McIntoshJaime RhudeAngie DudleyPaul PeacockTrevor HarringtonBlake HarpsterMarie DavisDaniel VargasCharles MurphyGalina JacobsonBobby RodriguezFrankie NazarioRyan WilsonMatthew CarrBrian FooseAndrew ScammonJustin MckenzieBenas VeikalasLouise ForbesChristie CaldwellTracy PhamMatthew RidleyJoe PearsonJennifer VargasStacey SandlinDavid HundleyAsa JonesTony BoneUlysis HassanChris TravisKelly LongAmaku BasseyCherie FordAndy MatejkaEndry SantosScott Yates By checking this box, I consent to receive SMS messages. I understand that Message and data rates may apply and that I may reply STOP to opt-out of future messaging; reply HELP for additional messaging help. Message frequency may vary depending on interaction between you and our agents. See our Privacy Policy for more details. Submit Δ If you have any questions, please don’t hesitate to call us! 844-202-8124 Privacy and Security guaranteed.  Company NMLS: 1621953 Here if you need us. Let's get started. Contact Us #### Future Home Loans Blog Future Home Loans Blog How to File for Homestead Exemption in North Florida Future Home Loans February 26, 2021 Home Mortgage Loans for Home Buyers: Your 5 Best Options Future Home Loans February 12, 2021 Finance 4 Simple Ways to Improve Your Jacksonville Yard and Home Value Mary Walker January 29, 2021 Home 4 Steps To Success: Getting A Mortgage Future Home Loans October 23, 2020 Finance Pros & Cons To Buying In Today’s Market Future Home Loans October 1, 2020 Finance Calm In The Chaos: Your 2020 Hurricane Season Guide Future Home Loans September 18, 2020 Home Lifestyle 5 Major Shifting Housing Trends Amid COVID-19 Pandemic Future Home Loans August 21, 2020 Uncategorized First-Time Buyer On The Space Coast: Avoid These 3 Mistakes! Future Home Loans August 12, 2020 Uncategorized First time home buyer in North Florida? Avoid these 3 mistakes! Mary Walker August 7, 2020 Finance Home 1 2 3 Get Future in your Inbox New product alerts, scoop on new events, and deals are ahead Subscribe First Name Last Name Email * reCAPTCHA Submit Δ Here if you need us Let's get started. Contact Us #### Future Home Loans Reviews Reviews What our customers say Future Home Loans Reviews - Mortgage Brokers - Jacksonville FL "We had a unique situation and Justin did a great job explaining the options upfront & then, with a short timeframe, made the loan happen with time to spare, and with the exact set-up that we wanted (plus, it was great talking baseball too)! Thank you! " Patrick O'Donnell Closed August 2019 "She could not have made the process any smoother and stress-free, and we could not be more thankful to have had the opportunity to work with such an amazing and caring individual (as opposed to a big bank who we would have just been another number to). Melissa is a genuine person who made us feel like a priority and as if we were her only clients, even though we were not! She is a dedicated, hard worker, who goes above and beyond to get the job done in a timely manner and exceeded all of our expectations, keeping us in the loop throughout the entire process. . . " Ava Mae Closed July 2019 "Where to begin? We decided to sell our home of 23 years and buy a new home in a very tight Market. While there were so many ups and downs in the Real Estate process, Ryan kept us updated every step of the way about Loan procedures. For every question or uncertainty we had, Ryan got back with us immediately and answered all of our questions. Our Buyer Closing Costs, were explained up front and thee were no surprises at closing. I would recommend talking to Ryan, even if you think you may not qualify for a home loan due to credit issues. He will find the best financing option for you and your family! Karen H. Closed August 2019 "Eric was a joy to work with as he arranged a mortgage for me on a home I bought in Jacksonville, Florida. I was in Illinois and we were able to talk on the phone, work through email and even fax documents as necessary. We worked through the process in a very orderly fashion and closed the purchase within the time limit set by the brokers." Ross Reardon Closed July 2019 "My husband and I purchased our second home with Ryan's help. He was always willing to help and made the process really quick and easy. We got a really great rate and have already recommended Ryan to our friends and family. It was a pleasure working with him!" Jessica Closed August 2019 "Eric was the first person to say yes to us. He was there from the very beginning to the end. I would recommend him to anyone that is looking to buy a house." Crockniles Closed March 2019 "I highly recommend Eric to anyone looking to get a mortgage. He is extremely knowledgeable, always happy to answer questions at any time and is an all around great person to work with. He goes above and beyond and will help guide you in finding the best loan for your situation. Not to mention he responds to emails faster than anyone I know!" Tom Ward Closed August 2019 "Completely flawless process! Everything went so smooth it didn’t even seem possible. We were able to get everything done fast enough to even close a week early! I highly recommend Melissa and Future Home Loan’s for your next home purchase!" Thomas Hagans Closed August 2019 "We found MaryAnn through our realtor, because at the time we were using a different VA lender. Being our first home purchase, we had plenty of questions, especially it being a VA loan. MaryAnn not only answered all of our questions, but made sure we got the best deal we could to buy our first home. If you’re looking to buy a home, give MaryAnn a call." ZIllow Closed August 2019 "Phillip was super responsive, Super fast, got me an amazing rate, and I closed in 17 days from when I applied for my loan. I couldn't ask for ANYTHING more. Hopefully I never need to buy a home again, but if I do, Phillip will be my first call! Thank you!!" Robert Bastos Closed August 2019 "Scott was always extremely quick to respond to any questions I had in my first home purchase. He was able to send pre-qualification letters quickly for houses I wanted to put offers on. The closing process was very fast, which allowed me to enjoy my new home much sooner than expected!" Sam Closed Jul 2019 "Buying a home in a new state can be unnerving at times. Having a wise lender who understands the industry is irreplaceable, and just as important as the realtor you choose. Our experience with Cara was wonderful. She kept us informed on a timely basis without overwhelming us. I was never intimidated by her requests or communication, and actually looked forward to hearing from her. She was appropriately early to the closing and proved very beneficial to the closing agent as well, explaining all of the nuances of the closing material, which can be a challenge to any home buyer. We will highly recommend Cara Potter for any and all home buyers we encounter." S. Thompson Closed August 2019 "Ben was way more than helpful. He walked me through every step to buying my first house. I thought it was impossible to buy a house with my specific scenario. I had a very short time to buy a house and he made it happen! He was there every step of the way answering all my questions. Always there and very reliable." Rebecca Rich Closed July 2019 "Scott was efficient, quick, creative and very knowledgeable. He found us the best deal and was easy to work with. He was there on closing day to ensure everything went smooth and answer any questions we had. Great guy and excellent service!" Zillow Closed July 2019 "I know there are a lot of good ,professional loan officers in the business ,but Ben Cooper is the best. I just bought a house and Ben was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life . I highly recommend him to anyone buying a home ." Lex Payne Closed August 2019 Asset 3 READ MORE REVIEWS ON ZILLOW Here if you need us. Let's get started. Contact Us #### Galina Jacobson Galina Jacobson Mortgage Broker - Jacksonville, Florida | Georgia NMLS #794781 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 408 Sapphire Blvd, Hewitt , TX 76643 Let's Talk (904)-404-6768 Email Me galina@future.loans Call Email Galina Jacobson Mortgage Broker (904)-404-6768 Here if you need us. Let's get started. Contact Us #### Georgia FUTURE HOME LOANS - MORTGAGE BROKER IN GEORGIA We're a fast growing, veteran-owned and operated mortgage broker in Atlanta GA with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish. Meet The Team Our Mortgage Brokers In Georgia SEE WHAT OUR CLIENTS ARE SAYING! Jonathan helped us out in so many ways. He was very relentless working around the clock to make sure we have the best deal and made the experience very joy-able. I would recommend him 100 out of 100 times! He's that good. Zillow Orange Park, FL5 Star Experience! Very Pleased Super responsive, Super fast, got me an amazing rate, and I closed in 17 days from when I applied for my loan. I couldn't ask for ANYTHING more. Zillow User- Palm Coast, FLWow! What an experience Constantly called to follow up with me during my process. I was able to move quickly on the home I wanted and the process couldn't have been smoother! He is the MAN!!! Kuchler Family from Jacksonville, FLGreat to work with! YOUR GEORGIA MORTGAGE EXPERTS Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in Atlanta, Georgia with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. MORTGAGES MADE EASY More Options and Better Rates Paperless & Speedy Save Money & Spend Less Out of Pocket Direct Lender & Mortgage Broker Are you looking to purchase or refinance a home? Free Home Purchase Qualifier Free Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Send Us A Message Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Hannah Linkenauger Hannah Linkenauger Mortgage Broker - Jacksonville, Florida NMLS #2269066 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904.599.4912 Email Me hannah@future.loans Call Email Hannah Linkenauger Mortgage Broker 904.599.4912 Here if you need us. Let's get started. Contact Us #### Hector Gil Hector Gil Mortgage Broker - Charlotte, NC NMLS #1772407 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 980-395-7676 Email Me Hector@future.loans Call Email Hector Gil Mortgage Broker 9803957676 Here if you need us. Let's get started. Contact Us #### Hilary Jones Hilary Jones Mortgage Broker - Texas NMLS #2552987 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk Mobile: 254-227-3058 Email Me hilary@future.loans Call Email Hilary Jones Mortgage Broker Mobile: 254-227-3058 Here if you need us. Let's get started. Contact Us #### Home Future Home Loans | Mortgage Brokers Find a Mortgage Broker Get My Pre-Approval 5,800Happy Customers3,000Reviews30+ Active Lenders14 Days Average Clear-To-Close WHY US? No lender fee’s for Veterans ¹ Industry Leading Prices Processed at the speed of light 100’s of loan options to choose from We are the deal savers ¹ 3rd Party Fees still apply.At Future Home Loans, our expert mortgage brokers prioritize putting your future first by providing unparalleled support and guidance throughout your home-buying or refinancing journey. Whether you're purchasing your first home, looking for a second home, planning to refinance, or needing cash for your next remodel, we offer a range of loan options tailored to your unique needs. We understand that not everyone fits the mold big banks require, so we encourage you to reach out to us, even if you've been declined elsewhere. We're here to help you and find the right solution for you.Unlike other mortgage lenders who may only promise good service or a good rate, we believe you shouldn't have to choose Future Home Loans. We’re dedicated to ensuring your financing experience is as seamless and beneficial as possible, emphasizing our pledge to help you achieve your homeownership dreams with the best possible financial conditions. The Future is Bright! https://youtu.be/W4YeLzuKUZs?si=kCEve5EeVTyTnm1V SEE WHAT OUR CLIENTS ARE SAYING! Damian and Jenn went far beyond our expectations. Communication, follow through and updates were uncommonly competent and professional. I highly recommend this team! Shawn Brian and Angelica were a pleasure to work with! They made things to easy to buy our first home! I highly recommend going with them you will not regret it! Garetear11 Best loan assistance in Florida! Matt JOIN OUR TEAM Level Up Your Production with Our "Broker+" Model Future Home Loans is actively recruiting experienced mortgage professionals who are ready to scale their business. Join our veteran-owned brokerage and get the support, technology, and compensation you deserve. Ask about our "Broker Plus" model designed for high-performance loan professionals. Learn More Sharper Pricing Win more deals in competitive markets Better Comp Without all of the red tape DEDICATED SUPPORT A team that has your back along with best-in-class tools MOVE FASTER Real operational support so you can move faster from app to close. Learn More With Our Blog Why Your Realtor Should Take Complete Control of Your Open House   Picture this: potential buyers walk into your open house, and there you are, hovering by the kitchen counter, eager...Read More Selecting The Right Loan Officer   Finding the perfect home is only half the battle—selecting the right loan officer can make or break your mortgage...Read More Ready to Refinance but Don’t Know Where to Start? Here’s a Simple 3-Step Guide Refinancing your home can be a smart financial move—but if you’re like many homeowners, you may be wondering where to...Read More Wherever You Are on Your Home Journey, We’re Here A new year always feels like a deep breath. It’s a reset. A chance to reflect on where you’ve been,...Read More Our Customers Love Us Best value Paperless & Speedy Expert Mortgage Brokers Local & Veteran Owned Here if you need us Let's get started. FREE Home Purchase Qualifier FREE Home Refinance Analysis Our Social Scene Facebook-f X-twitter Instagram #### Home Appraisals How may we help? Home Appraisals Learn > Mortgage 101 >​​ Home Appraisals What is an Appraisal? An Appraisal is an estimate of a property’s fair market value. It’s a document generally required (depending on the loan program) by a lender before loan approval to ensure that the mortgage loan amount is not more than the value of the property. The Appraisal is performed by an “Appraiser” typically a state-licensed professional who is trained to render expert opinions concerning property values, its location, amenities, and physical conditions. Why get an Appraisal? Obtaining a loan is the most common reason for ordering an Appraisal, however there are other reasons to get one: Contesting high property taxes Establishing the replacement cost for insurance purposes Divorce settlement Estate settlement Negotiating tool in real estate transactions Determining a reasonable price when selling real estate Protecting your rights in an eminent domain case A government agency requirement A lawsuit What are Appraisal Methods? There are 3 common approaches, or Appraisal Methods, used by Appraisers to establish property value. After a thorough exercise of all 3, a final value estimate is correlated. When evaluating single-family, owner-occupied properties, the Sales Comparison Approach is heavily weighted by an Appraiser. Cost Approach – A formula is used to obtain the property value: Land value (vacant) added to the cost to reconstruct the appraised building as new on the date of value, less accrued depreciation the building suffers in comparison with a new building. Sales Comparison Approach – The Appraiser identifies 3 to 4 comparable comps, recently sold properties in the neighborhood, ideally, sold in the previous 6 months and within ½ mile of the subject property. A comparison is done between the recently sold properties and the subject property including square footage, number of bedrooms and bathrooms, property age, lot size, view, and property condition. Income Approach – The potential net income of the property is capitalized to arrive at a property value. Capitalization is the process of converting a future income stream into a present value. This approach is suited to income-providing properties and is used in conjunction with other valuation methods. Can Another Mortgage Company be Used After the Completed Appraisal? Yes. In most cases you will not have to pay for another appraisal if you change your mortgage company, and depending on the loan program typed, the first lender can transfer it to the new lender. Some appraisal firms may charge a small fee because additional clerical work is required to reflect the new mortgage company; this is called an “Appraisal Retype Fee”. The original mortgage company has the right to refuse to transfer the appraisal to another lender. In this case, a new appraisal is needed. Who determines the market value of a property? The property seller sets the price, especially for residential property, not the Appraiser. Sellers usually don’t order an appraisal because they want to obtain the highest price for their home and therefore don’t want to be bound by the Appraiser’s assessment.The real estate agent receives a percentage of the price as compensation and often represents the seller in the transaction and assists them in setting the sale price. They perform a Comparative Market Analysis (CMA), which real estate agents in most states are allowed to perform without an Appraiser’s License or Certification. The CMA is vital to the agent’s preparation for a listing examining recent property sales in the neighborhood to arrive at a listing price. Typically the agent will suggest a price to the seller based on the CMA however the seller may choose to list their property for a higher price. How can I assist my Appraiser? It’s to your advantage to help the Appraiser perform the assessment by providing additional information: What is the purpose for the appraisal? Is the property listed for sale, and if so, for what price and with whom? Is there a mortgage? And if so, with whom, when placed, for how much and what type (FHA, VA, etc.), at what interest rate, or other type of financing? Are any personal properties or appliances included in the property? With an income-producing property, what is the income breakdown and expenses for the last year or two? A copy of the lease may be required. Provide a copy of the deed, survey, purchase agreement, or additional property papers. Provide a copy of the current real estate tax bill, statement of special assessments, or balance owed on anything, i.e. sewer, water, etc. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Home Closing Costs How may we help? Learn > Mortgage 101 >  What Happens at Closing? At closing, the ownership of the property is officially transferred from the seller to you. This may involve you, the seller, real estate agents, your attorney, the lender’s attorney, title or escrow firm representatives, clerks, secretaries, and other staff. You can have an attorney represent you if you can’t attend the closing meeting, i.e., if you’re out-of-state. Closing can take anywhere from 1-hour to several depending on contingency clauses in the purchase offer, or any escrow accounts needing to be set up.Most paperwork in closing or settlement is done by attorneys and real estate professionals. You may or may not be involved in some of the closing activities; it depends on who you are working with.Prior to closing you should have a final inspection, or “walk-through” to insure requested repairs were performed, and items agreed to remain with the house are there such as drapes, lighting fixtures, etc.In most states the settlement is completed by a title or escrow firm in which you forward all materials and information plus the appropriate cashier’s checks so the firm can make the necessary disbursement. Your representative will deliver the check to the seller, and then give the keys to you. What are Statutory Costs? These are expenses you have to pay to state and local agencies, even if you paid cash for the house and didn’t need a mortgage:Transfer Taxes – Required by some localities to transfer the title and deed from the seller to the buyer.Deed Recording Fees – To pay for the County Clerk to record the deed and mortgage, and to change the property tax billing.Pro-Rated Taxes – Such as school taxes and municipal taxes may need to be split between the buyer and the seller since they are due at different times of the year. For example, if taxes are due in October and you close in August, you would owe taxes for two months, and the seller would owe for the other ten months. Pro-rated taxes are usually paid based on the number of days, not months, of ownership. Some lenders may require you to set up an escrow account to cover these bills. If not, you may want to set one up yourself to insure the funds are set aside for these necessary expenses.State & Local Fees – Other state and local mortgage taxes and fees may apply. What are Third-Party Costs? There may be expenses paid to others like inspectors or insurance firms, even if you paid cash for the property:Attorney Fees – You may want to hire an attorney when purchasing a home. They usually charge a percentage of the selling price up to 1%, or some work on an hourly basis or for a flat fee.Title Search Costs – Usually your attorney will perform or will arrange for the title search to ensure there are no obstacles such as liens or lawsuits regarding the property, or you may work with a title company to verify a clear property title.Homeowner’s Insurance – Most lenders require you prepay the first year’s premium for homeowners insurance, sometimes called hazard insurance, and must show proof of payment at the closing. This insures that the investment will be secured even if the property is destroyed.Real Estate Agent’s Sales Commission – The seller pays the real estate agent’s commission, and if one agent lists the property and another sells it, the commission is usually split. The commission is negotiable between the seller and the agent. What are Finance and Lender Charges? Most people associate closing costs with finance charges levied by mortgage lenders. The charges you pay will vary among lenders, so it’s good to shop around for the best combination of mortgage terms and closing, or settlement costs:Origination Fee – For processing the mortgage application, there may be a flat fee or a percentage of the mortgage loan.Credit Report – Most lenders require a credit report on you and your spouse or an equity partner. This fee is often a part of the origination fee.Points – One point is equal to 1% of the amount borrowed and can be payable when the loan is approved either before or at closing. Points can be shared with the seller, which is negotiable in the purchase offer. Some lenders will let you finance points that will add to the mortgage cost. If you pay the points up front, they are tax-deductible in the year they are paid. Different deductibility rules apply to second home loans.Lender’s Attorney’s Fees – For your attorney to draw up documents and to ensure that the title is clear, and for representation at the closing.Document Preparation Fees – There are fees charged for the preparation of documents prepared during the home buying process that are considered closing costs.Preparation of Amortization Schedule – Some lenders will prepare a detailed amortization for the full term of your mortgage. This is usually done for fixed mortgages or adjustable mortgages.Land Survey – Lenders may require that the property be surveyed to ensure it has not been encroached and to verify the buildings and improvements to the property.Appraisals – Professional Appraisers can make a comparison of the value of the property to that of other recently sold neighborhood properties. Lenders want to be sure the property is worth the amount of the mortgage loan.Lender’s Mortgage Insurance – If your down payment is 20% or less, many lenders require that you purchase Private Mortgage Insurance (PMI) for the loan amount. If you should default on your loan, the lender will recover their money. These insurance premiums will continue until your principal payments, plus the down payment equals 20% of the selling price and may continue for the life of the loan. The premiums are usually added to any amount you must escrow for taxes and homeowner’s insurance.Lender’s Title Insurance – Even with a title search for any property obstacles, liens or lawsuits, many lenders require insurance to protect their mortgage investment. This is a one-time insurance premium usually paid at closing and is for the lender only, not the homebuyer.Release Fees – If the seller has worked with a contractor who put a lien on the house and is expecting payment from the proceeds of the house sale, there may be fees to release the lien. The seller usually pays these fees, which could be negotiated in the purchase offer.Inspections Required by Lenders – The lender may require a Termite Inspection if you apply for an FHA or a VA mortgage loan. In many rural areas, a water test may be needed to ensure the well and water system will maintain an adequate water supply to the house; for the quantity, not quality. Depending on the sales contract and property type, additional inspections may be required.Prepaid Interest – The first regular mortgage payment is usually due from 6-8 weeks from closings; however, interest costs begin at closing time. The lender will calculate the interest owed for that period of time, and that fraction of interest is sometimes due at closing.Escrow Account – Lenders often require that you set up an Escrow Account, where you will make monthly payments to, for taxes, homeowner’s insurance, and sometimes PMI (Private Mortgage Insurance). The amount placed in this account at closing depends on when property taxes are due and the timing of the settlement transaction. The lender can give you a cost approximation during the application process of your mortgage loan. Are There Any Other Upfront Expenses? Other up-front expenses can include the deposit or binder you make at the time of the purchase offer, the remaining cash down payment you make at closing, or any one or more of the following:Inspections – Lenders may require inspections. You can make your purchase offer contingent on satisfactory completion of inspections such as structural, water quality tests, septic, termite, roof and radon tests. You and the seller can negotiate these inspection fees.Owner’s Title Insurance – You may want to purchase title insurance in case of unforeseen problems so you’re not left owing a mortgage on a property you no longer own. A thorough title search ensures a clear title.Appraisal Fees – You may want to hire an Appraiser either before you sign a purchase offer or after reviewing the lender’s appraisal report.Money to the Seller – You’ll need to pay for items in the house you want that were not negotiated in the purchase offer such as appliances, light fixtures, drapes, lawn furniture, or fuel oil and propane left in tanks.Moving Expenses – If you are changing jobs, your new employer may pay for your relocation; otherwise, you must figure in the costs of moving, which would include truck rentals, professional movers, cash for utility deposits like telephone, cable, electricity, etc.Escrow Account Funds – In the purchase offer, you can request that the seller set up an Escrow Account to defray any costs for major cleanup, radon mitigation procedures, house painting, appliance repairs, etc. Depending on the purchase offer contract and contingency clauses, you may discover that you have expenses upon moving in.Example:  Your purchase offer contract has a clause making the purchase contingent on a satisfactory structural inspection. If it is determined that the house needs a new roof, you can then negotiate to have the seller arrange for the work to be done. However, this will delay the closing date. To remedy the structural issue, you may have to agree to pay for:A higher price for the house, orSome of the new roof repair expenses, orPart of the cost of the roof with the seller (using estimates from a contractor of your choice and with each of you putting funds into an Escrow Account), orA reduced sales price if the seller is willing to reduce the sale price of the house rather than replace the roof. Either way, cash will be needed for the new roof.Time Investment – One often overlooks the time invested in finding and purchasing a home, including house-hunting and contacting realtors, home inspectors, mortgage brokers, accountant, and attorney. The good news is that when you contact our team of experts your time is well spent. What is RESPA? The Real Estate Settlement Procedures Act (RESPA) contains information regarding the settlement or closing costs you are likely to face. Within three days from the time of your mortgage application, your lender is required to provide you a “good faith estimate of settlement costs” (GFE) based on their understanding of your purchase contract. This estimate will indicate how much cash you will need at closing to cover prorated taxes, first month’s interest, and other settlement costs.RESPA requires lenders to give you an information booklet about settlement costs, written by the U.S. Department of Housing & Urban Development which address how to negotiate a sales contract, ways to work with professionals like attorneys, real estate agents, lenders, etc, and your given rights as a home buyer. It gives an example of the Uniform Settlement Statement used at your closing. You are entitled to see a copy of the statement 1-business day prior to closing indicating your final costs. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Home Loan Credit Score How may we help? Learn > Mortgage 101 > Home Loan Credit Score What is a credit report? Your credit payment history is recorded in a file or report. These files or reports are maintained and sold by “consumer reporting agencies” (CRAs). One type of CRA is commonly known as a credit bureau. You have a credit record on file at a credit bureau if you have ever applied for a credit or charge account, a personal loan, insurance, or a job. Your credit record contains information about your income, debts, and credit payment history. It also indicates whether you have been sued, arrested, or have filed for bankruptcy. Do I have a right to know what's in my report? Yes, if you ask for it. The CRA must tell you everything in your report, including medical information, and in most cases, the sources of the information. The CRA also must give you a list of everyone who has requested your report within the past year-two years for employment related requests. What type of information do credit bureaus collect and sell? Credit bureaus collect and sell four basic types of information:Identification and employment informationYour name, birth date, Social Security number, employer, and spouse’s name are routinely noted. The CRA also may provide information about your employment history, home ownership, income, and previous address, if a creditor requests this type of information.Payment historyYour accounts with different creditors are listed, showing how much credit has been extended and whether you’ve paid on time. Related events, such as referral of an overdue account to a collection agency, may also be noted.InquiriesCRAs must maintain a record of all creditors who have asked for your credit history within the past year, and a record of those persons or businesses requesting your credit history for employment purposes for the past two years.Public record informationEvents that are a matter of public record, such as bankruptcies, foreclosures, or tax liens, may appear in your report. What is credit scoring? Credit scoring is a system creditors use to help determine whether to give you credit. Information about you and your credit experiences, such as your bill-paying history, the number and type of accounts you have, late payments, collection actions, outstanding debt, and the age of your accounts, is collected from your credit application and your credit report. Using a statistical program, creditors compare this information to the credit performance of consumers with similar profiles. A credit scoring system awards points for each factor that helps predict who is most likely to repay a debt. A total number of points — a credit score — helps predict how creditworthy you are, that is, how likely it is that you will repay a loan and make the payments when due.The most widely used credit scores are FICO scores, which were developed by Fair Isaac Company, Inc. Your score will fall between 350 (high risk) and 850 (low risk).Because your credit report is an important part of many credit scoring systems, it is essential to make sure it’s accurate before you submit a credit application. To get copies of your report, contact the three major credit reporting agencies:Equifax: (800) 685-1111 Experian (formerly TRW): (888) EXPERIAN (397-3742) Trans Union: (800) 916-8800 You are entitled to receive one free credit report every 12 months from each of the nationwide consumer credit reporting companies – Equifax, Experian, and TransUnion. This free credit report may not contain your credit score and can be requested through the following website: https://www.annualcreditreport.com Why is credit scoring used? Credit scoring is based on real data and statistics, so it usually is more reliable than subjective or judgmental methods. It treats all applicants objectively. Judgmental methods typically rely on criteria that are not systematically tested and can vary when applied by different individuals. How is a credit scoring model developed? To develop a model, a creditor selects a random sample of its customers, or a sample of similar customers if their sample is not large enough, and analyzes it statistically to identify characteristics that relate to creditworthiness. Then, each of these factors is assigned a weight based on how strong a predictor it is of who would be a good credit risk. Each creditor may use its own credit scoring model, different scoring models for different types of credit, or a generic model developed by a credit scoring company.Under the Equal Credit Opportunity Act, a credit scoring system may not use certain characteristics like — race, sex, marital status, national origin, or religion — as factors. However, creditors are allowed to use age in properly designed scoring systems. But any scoring system that includes age must give equal treatment to elderly applicants. How reliable is the credit scoring system? Credit scoring systems enable creditors to evaluate millions of applicants consistently and impartially on many different characteristics. But to be statistically valid, credit scoring systems must be based on a big enough sample. Remember that these systems generally vary from creditor to creditor.Although you may think such a system is arbitrary or impersonal, it can help make decisions faster, more accurately, and more impartially than individuals when it is properly designed. And many creditors design their systems so that in marginal cases, applicants whose scores are not high enough to pass easily or are low enough to fail absolutely are referred to a credit manager who decides whether the company or lender will extend credit. This may allow for discussion and negotiation between the credit manager and the consumer. What can I do to improve my score? Credit scoring models are complex and often vary among creditors and for different types of credit. If one factor changes, your score may change — but improvement generally depends on how that factor relates to other factors considered by the model. Only the creditor can explain what might improve your score under the particular model used to evaluate your credit application.Nevertheless, scoring models generally evaluate the following types of information in your credit report:Have you paid your bills on time? Payment history typically is a significant factor. It is likely that your score will be affected negatively if you have paid bills late, had an account referred to collections, or declared bankruptcy, if that history is reflected on your credit report.What is your outstanding debt? Many scoring models evaluate the amount of debt you have compared to your credit limits. If the amount you owe is close to your credit limit, that is likely to have a negative effect on your score.How long is your credit history? Generally, models consider the length of your credit track record. Insufficient credit history may have an effect on your score, but that can be offset by other factors, such as timely payments and low balances.Have you applied for new credit recently? Many scoring models consider whether you have applied for credit recently by looking at “inquiries” on your credit report when you apply for credit. If you have applied for too many new accounts recently, that may negatively affect your score. However, not all inquiries are counted. Inquiries by creditors who are monitoring your account or looking at credit reports to make “prescreened” credit offers are not counted.How many and what types of credit accounts do you have? Although it is generally good to have established credit accounts, too many credit card accounts may have a negative effect on your score. In addition, many models consider the type of credit accounts you have. For example, under some scoring models, loans from finance companies may negatively affect your credit score.Scoring models may be based on more than just information in your credit report. For example, the model may consider information from your credit application as well: your job or occupation, length of employment, or whether you own a home.To improve your credit score under most models, concentrate on paying your bills on time, paying down outstanding balances, and not taking on new debt. It’s likely to take some time to improve your score significantly. What happens if you are denied credit or don't get the terms you want? If you’ve been denied credit, or didn’t get the rate or credit terms you want, ask the creditor if a credit scoring system was used. If so, ask what characteristics or factors were used in that system, and the best ways to improve your application. If you get credit, ask the creditor whether you are getting the best rate and terms available and, if not, why. If you are not offered the best rate available because of inaccuracies in your credit report, be sure to dispute the inaccurate information.If you are denied credit, the Equal Credit Opportunity Act requires that the creditor give you a notice that tells you the specific reasons your application was rejected or the fact that you have the right to learn the reasons if you ask within 60 days. Indefinite and vague reasons for denial are illegal, so ask the creditor to be specific. Acceptable reasons include: “Your income was low” or “You haven’t been employed long enough.” Unacceptable reasons include: “You didn’t meet our minimum standards” or “You didn’t receive enough points on our credit scoring system.”If a creditor says you were denied credit because you are too near your credit limits on your charge cards or you have too many credit card accounts, you may want to reapply after paying down your balances or closing some accounts. Credit scoring systems consider updated information and change over time.Sometimes you can be denied credit because of information from a credit report. If so, the Fair Credit Reporting Act requires the creditor to give you the name, address and phone number of the credit reporting agency that supplied the information. You should contact that agency to find out what your report said. This information is free if you request it within 60 days of being turned down for credit. The credit reporting agency can tell you what’s in your report, but only the creditor can tell you why your application was denied. Fair Credit Reporting Act The Fair Credit Reporting Act (FCRA) is designed to help ensure that CRAs furnish correct and complete information to businesses to use when evaluating your application.Your rights under the Fair Credit Reporting Act:You have the right to receive a copy of your credit report. The copy of your report must contain all of the information in your file at the time of your request.You have the right to know the name of anyone who received your credit report in the last year for most purposes or in the last two years for employment purposes.Any company that denies your application must supply the name and address of the CRA they contacted, provided the denial was based on the information given by the CRA.You have the right to a free copy of your credit report when your application is denied because of information supplied by the CRA. Your request must be made within 60 days of receiving your denial notice.If you contest the completeness or accuracy of the information in your report, you should file a dispute with the CRA and with the company that furnished the information to the CRA. Both the CRA and the furnisher of information are legally obligated to reinvestigate your dispute.You have a right to add a summary explanation to your credit report if your dispute is not resolved to your satisfaction. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculator Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Home Loan FAQ How may we help? Home Loan FAQ Learn > Buying a home or refinancing can feel complicated — but it doesn’t have to be. At Future Home Loans, we believe the process should be transparent, stress-free, and tailored to you. That’s why we’ve gathered the most common questions our clients ask — from loan programs and closing timelines to credit requirements and VA benefits.Whether you’re a first-time homebuyer, a veteran exploring your options, or simply looking to save more on your next mortgage, you’ll find clear, straightforward answers right here. And if you don’t see your question listed, our team is just a quick message away — ready to guide you every step of the way toward your future home. When should I refinance? It’s generally a good time to refinance when mortgage rates are 2% lower than the current rate on your loan. It may be a viable option, even if the interest rate difference is only 1% or less. Any reduction can trim your monthly mortgage payments. Example: Your payment, excluding taxes and insurance, would be about $770 on a $100,000 loan at 8.5%; if the rate were lowered to 7.5%, your payment would then be $700, now you’re saving $70 per month. Your savings depend on your income, budget, loan amount, and interest rate changes. Your trusted lender can help you calculate your options. What are points? A point is a percentage of the loan amount, or 1 point = 1% of the loan, so one point on a $100,000 loan is $1,000. Points are costs that need to be paid to a lender to get mortgage financing under specified terms. Discount points are fees used to lower the interest rate on a mortgage loan by paying some of this interest upfront. Lenders may refer to costs in terms of basic points in hundredths of a percent, 100 basis points = 1 point, or 1% of the loan amount. Should I pay points to lower my interest rate? Yes, if you plan to stay in the property for a least a few years. Paying discount points to lower the loan’s interest rate is a good way to lower your required monthly loan payment, and possibly increase the loan amount that you can afford to borrow. However, if you plan to stay in the property for only a year or two, your monthly savings may not be enough to recoup the cost of the discount points that you paid upfront. What is an APR? The annual percentage rate (APR) is an interest rate reflecting the cost of a mortgage as a yearly rate. This rate is likely to be higher than the stated note rate or advertised rate on the mortgage because it takes into account points and other credit costs. The APR allows home-buyers to compare different types of mortgages based on the annual cost for each loan. The APR is designed to measure the “true cost of a loan.” It creates a level playing field for lenders. It prevents lenders from advertising a low rate and hiding fees.The APR does not affect your monthly payments. Your monthly payments are strictly a function of the interest rate and the length of the loan.Because APR calculations are affected by the various different fees charged by lenders, a loan with a lower APR is not necessarily a better rate. The best way to compare loans is to ask lenders to provide you with a good-faith estimate of their costs on the same type of program (e.g. 30-year fixed) at the same interest rate. You can then delete the fees that are independent of the loan such as homeowner’s insurance, title fees, escrow fees, attorney fees, etc. Now add up all the loan fees. The lender that has lower loan fees has a cheaper loan than the lender with higher loan fees.The following fees are generally included in the APR:Points – both discount points and origination pointsPre-paid interest. The interest paid from the date the loan closes to the end of the month.Loan-processing feeUnderwriting feeDocument preparation feePrivate mortgage insuranceEscrow feeThe following fees are normally not included in the APR:Title or abstract feeBorrower Attorney feeHome inspection feesRecording feeTransfer taxesCredit reportAppraisal fee Are There Any Other Upfront Expenses? The major portion of other upfront expenses is the deposit or binder you make at the time of the purchase offer, the remaining cash down payment you make at closing or can include:Inspections – Lenders may require inspections, and you can make your purchase offer contingent based on satisfactory completion of some other inspections such as structural, water quality tests, septic, termite, roof, and radon tests. You and the seller can negotiate these inspection fees.Owner’s Title Insurance – You may want to purchase title insurance in case of unforeseen problems, so you’re not left owing a mortgage on a property you no longer own. A thorough title search ensures a clear title.Appraisal Fees – You may want to hire an Appraiser either before you sign a purchase offer or after reviewing the lender’s appraisal report.Money to the Seller – You’ll need to pay for items in the house you want that were not negotiated in the purchase offer such as appliances, light fixtures, drapes, lawn furniture, or fuel oil and propane left in tanks.Moving Expenses – If you are changing jobs, your new employer may pay for your relocation; otherwise, you must figure in the moving costs such as truck rentals, professional movers, cash for utility deposits like telephone, cable, electricity, etc.Escrow Account Funds – In the purchase offer, you can request that the seller set up an Escrow Account to defray any costs for major cleanup, radon mitigation procedures, house painting, appliance repairs, etc. Depending on the purchase offer contract and contingency clauses, you may discover that you have expenses upon moving in.Example:  Your purchase offer contract has a clause making the purchase contingent on a satisfactory structural inspection. If it is determined that the house needs a new roof, you can then negotiate to have the seller arrange for the work to be done.  However, this will delay the closing date. To remedy the structural issue, you may have to agree to pay for:  A higher price for the house, or Some of the new roof repair expenses, or Part of the cost of the roof with the seller (using estimates from a contractor of your choice and with each of you putting funds into an Escrow Account), or A reduced sales price if the seller is willing to reduce the sale price of the house rather than replace the roof.  Either way, cash will be needed for the new roof.Time Investment – One often overlooks major upfront costs in buying a home. The time and expenses invested in house-hunting, which can take up to 4-months, plus the time spent searching for the best mortgage for you, the right real estate agent, an attorney, and other related things that take up your valuable time. What does it mean to lock the interest rate? Mortgage rates can change from the day you apply for a loan to the day you close the transaction. If interest rates rise sharply during the application process it can increase the borrower’s mortgage payment unexpectedly. Therefore, a lender can allow the borrower to “lock-in” the loan’s interest rate guaranteeing that rate for a specified time period, often 30-60 days, sometimes for a fee. What documents do I need to prepare for my loan application? Below is a list of documents that are required when you apply for a mortgage. However, every situation is unique and you may be required to provide additional documentation. So, if you are asked for more information, be cooperative and provide the information requested as soon as possible. It will help speed up the application process.Your PropertyCopy of signed sales contract including all ridersVerification of the deposit you placed on the homeNames, addresses and telephone numbers of all realtors, builders, insurance agents and attorneys involvedCopy of Listing Sheet and legal description if available (if the property is a condominium, please provide condominium declaration, by-laws, and most recent budget)Your IncomeCopies of your pay-stubs for the most recent 30-day period and year-to-dateCopies of your W-2 forms for the past two yearsNames and addresses of all employers for the last two yearsLetter explaining any gaps in employment in the past two yearsWork visa or green card (copy front & back)If self-employed or receive commission or bonus, interest/dividends, or rental income:Provide full tax returns for the last two years PLUS year-to-date Profit and Loss statement (please provide complete tax return including attached schedules and statements. If you have filed an extension, please supply a copy of the extension.)K-1’s for all partnerships and S-Corporations for the last two years (please double-check your return. Most K-1’s are not attached to 1040.)Completed and signed Federal Partnership (1065) and/or Corporate Income Tax Returns (1120), including all schedules, statements, and addenda for the last two years. (Required only if your ownership position is 25% or higher.)If you will use Alimony or Child Support to qualify:Provide divorce decree/court order stating amount, as well as, proof of receipt of funds for last yearIf you receive Social Security income, Disability, or VA benefits:Provide an award letter from agency or organizationSource of Funds and Down PaymentSale of your existing home – provide a copy of the signed sales contract on your current residence and statement or listing agreement if unsold (at closing, you must also provide a settlement/Closing Statement)Savings, checking or money market funds – provide copies of bank statements for the last three monthsStocks and bonds – provide copies of your statement from your broker or copies of certificatesGifts – If part of your cash to close, provide Gift Affidavit and proof of receipt of fundsBased on information appearing on your application and/or your credit report, you may be required to submit additional documentationDebt or ObligationsPrepare a list of all names, addresses, account numbers, balances, and monthly payments for all current debts with copies of the last three monthly statementsInclude all names, addresses, account numbers, balances, and monthly payments for mortgage holders and/or landlords for the last two yearsIf you are paying alimony or child support, include marital settlement/court order stating the terms of the obligationCheck to cover Application Fee(s) How is my credit judged by lenders? Credit scoring is a system creditor’s use to help determine whether to give you credit. Information about you and your credit experiences, such as your bill-paying history, the number and type of accounts you have, late payments, collection actions, outstanding debt, and the age of your accounts, is collected from your credit application and your credit report. Using a statistical program, creditors compare this information to the credit performance of consumers with similar profiles. A credit scoring system awards points for each factor that helps predict who is most likely to repay a debt. A total number of points — a credit score — helps predict how creditworthy you are, that is, how likely it is that you will repay a loan and make the payments when due.The most widely use credit scores are FICO scores, which were developed by Fair Isaac Company, Inc. Your score will fall between 350 (high risk) and 850 (low risk).Because your credit report is an important part of many credit scoring systems, it is very important to make sure it’s accurate before you submit a credit application. To get copies of your report, contact the three major credit reporting agencies:Equifax: (800) 685-1111 Experian (formerly TRW): (888-397-3742) Trans Union: (800) 916-8800 These agencies may charge you up to $9.00 for your credit report.You are entitled to receive one free credit report every 12 months from each of the nationwide consumer credit reporting companies – Equifax, Experian, and TransUnion. This free credit report may not contain your credit score and can be requested through the following website: https://www.annualcreditreport.com What can I do to improve my credit score? Credit scoring models are complex and often vary among creditors and for different types of credit. If one-factor changes, your score may change — but improvement generally depends on how that factor relates to other factors considered by the model. Only the creditor can explain what might improve your score under the particular model used to evaluate your credit application.Nevertheless, scoring models generally evaluate the following types of information in your credit report:Have you paid your bills on time? Payment history is typically a significant factor. It is likely that your score will be affected negatively if you have paid bills late, had an account referred to collections, or declared bankruptcy, if that history is reflected on your credit report.What is your outstanding debt? Many scoring models evaluate the amount of debt you have compared to your credit limits. If the amount you owe is close to your credit limit, that is likely to have a negative effect on your score.How long is your credit history? Generally, models consider the length of your credit track record. Insufficient credit history may have an effect on your score, but that can be offset by other factors, such as timely payments and low balances.Have you applied for new credit recently? Many scoring models consider whether you have applied for credit recently by looking at “inquiries” on your credit report when you apply for credit. If you have applied for too many new accounts recently, that may negatively affect your score. However, not all inquiries are counted. Inquiries by creditors who are monitoring your account or looking at credit reports to make “prescreened” credit offers are not counted.How many and what types of credit accounts do you have? Although it is generally good to have established credit accounts, too many credit card accounts may have a negative effect on your score. In addition, many models consider the type of credit accounts you have. For example, under some scoring models, loans from finance companies may negatively affect your credit score.Scoring models may be based on more than just information in your credit report. For example, the model may consider information from your credit application as well as your job or occupation, length of employment, or whether you own a home.To improve your credit score under most models, concentrate on paying your bills on time, paying down outstanding balances, and not taking on new debt. It’s likely to take some time to improve your score significantly. What is an appraisal? An Appraisal is an estimate of a property’s fair market value. It’s a document generally required (depending on the loan program) by a lender before loan approval to ensure that the mortgage loan amount is not more than the value of the property. The Appraisal is performed by an “Appraiser,” typically a state-licensed professional who is trained to render expert opinions concerning property values, location, amenities, and physical conditions. What is PMI (Private Mortgage Insurance)? On a conventional mortgage, when your down payment is less than 20% of the purchase price of the home mortgage, lenders usually require you get Private Mortgage Insurance (PMI) to protect them in case you default on your mortgage. Sometimes you may need to pay up to a year’s worth of PMI premiums at closing, which can cost several hundred dollars. The best way to avoid this extra expense is to make a 20% down payment or ask about other loan program options. What is 80-10-10 financing? Surprising as it may seem, some folks with hefty incomes find that it’s mighty tough for them to save enough money to make a 20% cash down payment on their dream homes. Using conventional financing, such buyers must purchase Private Mortgage Insurance (PMI) which increases the cost of homeownership and, ironically, makes it even more difficult to qualify for the mortgage. However, if you’re a dues-paying member of the cash-challenged class, don’t despair. Given that your income is sufficiently high, it’s eminently possible to avoid getting stuck with PMI. That is why 80-10-10 financing was invented. It is called 80-10-10 because a savings and loan association, bank, or other institutional lender provides a traditional 80% first mortgage, you get a 10% second mortgage, and make a cash down payment equal to 10% of the home’s purchase price. By using this method, you are no longer obligated to take out PMI on your property.The same principle applies if you can only afford to make a 5% down, 80-15-5 financing is also available. However, because a smaller cash down payment increases the lender’s risk of default, do not be surprised when you are asked to pay higher loan fees and a higher mortgage interest rate for 80-15-5 than you pay for 80-10-10. What happens at closing? The property is officially transferred from the seller to you at “Closing” or “Funding.”At closing, the ownership of the property is officially transferred from the seller to you. This may involve you, the seller, real estate agents, your attorney, the lender’s attorney, title or escrow firm representatives, clerks, secretaries, and other staff. You can have an attorney represent you if you can’t attend the closing meeting, i.e., if you’re out-of-state. Closing can take anywhere from 1-hour to several depending on contingency clauses in the purchase offer, or any escrow accounts needing to be set up.Most paperwork in closing or settlement is done by attorneys and real estate professionals. You may or may not be involved in some of the closing activities; it depends on who you are working with.Prior to closing, you should have a final inspection, or “walk-through” to ensure requested repairs were performed, and items agreed to remain with the house are there such as drapes, lighting fixtures, etc.In most states, the settlement is completed by a title or escrow firm in which you forward all materials and information plus the appropriate cashier’s checks so the firm can make the necessary disbursement. Your representative will deliver the check to the seller, and then give the keys to you. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Here if you need us Let's get started. Contact Us #### Home Loan Process How may we help? Learn > Learn about our home loan process. Our mortgage brokers are ready to help you get started. Give our Jacksonville office a call to get started! Step 1 : Find Out How Much You Can Borrow The first step in obtaining a loan is to determine how much money you can borrow. In case of buying a home, you should determine how much home you can afford even before you begin looking. By answering a few simple questions, we will calculate your buying power, based on standard lender guidelines.Pre-Qualify.You may also elect to get pre-approved for a loan which requires verification of your income, credit, assets and liabilities. It is recommended that you get pre-approved before you start looking for your new house so you:1.   Look for properties within your range.2.  Be in a better position when negotiating with the seller (seller knows your loan is already approved).3.  Close your loan quicker Step 2: Select The Right Loan Program Adjustable-rate mortgages include interest payments which shift during the loan’s term, depending on current market conditions. Typically, these loans carry a fixed interest rate for a set period of time before adjusting. Step 3: Apply For A Loan Hybrid ARM mortgages combine features of both fixed-rate and adjustable rate mortgages and are also known as fixed-period ARMs. Step 4: Begin Loan Processing HARP 2.0 is a refinance option for homeowners that are “underwater,” meaning they owe more on their home than their home is worth. Step 5: Close Your Loan FHA home loans are mortgages which are insured by the Federal Housing Administration (FHA), allowing borrowers to get low mortgage rates with a minimal down payment. More on Pre-Qualification LTV and Debt-to-Income Ratios LTV or Loan-To-Value ratio is the maximum amount of exposure that a lender is willing to accept in financing your purchase. Lenders are usually prepared to lend a higher percentage of the value, even up to 100%, to creditworthy borrowers. Another consideration in approving the maximum amount of loan for a particular borrower is the ratio of monthly debt payments (such as auto and personal loans) to income. Rule of thumb states that your monthly mortgage payments should not exceed 1/3 of your gross monthly income. Therefore, borrowers with high debt-to-income ratio need to pay a higher down payment in order to qualify for a lower LTV ratio. FICO™ Credit Scores FICO™ Credit Scores are widely used by almost all types of lenders in their credit decision. It is a quantified measure of creditworthiness of an individual, which is derived from mathematical models developed by Fair Isaac and Company in San Rafael, California. FICO™ scores reflect credit risk of the individual in comparison with that of general population. It is based on a number of factors including past payment history, total amount of borrowing, length of credit history, search for new credit, and type of credit established. When you begin shopping around for a new credit card or a loan, every time a lender runs your credit report it adversely effects your credit score. It is, therefore, advisable that you authorize the lender/broker to run your credit report only after you have chosen to apply for a loan through them. Self Employed Borrowers Self employed individuals often find that there are greater hurdles to borrowing for them than an employed person. For many conventional lenders the problem with lending to the self employed person is documenting an applicant’s income. Applicants with jobs can provide lenders with pay stubs, and lenders can verify the information through their employer. In the absence of such verifiable employment records, lenders rely on income tax returns, which they typically require for 2 years. Source of Down Payment Lenders expect borrowers to come up with sufficient cash for the down payment and other fees payable by the borrower at the time of funding the loan. Generally, down payment requirements are made with funds the borrowers have saved. If a borrower does not have the required down payment they may receive “gift funds” from an acceptable donor with a signed letter stating that the gifted funds do not have to be paid back. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculator Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Home Loan Programs How may we help? Home Loan Programs Learn > Loan ProgramsDeciding to purchase a home is a big step! That’s why we’ve put together an easy resource hub to help navigate through some of the home buying process. This section highlights the different types of loan products.  Our team of experts will be available should you need extra guidance through the process. Fixed Rate Mortgages (FRM) The most common type of loan option, the traditional fixed-rate mortgage includes monthly principal and interest payments which never change during the loan’s lifetime. Adjustable Rate Mortgages (ARM) Adjustable-rate mortgages include interest payments which shift during the loan’s term, depending on current market conditions. Typically, these loans carry a fixed interest rate for a set period of time before adjusting. Hybrid ARMs (3/1 ARM, 5/1 ARM, 7/1 ARM, 10/1 ARM) Hybrid ARM mortgages combine features of both fixed-rate and adjustable rate mortgages and are also known as fixed-period ARMs. HARP 2.0 HARP 2.0 is a refinance option for homeowners that are “underwater,” meaning they owe more on their home than their home is worth. FHA Loans FHA home loans are mortgages which are insured by the Federal Housing Administration (FHA), allowing borrowers to get low mortgage rates with a minimal down payment. VA Loans VA loans are mortgages guaranteed by the Department of Veteran Affairs. These loans offer military veterans exceptional benefits, including low interest rates and no down payment requirement. This program was designed to help military veterans realize the American dream of home ownership. Interest Only Mortgages Interest only mortgages are home loans in which borrowers make monthly payments solely toward the interest accruing on the loan, rather than the principle, for a specified period of time. Components of an ARM Prior to choosing a home loan, you should know the advantages and risks of adjustable-rate mortgages to make an informed, prudent decision. Commonly Used Indexes for ARMs This article includes a list of the most commonly used indexes by ARM lenders that affect ARM mortgage rates. Balloon Mortgages Balloon mortgages include a note rate that remains fixed initially, and the principal balance becomes due at the end of the mortgage term. Reverse Mortgages Reverse Mortgages allow senior homeowners to convert a portion of their home equity into cash while still living in the home. Graduated Payment Mortgages Graduated Payment Mortgages are loans in which mortgage payments increase annually for a predetermined period of time (e.g. five or ten years) and becomes fixed for the remaining duration of the loan. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Home Mortgage Calculator Home Mortgage Calculator Learn > Use our free home mortgage calculator to estimate your monthly mortgage payment, including principal, interest, taxes, and insurance. Whether you’re buying your first home or refinancing your current mortgage, this calculator helps you see what fits comfortably within your budget. How to Use the Home Mortgage Calculator Enter your home price or the amount you’d like to borrow.Adjust the down payment to see how it impacts your monthly cost.Choose your loan term and interest rate. For example, 30 Yr.Add taxes and insurance. These provide for a more complete estimate. Why This Matters Before You Apply Understanding your potential payment helps you: Know your maximum home-buying budget Evaluate how interest rate changes affect affordability Decide how much to put down upfront Avoid surprises once you reach the underwriting stage A few minutes here can save you hours later — and position you as a stronger buyer when you’re ready to get pre-approved. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Here if you need us. Let's get started. Contact Us #### Home Refinance How may we help? Learn > Mortgage 101 > Our mortgage brokers are ready to help! Contact us to speak with a mortgage professional. Interested in refinancing?Check out our Home Refinance Analysis When I should refinance? It’s generally a good time to refinance when mortgage rates are 2% lower than the current rate on your loan. It may be a viable option even if the interest rate difference is only 1% or less. Any reduction can trim your monthly mortgage payments. Example: Your payment, excluding taxes and insurance, would be about $770 on a $100,000 loan at 8.5%; if the rate were lowered to 7.5%, your payment would then be $700, now you’re saving $70 per month. Your savings depends on your income, budget, loan amount, and interest rate changes. Your trusted lender can help you calculate your options. Should I refinance if I plan on moving soon? Most lenders charge fees to refinance a loan. So, if you plan to only stay in the property for a couple of years, your monthly savings may not accumulate to recoup these costs. Example: A lender charged $1,000 to refinance your loan that resulted in saving you $50 each month; it would take 20-months to recoup your initial costs. Some lenders will charge a slightly higher than average interest rate on refinance loans, but will waive all costs associated with the loan. This will depend on the interest rate on your current loan. How much will it cost me to refinance? Starting with an application fee for $250 – $350, you may need to pay an origination fee typically 1% of your loan amount. In most cases you will pay the same costs you had with your current home loan for the title search, title insurance, lender fees, etc. The total sum could cost up to 2-3% of the loan amount. If you don’t have the funds to pay for associated loan costs, you can search for lenders that offer “no-cost” loans which will charge a slightly higher interest rate. What are points? A point is a percentage of the loan amount, or 1-point = 1% of the loan, so one point on a $100,000 loan is $1,000. Points are costs that need to be paid to a lender to get mortgage financing under specified terms. Discount points are fees used to lower the interest rate on a mortgage loan by paying some of this interest up-front. Lenders may refer to costs in terms of basic points in hundredths of a percent, 100 basis points = 1 point, or 1% of the loan amount. Should I pay points to lower my interest rate? Yes, if you plan to stay in the property for a least a few years. Paying discount points to lower the loan’s interest rate is a good way to lower your required monthly loan payment, and possibly increase the loan amount that you can afford to borrow. However, if you plan to stay in the property for only a year or two, your monthly savings may not be enough to recoup the cost of the discount points that you paid up-front. What does it mean to lock the interest rate? Mortgage rates can change from the day you apply for a loan to the day you close the transaction. If interest rates rise sharply during the application process it can increase the borrower’s mortgage payment unexpectedly. Therefore, a lender can allow the borrower to “lock-in” the loan’s interest rate guaranteeing that rate for a specified time period, often 30-60 days, sometimes for a fee. Should I lock-in my loan rate? It’s unsure how interest rates will move at any given time, but your lender may estimate where interest rates are headed. If interest rates are expected to be volatile in the near future, considering locking your interest rate may be good because it allows you to qualify for the loan. Or, if your budget could handle a higher loan payment, or lender’s lock fees, you may want to let interest rates “float” until the loan closing. I've had credit problems in the past. Does this impact my chances of getting a home loan? Even with poor credit getting a home loan is still possible. A lender will consider you to be a risky borrower and to compensate for this they will charge you a higher interest rate, and expect a higher down payment usually 20%-50%. The worse your credit history is, the more you can expect to pay. I've only been late a couple of times on my credit card bills. Does this mean I will have to pay an extremely high interest rate? Not necessarily, if you’ve been late with your payments less than 3-times in the past year, and the payments were no more than 30-days late, you still have a good change at getting a competitive interest rate. Most lenders will accept certain reasons for this like an illness, or job-change, but explanations are required. Should I choose the lender with the lowest interest rate and costs? There are two important things to consider when choosing one lender over another one: Quality of Service – Especially for first-time homebuyers who will have many questions about the total financing process and available loan options. Finding a lender with outstanding service skills that you trust will comfortably guide you every step of the way, so ask questions, even before you fill-out an application. Cost of Services – It’s good to ask potential lenders upfront what they charge for their services and any fees involved. They should be able to give you facts and get you through the financing process so that you feel confident knowing that you made a good decision by choosing them. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Ileana Fernandez Ileana Fernandez Mortgage Broker - Florida NMLS #2584414 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 224 3rd Street North, Jacksonville FL  Let's Talk 321-946-9456​ Email Me ileana@future.loans Call Email Ileana Fernandez Mortgage Broker 321-946-9456 Here if you need us. Let's get started. Contact Us #### Jacksonville, FL MORTGAGE BROKER IN JACKSONVILLE, FL - FUTURE HOME LOANS Future Home Loans is Jacksonville’s trusted, veteran-owned mortgage broker helping locals secure their dream homes with fast approvals, low rates, and 1,000+ five-star reviews. We’re a fast-growing, veteran-operated brokerage offering competitive rates, lightning-fast closings, and industry-leading customer service from start to finish. Who we are Our Mortgage Brokers In Jacksonville FL OUR CUSTOMERS LOVE US! Damian and Jenn went far beyond our expectations. Communication, follow through and updates were uncommonly competent and professional. I highly recommend this team! Shawn Brian and Angelica were a pleasure to work with! They made things to easy to buy our first home! I highly recommend going with them you will not regret it! Garetear11 Best loan assistance in Florida! Matt LOCALLY OWNED & OPERATED Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in Jacksonville, FL with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. PAPERLESS & SPEEDY We pride ourselves on our customer satisfaction and make it such a priority because we know that many others don't. We know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in Jacksonville, FL, we are confident we can provide you fast, friendly service and a timely closing. FLORIDA'S FIRST COAST MORTGAGE BROKER Jacksonville Ponte Vedra Beach St. Augustine St. John's County Nassau County Orange Park Palatka Yulee Are you looking to purchase or refinance a home? Home Purchase Qualifier Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Drop us A Line Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Jaima Finn Jaima Finn Mortgage Broker - AL, FL, GA, NC, TN, VA, CA NMLS #2184239 Apply Now Mortgage 101 Jaima was the best person I have worked with on a home mortgage. Always answered my emails or text and she went out of his way to help my husband and I. Very knowledgeable and patient. She worked with us for over a year. Amazing. Sara from Ponte Vedra, FLIncredible! I know there is a lot of good , professional loan officers in the business, but Jaima is the best. I just bought a house and Jaima was with me through every step of the process. I got an interest rate that was much lower than my expectations. She has one of those rare personalities that will make you feel like you've known her all your life. I highly recommend her to anyone buying a home. Mary from Jacksonville, FLThe best in the business! Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904-441-1372 Email Me jaima@future.loans Call Email Jaima Finn Mortgage Broker 904-441-1372 Here if you need us. Let's get started. Contact Us #### Jason Braswell Jason Braswell Mortgage Broker - Jacksonville, Florida NMLS #879079 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904-477-4184 Email Me Jason@future.loans Call Email Jason Braswell Mortgage Broker 904-477-4184 Here if you need us. Let's get started. Contact Us #### Javier Martinez Javier Martinez Mortgage Broker - NC, SC NMLS #2391784 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 828-851-7425 Email Me javier@future.loans Call Email Javier Martinez Mortgage Broker (828) 851-7425 Here if you need us. Let's get started. Contact Us #### Jesse Griffith Jesse Griffith Mortgage Broker - Melbourne, Florida NMLS #2023557 Apply Now Mortgage 101 Jesse was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Melbourne, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Jesse is the best. I just bought a house and Jesse was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Space Coast, FLThe best! Jesse is unequivocally the best loan officer I have ever worked with. Thank you, Jesse, for your time, patience, and ability to get us the best rate available. James Crosten from Melbourne, FLSuperior Customer Service About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Melbourne 2713 W. Eau Gallie Blvd, Melbourne, FL 32935 Let's Talk 321-501-9579 Email Me jesse@future.loans Call Email Jesse Griffith Mortgage Broker 321.501.9579 Here if you need us. Let's get started. Contact Us #### Joe Pearson Joe Pearson Mortgage Broker - NC, SC, GA, and FL NMLS #107720 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Location 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 828-226-7097 Email Me  joepearson@future.loans Call Email Joe Pearson Mortgage Broker 828-226-7097 Here if you need us. Let's get started. Contact Us #### Join Our Team Future Home Loans is Actively Recruiting Mortgage Brokers and Loan Officers Broker pricing. Lender support. More take-home per deal. We are built for high-performing Loan Officers and Brokers who want better comp, sharper pricing, and a team that helps you close more. Calculate My Raise Take the Next Step No hard sell. We'll show your comp plan and transition timeline. Veteran-owned 40+ wholesale lendersNMLS #1621953Your potential raiseAverage LO increase +$72,000 per year 40+ Lenders 0.25-0.50% Better rates Take the Next Step Submit your application and have a confidential, no-pressure conversation to see if this model fits
your goals. Start a Conversation - Careers First Name * Last Name * Email * By providing your email address above, you could receive contact or updates from the staff at future home loans. Cell Phone * City * State * AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareDistrict of ColumbiaFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming Zip * Position/Department you're applying for? Please select one.Mortgage BrokerMortgage Broker MenteeLOA (Loan Officer Assistant)Client Success Coordinator (Processor)IT/TechLender ConciergeMarketing Are you currently licenced? No Yes NMLS# Licenced State AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareDistrict of ColumbiaFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming Resume - PDF, .doc, and .docx files accepted. * Drop a file here or click to upload Choose File Maximum file size: 52.43MB Comments By providing your phone number and/or email address you agree to receive certain updates, offers, and other promotional and marketing communication from Future Home Loans. This may include calls or text messages sent to your mobile device via an automated telephone dialing system if you elect to provide your cell phone to use as a point of contact. Please note: Standard data and messaging rates may apply. By clicking "submit" you agree to these contacts as well as to our Terms of service and privacy policy. Submit Δ Why This Model Works Higher Earnings 30–50% more per loan with broker pricing. More Lender Options 40+ wholesale lenders with fewer overlays. Faster Closings Close loans faster with a dedicated LOS and guidelines desk. Easy Transition​ Licensing, onboarding, and setup handled for you. What LOs Say About the Switch Real results from loan officers and mortgage brokers who made the move Ali Lindsay Mortgage Broker NMLS# 1217087"I truly love working at Future Home Loans because of the incredible support and family-like culture. The leadership genuinely cares about our growth and gives us the flexibility and autonomy to run our businesses in a way that best serves our clients. With access to a wide range of lenders and programs, I’m able to provide thoughtful, customized solutions and deliver a level of service I’m really proud of. "Contact Ali → Ileana Fernandez Loan Officer NMLS# 2584414"I’ve only been at Future Home Loans for about a month and a half but I’ve felt supported from day one. The leadership and team provide consistent, guilt-free support, and the culture is very go-get-’em and positive which I love. Feeling blessed to be here."Contact Ileana → Travis Underwood Mortgage Broker NMLS# 1012435"I couldn't be more blessed than to have found my way to Future Home Loans. The culture of positivity and the passion for our customers and business/referral partners is the best I have ever been around."Contact Travis → Your transition, handled. Real results from loan officers who made the move 9-minute call We review your current comp and pipeline. Comp plan You get your exact take-home + lender fit. Licensing & onboarding We handle the paperwork so you keep selling. First 30 days Coaching, marketing kit, and your first 'yes' wins.Avg time to first funded loan: 21 days Apply Now See the Difference Compare Future Home Loans to your current situation Coming from Retail Coming from Another Broker Feature Banks Retail Lenders Future Home Loans Compensation Fixed bonus Commission / splits 30–50% more (no P&L) Marketing support Minimal support Limited resources Dedicated team Operational support Standard, slower Basic support LOA + guideline desk Fees / overhead High Moderate Low, no hidden fees Autonomy Very little Moderate Full See my 30-day plan Feature — Other Broker Future Home Loans Lender Network — — 20–30 40+ 20–30 40+ Pricing Engine — — Basic Best-in-class LOA Support — — Sometimes Dedicated team Marketing — — DIY Full kit provided Transition Help — — Limited Concierge service P&L Risk — — Yes None Calculate Your Potential Earnings Feature BanksRetail Lenders Future Home Loans Compensation Fixed bonus Commission / splits 30–50% more (no P&L) Marketing support Minimal support Limited resources Dedicated team Operational support Standard, slower Basic support LOA + guideline desk Fees / overhead High Moderate Low, no hidden feesAutonomy Very little Moderate Full See my 30-day plan Feature—Other BrokerFuture Home LoansLender Network— — 20–3040+ 20–30 40+Pricing Engine — — Basic Best-in-classLOA Support— — Sometimes Dedicated teamMarketing — — DIY Full kit providedTransition Help— — Limited Concierge serviceP&L Risk— — Yes None Calculate Your Potential Earnings Comparisons are based on typical industry averages. Individual results may vary. Contact us for specific details about compensation and support. We Support Brokers in All Stages of Their Career New / Growing Brokers Who it’s for Brokers who are early in their career or actively building volume and systems. Why this model fits them Built-in operational and LOA support lets you focus on learning, selling, and closing loans Proven systems, structure, and mentorship help you build consistent volume faster and avoid common early-career mistakes Experienced / high-volume brokers​ Who it’s for High-volume producers seeking better margins and fewer bottlenecks Why this model fits them Higher compensation and low overhead maximize profitability at scaleFaster closings and deep lender access remove friction from complex deals Market expansion opportunities Who it’s for Brokers looking to expand into new states, products, or referral channels. Why this model fits them Broad lender network and guideline support enable confident entry into new markets Operational infrastructure scales with growth without adding internal staff Estimate Your Potential Earnings (60 seconds, no data stored)Calculate Here Monthly Closed Loans Average Loan Amount ($) Estimated Commission (bps) Estimated Monthly Earnings $14,000 Estimated Annual Earnings $168,000 Many brokers use this as a starting point for discussion. Take the Next Step This is an estimate for illustration purposes only. 40+ Wholesale Lenders .25–.50% Below average mortgage rates* *Based on internal comparisons Full ops + LOAs + guideline desk = You sell more, stress less Common Questions Everything you need to know about making the switch What about EPOs (Early Payoff Penalties)? We have industry-standard EPO policies, but they’re fair and transparent. We’ll walk through the details on your call so there are no surprises. Do you offer benefits and health plans? Yes! We offer competitive health, dental, and vision plans, plus 401(k) options. Benefits kick in after 30 days. How does licensing work? Our transition concierge handles all the paperwork. Most LOs are fully licensed and selling within 2 weeks. We cover licensing fees for the first year. Can I bring my pipeline? Absolutely. We’ll help you transition any loans in process. Many LOs close their first Future Home Loans deal within 21 days of starting. Is there any P&L risk? None. Unlike some broker models, you have zero P&L responsibility. Focus on selling—we handle the rest. We have industry-standard EPO policies, but they're fair and transparent. We'll walk through the details on your call so there are no surprises. Yes! We offer competitive health, dental, and vision plans, plus 401(k) options. Benefits kick in after 30 days.Our transition concierge handles all the paperwork. Most LOs are fully licensed and selling within 2 weeks. We cover licensing fees for the first year.Absolutely. We'll help you transition any loans in process. Many LOs close their first Future Home Loans deal within 21 days of starting.None. Unlike some broker models, you have zero P&L responsibility. Focus on selling—we handle the rest. #### Jon Elliott Jon Elliott Mortgage Broker - NC, SC & FL NMLS #129267 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 704.330-3303 Email Me jelliott@future.loans Call Email Jon Elliott Mortgage Broker (704) 330-3303 Here if you need us. Let's get started. Contact Us #### Jose Navarro Jose Navarro Mortgage Broker - Florida NMLS #2724149 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 224 3rd Street North, Jacksonville FL  Let's Talk 954-709-3101 Email Me jose@future.loans Call Email Jose Navarro Mortgage Broker 954-709-3101 Here if you need us. Let's get started. Contact Us #### Justin Harwell Justin Harwell Mortgage Broker - Jacksonville, FL NMLS #917001 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904.583.9259 Email Me justin@future.loans Call Email Justin Harwell Mortgage Broker 904.583.9259 Here if you need us. Let's get started. Contact Us #### Justin Keeling Justin Keeling Mortgage Broker - North & South Carolina NMLS #1830667 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! North Carolina 472 Haywood Rd, Dillsboro, NC 28725 Let's Talk 980-475-0282 Email Me jkeeling@future.loans Call Email Justin Keeling Mortgage Broker 980-475-0282 Here if you need us. Let's get started. Contact Us #### Kelly Brooks Kelly Brooks Mortgage Broker - Melbourne, Florida NMLS #476618 Apply Now Mortgage 101 About Me Boy mom and happily married, plus proud dog mom to two Boston Terriers . I’ve been in the mortgage industry for many years and even survived the 2008 housing crash — which means I bring real-world experience, problem-solving, and calm guidance to every client. I specialize in all types of mortgage financing, including conventional, FHA, VA, USDA, jumbo loans, first-time buyer programs, and refinances of all kinds. No matter how simple or complex the scenario, I love finding creative solutions to help people achieve their homeownership goals! Helping people buy homes and save money through smart refinancing is truly what I love to do. When I’m not working, you’ll find me boating, camping, or spending time with my family in Western NC! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Melbourne 524 N Harbor City Blvd, Melbourne, FL 32935  Let's Talk 321-298-4186 Email Me kbrooks@future.loans Call Email Kelly Brooks Mortgage Broker 321-298-4186 Here if you need us. Let's get started. Contact Us #### Kelly Long Kelly Long Mortgage Broker South Carolina, North Carolina, & Georgia NMLS # 803175 Apply Now Mortgage 101 She was very relentless working around the clock to make sure we have the best deal and made the experience very enjoyable. I would recommend her 100 out of 100 times! Jenna from Greensboro, NC5 Star Experience! Very Pleased Extremely responsive, Super fast, got me an amazing rate, and I closed in 17 days from when I applied for my loan. I couldn't ask for ANYTHING more. Jaime from Atlanta, GAWow! What an experience She constantly called to follow up with me during my process. I was able to move quickly on the home I wanted and the process couldn't have been smoother! Lorde Family from Columbia, SCGreat to work with! About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Davidson, NC 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk 864-350-4254 Email Me kelly@future.loans Call Email Kelly Long Mortgage Broker 864-350-4254 Here if you need us Let's get started. Contact Us #### Kevin Spain Kevin Spain Mortgage Broker - Charlotte, NC & SC NMLS #1654775 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.  We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 704.408.5712 Email Me kevin@future.loans Call Email Kevin Spain Mortgage Broker 704.408.5712 Here if you need us. Let's get started. Contact Us #### Lawrence Amasa Lawrence Amasa Mortgage Broker - GA, NC, OH, SC & VA NMLS #1412927 Apply Now Mortgage 101 Ali helped me get my first home. I went from looking to closed within a month and a half. She went above and beyond for me. I could not have asked for a better experience. I will refer her to anyone and everyone who needs a home loan! Thank you!!! Dvshockey05 from Great Falls, SCAli is the best! Going with Future home loans was the best decision I’ve made!! The made the process extremely easy. My loan officer, Ali Lindsay, help me set my refinance up to get the most benefit for me! She was extremely knowledgeable and came to closing with me in case I had any questions! My processor, Jen, was also amazing. She made sending in my documents super easy!! Hayley Kuhlkin from Charlotte, NCAmazing experience!! Ali was always available and took time to fully answer all my questions. With my complicated situation, she went above and beyond to make sure everything was in order. I can easily say that it was stress free for me and I had zero issues. Tim B from North Topsail Beach, NCAbove and beyond We used Future Home Loans and Ali Lindsay was our Broker. We were very pleased with the interest rate she found for us! She was professional and on top of all aspects of the process. She was available to us when we had questions ensuring a smooth closing. On top of all that she was a lot of fun! bbruce2454 from Concord, NCWould highly recommend Future Home Loans! I highly recommend:Ali Lindsay as a mortgage Broker Ali Has a Wonderful Personality. She Always Was All The Times Help me with everything that I need . She worked so hard she got excellent communication, during my process she was very diligent . Thanks to Ali zuser201501170645213 from Charlotte, NCVery nice Mortgage broker Ali was fabulous in every way. She is top notch when it comes to providing the best in service and communication. I will absolutely lean on her in the future! Doing business with her was an absolute pleasure. Thank you! Gloria AThanks to Ali Ali was good to work with she was thorough and I would recommend her for anybody think you for the good work out Ali.............................................. Mohamad Dana from Fort Mill, SCGood work Loan pricing and fees as described. Closed on time without any issues. I obtained a VA loan for property located in South Carolina. Wouldn’t hesitate to recommend. Nick from Greer, SCProfessional Service I refer all my clients to Ali. Ali is a pleasure to work with and is always available for me and my clients. Her intellect and knowledge CANNOT be beat! A++ Alicia M (realtor) from Tega Cay, SCSmart Broker with Hustle Ali was fabulous in every way. She is top notch when it comes to providing the best in service and communication. I will absolutely lean on her in the future! Doing business with her was an absolute pleasure. Thank you! Lisa Edwards-Morton (realtor)Recommend Future Home Loans This is no joke these ladies help me at 100% from all the highs and lows they never gave up on me I'm forever grateful I thank God for placing Ms Jen and Ms Ali in my life I couldn't thank them enough my family and I are forever grateful. Thank you again!!! Lattoya SthillGoogle Ali made the Home buying process so easy. She was able to help us close on our home in under 30 days!! You could not ask for a better person to have on your side through this process. If we were buying another house tomorrow I would call her immediately! Alex Humphries from Earl, NCAwesome experience About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! NORTH CAROLINA 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 704-968-4015 Email Me lawrence@future.loans Call Email Lawrence Amasa Mortgage Broker 704-968-4015 Here if you need us. Let's get started. Contact Us #### Leadership Meet Our Leadership Team Robert Lynn Chief Executive OfficerROBERT@FUTURE.LOANS904-624-3125I’m Robert Lynn, CEO of Future Home Loans, a veteran-owned brokerage reshaping the mortgage experience through bold branding, AI-powered systems, and people-first leadership. I am relentlessly future-focused and thrive at the intersection of innovation and execution. From building national lending strategies to launching next-generation brands like AgientX and The Growth Syndicate, I bring tactical structure and creative firepower to everything I do, from compliance to culture and automation to aesthetics. As a disciplined operator by nature and a visionary by design, I combine military precision with leadership, technology, and strategy to build what’s next. Visit Website Robert Maloney Chief Operations OfficerROB@FUTURE.LOANS904-476-3508I’m Robert Maloney, COO of Future Home Loans (NMLS #940904). I began my career helping build custom software applications before moving into the mortgage industry. Over the past 20+ years, I’ve worked in nearly every aspect of mortgage lending. I have a passion for solving complex loan scenarios, streamlining processes, and delivering innovative client experiences. Andrea Dolan Chief Growth OfficerANDREA@FUTURE.LOANS904-651-9343Andrea Dolan is the Chief Growth Officer at Future Home Loans, a veteran-owned and operated mortgage brokerage licensed across 14 states. With 26 years of experience in the mortgage industry, Andrea brings a wealth of expertise in guiding families toward homeownership while leading innovative growth, marketing, and education strategies. Passionate about community and connection, Andrea frequently teaches continuing education courses for real estate professionals, mentors rising leaders, and organizes outreach initiatives that support teachers, military families, and local nonprofits. She thrives on creating opportunities that blend business with giving back. Outside of her professional role, Andrea is a proud mother of three boys and an active lacrosse team mom. She finds balance in yoga, walking, and listening to books, and she loves being involved in charitable and community events that make a meaningful impact. Nate Jomaa Vice President of Strategic DevelopmentNATE@FUTURE.LOANS321-978-3115I’m Nate Jomaa, Vice President of Strategic Development at Future Home Loans, where I help lead the company’s sales efforts with a relationship-first mindset and a belief that great originations should be both effective and enjoyable. I’m an active producing loan officer, supported by a dedicated team that keeps Team Nate moving, while I also focus on coaching and developing loan officers across the organization.My work centers on building smart, scalable sales systems, strengthening Realtor and partner relationships, and creating an environment where doing business feels clear, efficient, and genuinely fun. I’m passionate about turning strategy into real-world results while fostering a culture that always puts people before transactions.Outside of work, I enjoy life on Florida’s Space Coast with my wife, our three young adults, a bulldog, and two outspoken cats, or cycling along the most magnificent coastal roads and gravel trails.  Jason Braswell Vice President of OriginationsJASON@FUTURE.LOANS904-477-4184I’m Jason Braswell, VP of Originations at Future Home Loans. I’ve been in the mortgage industry since 2011 and have been part of the Future team since 2020, helping clients navigate homeownership with confidence. Before my career in mortgages, I served in the Navy as an electronics technician, working on F-14s aboard the USS John F. Kennedy. My background in both the military and lending gives me a unique perspective on precision, problem-solving, and teamwork, which I bring to every client interaction. Visit Website Jaime McKenzie Vice President of OperationsJAIME@FUTURE.LOANS904-424-7867My name is Jaime McKenzie and I am the Vice President of Operations at Future Home Loans. I’ve been fortunate to have over 14 years of experience in the finance industry, with the past 6 years dedicated to helping our team succeed here at Future Home Loans. I’m passionate about problem-solving and finding ways to help our team close loans efficiently. It’s incredibly rewarding to be a part of our clients' homeownership journeys, and I love knowing that I’m contributing to something so special. Working alongside an amazing team, I’m always focused on creating solutions that drive our success and help us achieve our goals. Sara Fitzpatrick Marketing DirectorSARA@FUTURE.LOANS904-329-6286My name is Sara Fitzpatrick, Digital Marketing Director at Future Home Loans. I spend my days bringing ideas to life through creative campaigns and graphic design, making sure our brand stands out in a crowded market. I love mixing mortgage with design to create visuals that really connect. Outside of work, I’m a proud mom to my three-year-old and dog mom to two pups - life is busy, but full of joy and creativity. Mitchell Morris​ Vice President of AI DevelopmentMITCHELLM@FUTURE.LOANS I’m Mitchell Morris, VP of AI Solutions at Future Home Loans, where I lead our efforts to automate and modernize mortgage operations. I started my career as a loan processor in 2019, which gave me a strong foundation in the industry before I transitioned into IT. Today, I develop custom applications, AI-driven automations, and streamlined workflows that fuel our growth across multiple states. With a background in problem-solving and systems design, I bridge the gap between mortgage expertise and cutting-edge technology - building and managing tools like the FHL Hub and Ops Command Center to improve efficiency, accuracy, and scalability. My goal is to create future-proof solutions that keep both our company and team ahead of the curve. #### Learn Mortgage Learn About Mortgages and Home Loans Understand Your Financing Options First Time Home Buyer Programs Veteran Loan Programs The Home Buying Process Frequently Asked Questions MORTGAGE CALCULATOR Here if you need us. Let's get started. Contact Us #### Learn Mortgage Basics How may we help? Learn About Mortgages and Home Loans MORTGAGE CALCULATOR MORTGAGE101 ONLINEFORMS LOAN PROGRAMS LOAN PROCESS FAQ Here if you need us. Let's get started. Contact Us #### Lee Simanoff Lee Simanoff Mortgage Broker Jacksonville Florida NMLS # 817440 Apply Now Mortgage 101 Lee Simanoff was a pleasure to work with. Every single call or email was promptly returned. He knows the loan industry and understands his company's business culture. If you have have an issue with 5/3, it won't be his fault. Zillow Ponte Vedra Beach, FL5 Star Experience! Very Pleased Lee was so helpful and very responsive. He walked us through every aspect of the financing/closing process, and made the entire experience as easy and straightforward as possible. Zillow User- Ponte Vedra Beach, FLWonderful Lender Lee comes from years of experience in the mortgage industry but what stood out the most is client service. He was approachable and responsive. This is the easiest loan I have ever completed. Low lender documents made this a breeze. DJasper from Fruit Cove, FLSmooth and Easy About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk 904-446-8533 Email Me Lee@future.loans Call Email Lee Simanoff Mortgage Broker 904-446-8533 Here if you need us Let's get started. Contact Us #### Legal Disclosures Licensing & Legal Discosures LICENSING & LEGAL DISCLOSURESFuture Financial DBA Future Home Loans | NMLS #1621953 | Equal Housing Lender224 3rd St N, Jacksonville Beach, FL 32250 Last updated: July 2025Future Home Loans is a licensed mortgage brokerage offering home financing solutions in the following states. Below are the required disclosures and licensing information for your reference.  This is not a commitment to lend. All loans are subject to credit and property approval. Terms, conditions, and programs are subject to change without notice. Not all applicants will qualify.Licensed in:Florida, Georgia, Alabama, Tennessee, South Carolina, North Carolina, Texas, Colorado, California, Arizona, Kentucky, Indiana, Virginia, and Ohio.FLORIDALicensed as a Mortgage Broker by the Florida Office of Financial Regulation.Florida Mortgage Broker License #MLD2680GEORGIALicensed by the Georgia Department of Banking and Finance.ALABAMALicensed as a Mortgage Broker by the Alabama State Banking Department.TENNESSEELicensed by the Tennessee Department of Financial Institutions.SOUTH CAROLINALicensed by the South Carolina Board of Financial Institutions.NORTH CAROLINALicensed by the North Carolina Commissioner of Banks.TEXASLicensed by the Texas Department of Savings and Mortgage Lending.Texas Disclosure (Full Version):CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A COMPANY OR A RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550. THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED RESIDENTIAL MORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV.COLORADOLicensed by the Colorado Division of Real Estate.CALIFORNIALoans made or arranged pursuant to a California Finance Lenders Law license.ARIZONALicensed Mortgage Broker under the Arizona Department of Financial Institutions.KENTUCKYLicensed as a Mortgage Broker by the Kentucky Department of Financial Institutions.INDIANALicensed under the Indiana Secretary of State, Securities Division.VIRGINIALicensed by the Virginia State Corporation Commission – License #MC-7265OHIOLicensed under the Ohio Residential Mortgage Lending Act by the Ohio Department of Commerce, Division of Financial Institutions.EQUAL HOUSING LENDER DISCLOSUREWe are an Equal Housing Lender. As prohibited by federal law, we do not engage in business practices that discriminate on the basis of race, color, religion, national origin, sex, marital status, age, or because all or part of an applicant’s income is derived from any public assistance program.NMLS CONSUMER ACCESSTo verify our licenses or individual loan officer licensing, please visit: www.nmlsconsumeraccess.org Here if you need us Let's get started. Contact Us #### Live Career Register Sign Up for a Live Career Webinar with Future Home Loan Every Thursday at 11:00 AM (Eastern Time) Join President of Sales, Andy Fulton, LIVE every Thursday for exclusive information on Future Home Loans' expansion through the southeast and  career opportunities available! Register Here Join The Future Home Loans Family We're a fast growing, veteran-owned and operated mortgage brokerage with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish.Future Home Loans is expanding -- fast -- through Florida, Georgia, North & South Carolina, Virginia, Tennessee and Alabama. We're a team of sharp and dedicated individuals who believe in lifting each other up and and treating every person with respect and encouragement. Our team is a family, and we invite you to grow with us. Here's what Future Home Loans can offer you In house marketing support, including print & digital designs, merchandising & event requests, and more. In house processing focused on speed, knowledge, and customer service. Lender concierge support for data input, loan disclosure, document collection, and customer support. Realtor concierge to enhance the experience for all buying and listing agents working with your customers. Highly competitive loan officer compensation. An emphasis on nurturing a positive and flexible family-feel work culture, that supports a healthy work/life balance. #### Louise Forbes Louise Forbes Mortgage Broker - Wilmington, NC Licensed in NC, SC NMLS #2042434 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Davidson, NC 442 S Main St, Davidson, NC 28036 Let's Talk 910-262-2828 Email Me louise@future.loans Call Email Louise Forbes Mortgage Broker 910-262-2828 Here if you need us. Let's get started. Contact Us #### Mariane Uitdewilligen Mariane Uitdewilligen Mortgage Broker - Jacksonville, Florida NMLS #1050525 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904-444-1888 Email Me mariane@future.loans Call Email Mariane Uitdewilligen Mortgage Broker 904-444-1888 Here if you need us. Let's get started. Contact Us #### Matthew Carr Matthew Carr Mortgage Broker - Melbourne, Florida NMLS #1750548 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Melbourne, FL 524 N Harbor City Blvd, Melbourne, FL 32935     Let's Talk 321-544-0029 Email Me  matthewcarr@future.loans Call Email Matthew Carr Mortgage Broker 321-544-0029 Here if you need us. Let's get started. Contact Us #### Melany Secrist Melany Secrist Mortgage Broker - Florida NMLS #2682807 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 224 3rd Street North, Jacksonville FL  Let's Talk 304-531-9477 Email Me melany@future.loans Call Email Melany Secrist Mortgage Broker 304-531-9477 Here if you need us. Let's get started. Contact Us #### Melbourne, FL FUTURE HOME LOANS - MORTGAGE BROKER IN MELBOURNE, FL We're a fast growing, veteran-owned and operated mortgage broker in Melbourne, FL with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish. Who we are Our Mortgage Brokers In Melbourne, FL OUR CUSTOMERS LOVE US! Damian and Jenn went far beyond our expectations. Communication, follow through and updates were uncommonly competent and professional. I highly recommend this team! Shawn Brian and Angelica were a pleasure to work with! They made things to easy to buy our first home! I highly recommend going with them you will not regret it! Garetear11 Best loan assistance in Florida! Matt OUR BROKERS KNOW THE SPACE COAST If you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is ready and well-equipped to assist you reach your financial goals in the Space Coast area. By working with a team of local mortgage brokers in Melbourne, FL with experience in the Space Coast market, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. WE MAKE PAPERLESS MORTGAGES A BREEZE Customer satisfaction is a priority for us as we know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in Melbourne, FL, we are confident we can provide you fast, friendly service and a timely closing.Are you looking to purchase or refinance a home? Home Purchase Qualifier Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Drop us A Line Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Military & Veteran Why Future Home Loans? Rock Bottom Rates, Best Service, Big Savings! Future Home Loans offers industry-leading service and competitive rates in Florida. Our brokers are backed by a dedicated team so we can ensure you are kept up-to-date on the status of your loan throughout the entire process and carry you to close in confidence.  Significantly better pricing Historically low mortgage rates Swift closings (UWM’s average clear-to-close is 11 days!) Exact rate and flex term available Rate lock from anywhere from 8-22 days VA Loans for Veterans HONORING OUR VETERANS WITH $0 DOWN VA LOANS GET YOUR VA RATE Meet The Team Mortgage Broker RYAN PROFFITT Apply Now Mortgage Broker TODD KLEVEN Apply Now Mortgage Broker JENN LESLIE Apply Now Client Success Coordinator MITCHELL MORRIS Apply Now VA LOAN BENEFITS Future Home Loans is delighted to offer military veterans exceptional benefits, including low interest rates and no down payment requirement as part of a VA loan. VA loans are mortgages guaranteed by the Department of Veteran Affairs - this program was designed to help military veterans realize the American dream of home ownership, and Future is proud to be a part of it. 100% Financing & No Down Payment Loans No Private Mortgage (PMI) Qualification is Easier than a Conventional Loan Sellers Pay Some of the Closing Costs Can be combined with additional down payment assistance to reduce closing costs #### Mortgage 101 How may we help? Learn > Mortgage 101Mortgage 101. Our mortgage brokers are here to help. Mortgage Basics Mortgage Application Checklist Appraisals FIRST-TIME HOMEBUYER CHECKLIST MORTGAGE DO’S AND DONT’S The Mortgage Experience Documents needed for a loan Mortgage Deep-Dive Closing Costs Credit Foreclosure FHA Loans Refinance VA Loans Private Mortgage Insurance (PMI) Mortgage Glossary Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Here if you need us. Let's get started. Contact Us #### Mortgage Application How may we help? Learn >  To assist you in your mortgage process, we have provided certain forms you might need along the way. Included is the Mortgage Application Form which you can download and print. The application should be completed with the assistance of a mortgage professional. You will need a browser compatible with PDF files or you will need to download Adobe Acrobat Reader. Mortgage Application Credit Report Authorization Mortgage Application Spanish Borrower Certification & Authorization Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Start an Application FAQ Calculators Mortgage Calculator Here if you need us. Let's get started. Contact Us #### Mortgage Checklist How may we help? Mortgage Checklist Learn > Mortgage 101 > Mortgage ChecklistBelow is a list of documents that are required when you apply for a mortgage. However, every situation is unique and you may be required to provide additional documentation. So, if you are asked for more information, be cooperative and provide the information requested as soon as possible. It will help speed up the application process. Your Property Copy of signed sales contract including all riders Verification of the deposit you placed on the home Names, addresses and telephone numbers of all realtors, builders, insurance agents and attorneys involved Copy of Listing Sheet and legal description if available (if the property is a condominium please provide condominium declaration, by-laws and most recent budget) Your Income Copies of your pay-stubs for the most recent 30-day period and year-to-date Copies of your W-2 forms for the past two years Names and addresses of all employers for the last two years Letter explaining any gaps in employment in the past 2 years Work visa or green card (copy front & back) If self-employed or receive commission or bonus, interest/dividends, or rental income: Provide full tax returns for the last two years PLUS year-to-date Profit and Loss statement (please provide complete tax return including attached schedules and statements. If you have filed an extension, please supply a copy of the extension.) K-1’s for all partnerships and S-Corporations for the last two years (please double-check your return. Most K-1’s are not attached to the 1040.) Completed and signed Federal Partnership (1065) and/or Corporate Income Tax Returns (1120) including all schedules, statements and addenda for the last two years. (Required only if your ownership position is 25% or greater.) If you will use Alimony or Child Support to qualify: Provide divorce decree/court order stating amount, as well as, proof of receipt of funds for last year If you receive Social Security income, Disability or VA benefits: Provide an award letter from agency or organization Source of Funds and Down Payment Sale of your existing home – provide a copy of the signed sales contract on your current residence and statement or listing agreement if unsold (at closing, you must also provide a settlement/Closing Statement)Savings, checking or money market funds – provide copies of bank statements for the last 3 monthsStocks and bonds – provide copies of your statement from your broker or copies of certificatesGifts – If part of your cash to close, provide Gift Affidavit and proof of receipt of fundsBased on information appearing on your application and/or your credit report, you may be required to submit additional documentation Debt or Obligations Prepare a list of all names, addresses, account numbers, balances, and monthly payments for all current debts with copies of the last three monthly statementsInclude all names, addresses, account numbers, balances, and monthly payments for mortgage holders and/or landlords for the last two yearsIf you are paying alimony or child support, include marital settlement/court order stating the terms of the obligationCheck to cover Application Fee(s) Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Mortgage Do's And Dont's How may we help? Mortgage Do's And Dont's Learn > Mortgage 101 > Mortgage Do's And Dont's Download PDF Don't move your money Don't move your money, and keep it at the same bank, until the loan is closed. Don't move unsoursable cash into your bank account that can't be easily explained. If you hold a work position that receives tips, make sure to keep a daily log to match your bank deposits. If deposits into your account aren't direct deposit or payroll, they must be documented and sourced. When selling personal property, you must keep a copy of the bill of sale and certified check. Don't co-sign anything for anyone. Don't use cash, or money orders, for your builder upgrade options. No major purchases Purchasing a high-ticket item, such as a car or boat, can void your ability to buy a home. Increasing your debts, or decreasing your cash reserves, can lower your ability to be approved for a loan. Don't change jobs Changing your job, before or during, will slow loan approval. More information must be verified. If you work hourly, don't cut your hours as these will be verified. Don't pay off bills If it's necessary to pay off your bills, your loan officer will notify you. Don't increase your credit card debts or let your payments fall behind. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Here if you need us Let's get started. Contact Us #### mortgage purchase Free Home Purchase Qualifier Future Financial LLC DBA Future Home Loans supports Equal Housing Opportunity NMLS ID#2043401 #65370 #1902671 #1621953 #MC-7265 #B-200041 #22908. Interest rates and products are subject to change without notice and may or may not be available at the time of mortgage commitment or at the time of rate lock (http://www.nmlsconsumeraccess.org/) | 1-855-665-7123 | Borrowers must qualify for all benefits. 315 11th Ave North Jacksonville Beach, FL 32250 THE PRINCIPAL AND INTEREST PAYMENT ON A $300000 30-YEAR FIXED-RATE VA LOAN AT AN INTEREST RATE OF 2.25% IS $1,146.74. THE ANNUAL PERCENTAGE RATE (APR) IS 2.573% WITH ESTIMATED FINANCE CHARGES OF $3969 WHICH INCLUDES A FUNDING FEE PAID AT CLOSING AS DETERMINED BY VA GUIDELINES. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. RATES ARE CURRENT AS OF 10/11/2021. SOME EXCLUSIONS MAY APPLY. Cardinal Financial MORTGAGE IS NOT ENDORSED OR SPONSORED BY THE DEPT. OF VETERANS AFFAIRS OR ANY GOVERNMENT AGENCY. Conventional rate disclosure THE INTEREST RATE IS BASED ON A $300000 PURCHASE PRICE, PRIMARY RESIDENCE, SINGLE-FAMILY HOME 740 FICO SCORE ON A $400K APPRAISAL PRICE. 30-YEAR FIXED-RATE LOAN AT 2.875% AND 75% LOAN-TO-VALUE (LTV) IS $1244.68 THE ANNUAL PERCENTAGE RATE (APR) IS 3.042% WITH ESTIMATED FINANCE CHARGES OF $2988. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 10/11/2021. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY Conventional Rate disclosure $300K PURCHASE PRICE. PRIMARY RESIDENCE, SINGLE-FAMILY HOME 740 FICO SCORE ON A $400K APPRAISAL PRICE, 15-YEAR FIXED-RATE AT AN INTEREST RATE OF 2.125% AND 75% LOAN-TO-VALUE (LTV) PRINCIPLE AND INTEREST PAYMENT ARE $1,947.84. THE ANNUAL PERCENTAGE RATE (APR) IS 2.389% WITH AN ESTIMATED FINANCE CHARGE OF $2178 THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 10/11/2021. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY Not all will qualify. Rates, terms and fees may change at any time without notice. Loan not available directly through Cardinal Financial; You must use a licensed mortgage broker such as Future Home Loans to obtain financing. The content in this advertisement is for informational purposes only. This is not an offer for extension of credit or a commitment to lend. All loans must satisfy underwriting guidelines and are subject to credit approval. Get an actual Loan Estimate from a Future Home Loans Mortgage Broker for loan terms, conditions and fees.” FACEBOOK DISCLAIMER This website is not part of the Facebook website or Facebook Inc. Additionally, this site is not endorsed by Facebook in any way. Facebook is a trademark of Facebook, Inc. We use Facebook remarketing pixels/cookies on this site to re-communicate with people who visit our site and ensure that we are able to reach them in the future with relevant messages and information. #### mortgage refinance Free Home Refinance Qualifier Future Financial LLC DBA Future Home Loans supports Equal Housing Opportunity NMLS ID#2043401 #65370 #1902671 #1621953 #MC-7265 #B-200041 #22908. Interest rates and products are subject to change without notice and may or may not be available at the time of mortgage commitment or at the time of rate lock (http://www.nmlsconsumeraccess.org/) | 1-855-665-7123 | Borrowers must qualify for all benefits. 315 11th Ave North Jacksonville Beach, FL 32250 THE PRINCIPAL AND INTEREST PAYMENT ON A $300000 30-YEAR FIXED-RATE VA LOAN AT AN INTEREST RATE OF 2.25% IS $1,146.74. THE ANNUAL PERCENTAGE RATE (APR) IS 2.573% WITH ESTIMATED FINANCE CHARGES OF $3969 WHICH INCLUDES A FUNDING FEE PAID AT CLOSING AS DETERMINED BY VA GUIDELINES. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. RATES ARE CURRENT AS OF 10/11/2021. SOME EXCLUSIONS MAY APPLY. Cardinal Financial MORTGAGE IS NOT ENDORSED OR SPONSORED BY THE DEPT. OF VETERANS AFFAIRS OR ANY GOVERNMENT AGENCY. Conventional rate disclosure THE INTEREST RATE IS BASED ON A $300000 PURCHASE PRICE, PRIMARY RESIDENCE, SINGLE-FAMILY HOME 740 FICO SCORE ON A $400K APPRAISAL PRICE. 30-YEAR FIXED-RATE LOAN AT 2.875% AND 75% LOAN-TO-VALUE (LTV) IS $1244.68 THE ANNUAL PERCENTAGE RATE (APR) IS 3.042% WITH ESTIMATED FINANCE CHARGES OF $2988. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 10/11/2021. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY Conventional Rate disclosure $300K PURCHASE PRICE. PRIMARY RESIDENCE, SINGLE-FAMILY HOME 740 FICO SCORE ON A $400K APPRAISAL PRICE, 15-YEAR FIXED-RATE AT AN INTEREST RATE OF 2.125% AND 75% LOAN-TO-VALUE (LTV) PRINCIPLE AND INTEREST PAYMENT ARE $1,947.84. THE ANNUAL PERCENTAGE RATE (APR) IS 2.389% WITH AN ESTIMATED FINANCE CHARGE OF $2178 THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 10/11/2021. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY Not all will qualify. Rates, terms and fees may change at any time without notice. Loan not available directly through Cardinal Financial; You must use a licensed mortgage broker such as Future Home Loans to obtain financing. The content in this advertisement is for informational purposes only. This is not an offer for extension of credit or a commitment to lend. All loans must satisfy underwriting guidelines and are subject to credit approval. Get an actual Loan Estimate from a Future Home Loans Mortgage Broker for loan terms, conditions and fees.” FACEBOOK DISCLAIMER This website is not part of the Facebook website or Facebook Inc. Additionally, this site is not endorsed by Facebook in any way. Facebook is a trademark of Facebook, Inc. We use Facebook remarketing pixels/cookies on this site to re-communicate with people who visit our site and ensure that we are able to reach them in the future with relevant messages and information. #### Mortgage Terminology How may we help? Learn > Mortgage 101 >  All | # A B C D E F G H I J K L M N O P Q R S T U V W X Y Z There are currently 39 names in this directory1003Uniform Residential Loan Application.A & D LOANAcquisition and development loan- a loan for the purchase of raw land for the purpose of development.Abstract TitleA written history of the ownership of a parcel of land.Acceleration ClauseAllows the lender to speed up the rate at which your loan comes due or even to demand immediate payment of the entire outstanding balance of the loan should you default on your loan.AcknowledgmentA declaration by a notary, certifying, by way of personal knowledge or written identification, the identity of the signer.Adjustable Rate Mortgage (ARM)Is a mortgage in which the interest rate is adjusted periodically based on a pre-selected index. Also sometimes known as the renegotiable rate mortgage, the variable rate mortgage or the Canadian rollover mortgage. (ARM)Adjustment IntervalOn an adjustable rate mortgage, the time between changes in the interest rate and/or monthly payment, typically one, three or five years, depending on the index.AffidavitA sworn statement in writing.American Land Title Association (ALTA)An organization of title companies specializing in Real Property Law which has standardized forms and coverage on a national basis. This is standardized coverage.Amortized / AmortizationAmortization refers to the principal portion of the loan payment and is the loan payment by equal periodic payments calculated to pay off the debt at the end of a fixed period, including accrued interest on the outstanding balance. A fully amortized loan will be completely paid off at the end of the loan term.Annual Percentage Rate (APR) An interest rate reflecting the cost of a mortgage as a yearly rate. This rate is likely to be higher than the stated note rate or advertised rate on the mortgage, because it takes into account points and other credit costs. The APR allows homebuyers to compare different types of mortgages based on the annual cost for each loan.AppraisalAn estimate of the value of real property, made by a qualified professional called an "appraiser." An appraisal will be needed to determine the value of your property.AssumptionThe agreement between buyer and seller where the buyer takes over the payments on an existing mortgage from the seller. This must be approved by the lender and be allowed by the note, which was originally signed by the seller.Back EndThis refers to the debt-to-income ratio calculated using principal, interest, taxes, insurance and consumer credit obligations divided by gross monthly income. It is expressed as a percentage.BalloonUsually, a short-term fixed-rate loan which involves small payments for a certain period of time and one large payment for the remaining amount of the principal at a time specified in the contract.BeneficiaryThe entity funding the loan. This is the entity to which the loan is owed.BK / BankruptcyA reorganization or discharge of debts. Could also be referred to as Chapter 7, 11 or 13.BrokerAn individual in the business of assisting in arranging funding or negotiating contracts for a client but who does not loan the money himself. Brokers usually charge a fee or receive a commission for their services.Buy DownWhen the lender and/or the home builder subsidizes the mortgage by lowering the interest rate during the first few years of the loan. While the payments are initially low, they will increase when the subsidy expires.CapThe highest rate that an adjustable rate mortgage may reach. It can be expressed as the actual rate or as the amount of change allowed above the start rate. For example, a 7.99 % start rate with a 6% rate change cap would have a maximum interest rate cap of 13.99%.Cash OutAny funds disbursed directly to the borrower.Certificate of OccupancyA certificate issued by local city government to a builder, stating that the building is in proper condition to be occupied.Certified CopyA true copy, attested to be true by the officer holding the original. It should have a stamp and signature stating that it is a true copy.Clear-to-closeThe loan is ready to be closed with no additional conditions.ClosingThe meeting between the buyer, seller and lender or their agents where the property and funds legally change hands. Also called settlement.Closing CostsUsually include an origination fee, discount points, appraisal fee, title search and insurance, survey, taxes, deed recording fee, credit report charge and other costs assessed at settlement. The costs of closing usually are about 3 percent to 6 percent of the total mortgage amount. Or any costs being charged to facilitate granting of the credit request.CommitmentAn agreement, often in writing, between a lender and a borrower to loan money at a future date subject to the completion of paperwork or compliance with stated conditions.Community PropertyProperty owned in common by a husband and wife, which was not acquired as separate property. A classification of property peculiar to certain states. In community property states, assets may be owned in part by a spouse even if their name does not appear on the title.Comp. / ComparableA property with the same basic characteristics as the property you are attempting to find the value of (usually a real estate appraisal.) It should have been sold recently and be as similar as possible.CondominiumProperty owned as a group, with rights to occupy specific units of the structure. An overseeing board often referred to as a Homeowners Association, governs the property.Construction LoanA short term interim loan for financing the cost of construction. The lender advances funds to the builder at periodic intervals as the work progresses.Consumer CreditCredit owed by the individual, not secured by real estate.Conventional LoanA mortgage not insured by FHA or guarantee by the VA or Farmers Home Administration (FMHA).Conversion ClauseA provision in some ARMS, (Adjustable Rate Mortgage) that allows you to change the ARM to a fixed-rate loan at some point during the loan term.Credit RatioThe ratio, expressed as a percentage, which results when a borrower's monthly payment obligation on long-term debts is divided by his or her net effective income (FHA/VA loans) or gross monthly income (Conventional loans).Credit ReportHistory of buyers past credit performance.Credit ScoreThe score given to an individual to determine the credit worthiness. These scores come from TRW, Equifax and Trans Union.VA LoanA VA loan is a mortgage loan program guaranteed by the U.S. Department of Veterans Affairs (VA), designed exclusively for eligible military service members, veterans, and their surviving spouses. This benefit is one of the most valuable advantages of military service, offering qualified borrowers the opportunity to purchase a home with more favorable terms than conventional mortgages.WaiverA waiver is the voluntary and intentional relinquishment or abandonment of a known right, claim, privilege, or requirement in a mortgage transaction. In the context of home lending, waivers are commonly used by lenders, borrowers, or other parties to forgo certain conditions, fees, protections, or obligations that would otherwise be required or available under the loan agreement or applicable law. Here if you need us Let's get started. Contact Us #### Nate Jomaa Nate Jomaa Vice President of Strategic Development | Mortgage Broker - fl NMLS #1478211 Apply Now Mortgage 101 About Me Hi, I’m Nate Jomaa. I’m a seasoned loan officer turned sales leader, focused on building the future of mortgage through strong leadership, coaching, and relationships. As VP of Strategic Development at Future Home Loans, I drive business growth by leading sales initiatives, developing loan officers, and creating a culture where relationships fuel results. I’ve spent years coaching top producers to close more deals, increase revenue, and build businesses that last. Now, I bring that same strategy-driven, people-first approach to Future Home Loans, helping our team and our partners thrive in every market. With a passion for people over transactions, I combine big-picture strategy with real-world coaching to make sales feel less like chaos and more like momentum. I’m not just developing loan officers, I’m shaping a movement around leadership, growth, and partnership. When I’m not raising the bar in the mortgage world, you’ll find me on Florida’s Space Coast with my wife, our three young adults, a bulldog, and two very opinionated cats. I’m also an avid cyclist who’s always up for a ride, whether it’s coastal roads or gravel trails.  What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Melbourne 524 N Harbor City Blvd, Melbourne, FL 32935 Let's Talk 321-978-3115 Email Me nate@future.loans Call Email Nate Jomaa Mortgage Broker 321-978-3115 Here if you need us Let's get started. Contact Us #### Nathan Gavin Nathan Gavin Mortgage Broker - Jacksonville, Florida | Texas NMLS #2004781 Apply Now Mortgage 101 Nathan was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Nathan Gavin is the best. I just bought a house and Nathan was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Nathan Gavin is unequivocally the best loan officer I have ever worked with. Thank you for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 757.581.8029 Email Me nathan@future.loans Call Email Nathan Gavin Mortgage Broker 757.581.8029 Here if you need us. Let's get started. Contact Us #### Nick Trumbull Nick Trumbull Mortgage Broker - Melbourne, Florida NMLS #2441824 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk 518-593-7929 Email Me nicktrumbull@future.loans Call Email Nick Trumbull Mortgage Broker 518-593-7929 Here if you need us. Let's get started. Contact Us #### North Carolina FUTURE HOME LOANS - MORTGAGE BROKER IN NORTH CAROLINA Future Home Loans is North Carolina's trusted, veteran-owned mortgage broker helping locals secure their dream homes with fast approvals, low rates, and 1,000+ five-star reviews. We’re a fast-growing, home loan brokerage offering competitive rates, lightning-fast closings, and industry-leading customer service from start to finish. Who we are Our Mortgage Brokers In North Carolina SEE WHAT OUR CUSTOMERS ARE SAYING! Trey was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Charlotte, NCAmazing! I know there is a lot of good , professional loan officers in the business, but Trey Pennington is the best. I just bought a house and Trey was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Ashley T. from Charlotte, NCThe best! Trey Pennington is unequivocally the best loan officer I have ever worked with. Thank you, Trey, for your time, patience, and ability to get us the best rate available. James Crosten from Charlotte, NCSuperior Customer Service SEASONED MORTGAGE BROKERS IN NORTH CAROLINA Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in North Carolina with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. PAPERLESS & SPEEDY SERVICE We pride ourselves on our customer satisfaction and make it such a priority because we know that many others don't. We know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in North Carolina, we are confident we can provide you fast, friendly service and a timely closing. Are you looking to purchase or refinance a home? FREE Home Purchase Qualifier FREE Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Let Us Know Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Orlando FL FUTURE HOME LOANS - MORTGAGE BROKER IN ORLANDO, FL We're a fast growing, veteran-owned and operated mortgage broker in Orlando, FL with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish. OUR CUSTOMERS LOVE US! Damian and Jenn went far beyond our expectations. Communication, follow through and updates were uncommonly competent and professional. I highly recommend this team! Shawn Brian and Angelica were a pleasure to work with! They made things to easy to buy our first home! I highly recommend going with them you will not regret it! Garetear11 Best loan assistance in Florida! Matt LOCALLY OWNED & OPERATED Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in Orlando with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. PAPERLESS & SPEEDY We pride ourselves on our customer satisfaction and make it such a priority because we know that many others don't. We know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in Orlando, FL, we are confident we can provide you fast, friendly service and a timely closing.Are you looking to purchase or refinance a home? Home Purchase Qualifier Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Drop us A Line Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Who we are Our Mortgage Brokers In Orlando, FL Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Our Veterans We're proud of OUR VETERANS. A Selfless Sacrifice THEY SERVED US, NOW IT'S OUR TURN The Future Home Loans mortgage brokerage was founded on the beliefs of providing our clients with spectacular service, dedication to a translucent transaction, and unparalleled team work. Through collaboration with other locals with those founding beliefs, the Future team continues to grow and take flight across Florida, bringing in many different individuals and walks of life. One steady thing our team has in common is providing top-notch service, and giving back to our Veteran community through undeniable rates and service via VA home mortgages.Many of our Future Home Loans team members have served in the United States Military themselves; a selfless sacrifice that has translated into continued personal growth within a team of individuals that have their own independent ties to the military community as well. Take a look below at our team members' stories of their service, alongside other members of the Future Home Loans team who have highlighted their family members who have served and sacrificed as well. Thank you for your service! Spotlight Robert Lynn Military Service was something that was always present in my family. My Dad was in the Army and I moved about twice a year until I got into High School. The life of an Army Brat has it's challenges, but comes with it's own set of rewards as well, meeting so many people from an early age taught me how to make friends and adapt to new situations. My grandparents were a constant and both of my Grandfathers fought in World War 2. Hunting and Fishing were my favorite pastimes with both of them but I always had an ear out for an old war story. After graduation I left home to Play College Football in the midwest but after a while I realized I wasn't going to play on Sundays and my plans changed and I joined the Army. It was always something I knew I was going to do, so when the time came I jumped in with both feet. My Army time took my people skills to a whole other level as I met folks from all backgrounds and I loved it. I started as a Russin Linguist in Intelligence and then was selected for training in Special Operations and went all over the world training for most of my time in service. That's the awesome thing about the service, you lose all your prejudices in a fox hole. You realize what really matters is that the person next you has your back, not what they look like or where they came from. I loved every minute I spent in the military and had so many unbelievable experiences and met so many awesome people, I wouldn't trade it for anything in the world! Spotlight Joe Verseput Where were you on 9/11? Joe Verseput was at an undisclosed depth at an undisclosed location.......Forged in the depths of Davy Jones locker, Joe brings his quick thinking skills and thirst for knowledge learned as a Nuclear Engineroom Supervisor to the Loan Industry to serve the North Florida Community with a genuine approach to helping the customer. After spending 6 years as a Naval Nuclear Submariner, Joe worked in Power Plants, Cryogenics, and Anesthetics before landing in the Mortgage Industry in 2010, moving away from the technical world and finding a career that would allow him to help others on a personal level. As a Veteran himself, Joe finds joy in shepherding other Vets through the mortgage process as they take advantage of their VA benefits. Having Merrill Lynch as a major client for years taught Joe how to slice up complicated tax returns like a Mortgage Surgeon and quickly find avenues for his customers' financing needs. But Joe does not limit his action to the lending industry; he is constantly involved in local charities and Veterans groups, as well as serving on the Board for The Beaches Hospitality Network to support local business in his community. Knowledge, Drive, & Care for Others, while throwing a few bits of Fun in there are the pillars of Joe's Personal Brand. He never loses sight that this is the most important purchase that most people will make in their lifetime. Spotlight JASON Braswell Jason served in the Navy from 2000 to 2007, with a notable tenure on the USS John F. Kennedy from 2003 to 2006. During that time, he was actively involved in Operation Iraqi Freedom and Enduring Freedom. Drawing from the discipline, dedication, and personal growth he acquired during his military service, Jason now channels that same energy into delivering exceptional client care in his mortgage profession. His experiences from the past continue to guide and inspire his present journey in the mortgage industry. Our Veteran Family Photo Gallery Robert Lynn CEO Joe Verseput Mortgage Broker, Navy Veteran Jason Braswell Lender Concierge Team Lead, Navy Veteran Scott Lichtenberger Mortgage Broker, USMC Veteran Nathan Gavin Mortgage Broker, Navy Veteran Anthony Alzate Mortgage Broker, Army Veteran Scott Yates Mortgage Broker Mitchell Morris Client Success Coordinator, Marines Veteran Wes Lynn Robert Lynn's Father CR Lynn Robert Lynn's Grandfather Jason Dahlke Ben Wyn's Brother-In-Law Gene Lakey Bryan Lakey's Grandfather Jason Dahlke Ben Wyn's Brother-In-Law Jason Dahlke Ben Wyn's Brother-In-Law John Wuensch Bryan Lakey's Grandfather Walter P Tilke Ryan Proffitt's Grandfather Hubert Kimbrell Robert Lynn's Grandfather Marv Straw Scott Straw's Father Robert Proffitt Ryan Proffitt's Grandfather Andrew Scammon, Father Andrew Scammon, Father-in-Law #### Private Mortgage Insurance (PMI) How may we help? Learn > Mortgage 101 >  Mortgage Insurance PMI What is Private Mortgage Insurance (PMI)? On a conventional mortgage, when your down payment is less than 20% of the purchase price of the home mortgage lenders usually require you get Private Mortgage Insurance (PMI) to protect them in case you default on your mortgage. Sometimes you may need to pay up to 1-year’s worth of PMI premiums at closing which can cost several hundred dollars. The best way to avoid this extra expense is to make a 20% down payment or ask about other loan program options. How Does Private Mortgage Insurance (PMI) Work? PMI companies write insurance policies to protect approximately the top 20% of the mortgage against default. This depends on the lender’s and investor’s requirements, the loan-to-value ratio, and the type of loan program involved. Should a default occur the lender will sell the property to liquidate the debt and is reimbursed by the PMI company for any remaining amount up to the policy value. Could Obtaining Private Mortgage Insurance (PMI) Help Me Qualify for a Larger Loan? Yes, it will help you obtain a larger loan, here’s why. Let’s say that you are a family with $42,000 Annual Gross Income and monthly revolving debts of $800 for car payment and credit cards, and you have $10,000 for your down payment and closing costs on a 7%-interest mortgage. Without PMI the maximum price you can afford is $44,600, but with PMI covering the lender’s risk you now can buy a $62,300 house. PMI has afforded you 39% more house. How Much Does Private Mortgage Insurance (PMI) Cost? PMI costs vary from insurer to insurer, and from plan to plan. Example: A highly leveraged adjustable-rate mortgage requires the borrower to pay a higher premium to get coverage. Buyers with a 5% down payment can expect to pay a premium of approximately 0.78% times the annual loan amount, $92.67 monthly for a $150,000 purchase price. But, the PMI premium would drop to 0.52% times the annual amount, $58.50 monthly if a 10% down payment was made. How is Private Mortgage Insurance Paid? PMI fees can be paid in many ways depending on the company used: Borrowers can choose to pay the 1-years premium at closing, and then an annual renewal premium is collected monthly as part of the house payment. Borrowers can choose to pay no premium at closing, but add on a slightly higher premium monthly to the principal, interest, tax, and insurance payment. Borrowers who want to sidestep paying PMI at closing but don’t want to increase their monthly house payment can finance a lump-sum PMI premium into their loan. Should the PMI be canceled before the loan term expires through refinancing, paying off the loan, or removal by the loan provider, the borrower may obtain the rebate of the premium. How Does the Buyer Apply for PMI? Typically the buyer covers the cost of PMI, but the lender is the PMI company’s client and shops for insurance on behalf of the borrower. Lenders usually deal with only a few PMI companies because they know the guidelines for those insurers. This can be a problem when one of the lender’s prime companies turns down a loan because the borrower doesn’t fit its risk parameters. A lender might follow suit and deny the loan application without consulting a second PMI company which could leave all parties in an undesirable position. The lender has the difficult task of being fair to the borrower while shopping for the most effective way to lessen liability. What is the History of Private Mortgage Insurance (PMI)? The Private Mortgage Insurance industry originated in the 1950s with the first large carrier, Mortgage Guaranty Insurance Corporation (MGIC). They were referred to as “magic” as these early PMI methods were deemed to “magically” assist in getting lender approval on otherwise unacceptable loan packages. Today there are 8 PMI underwriting companies in the United States. Cancellation of Private Mortgage Insurance (PMI) The Homeowners Protection Act of 1998 established rules for automatic termination and borrower cancellation of Private Mortgage Insurance (PMI) for home mortgages. These protections apply to certain home mortgages signed on or after July 29, 1999 for the home purchase, initial construction, or refinance of a single-family home. It does not apply to government-insured FHA or VA loans, or to loans with lender-paid PMI.With certain exceptions (home mortgages signed on or after July 29, 1999) your PMI must be terminated automatically when 22% of the equity of your home is reached, based on the original property value and if your mortgage payments are current. It can also be canceled at your request with certain exceptions, when you reach 20% equity, again based on the original property value, if your mortgage payments are current.Exceptions:If your loan is “high risk”You have not been current on your payments within the year prior to termination time or cancellationIf you have other liens on your propertyAsk your lender or mortgage servicer for information about these requirements. If you signed your mortgage before July 29, 1999, you can request to have the PMI canceled once you exceed 20% home equity. But, federal law does not require your lender or mortgage servicer to cancel the insurance. PMI Companies Amerin Guaranty Corporation303 East Wacker Drive, Suite 900Chicago, IL 60601Tel: 800-257-7643Fax: 312-540-0564PMI Mortgage Insurance Company601 Mongomery StreetSan Francisco, CA 94111Tel: 800-288-1970Fax: 415-291-6175Commonwealth Mortgage Assurance Company1601 Market StreetPhiladelphia, PA 19103-2197Tel: 800-523-1988Fax: 215-496-0346Republic Mortgage Insurance Co.P.O. Box 2514Winston-Salem, NC 27102-9954Tel: 800-999-7642Fax: 919-661-0049G.E. Capital Mortgage Insurance CorporationP.O. Box 177800Raleigh, NC 27615Tel: 800-334-9270Fax: 919-846-4260Triad Guaranty Insurance Corp.P.O. Box 25623Winston-Salem, NC 27114Tel: 800-451-4872Fax: 919-723-0343Mortgage Guaranty Insurance CorporationP.O. Box 488Milwaukee, WI 53201Tel: 800-558-9900Fax: 414-347-6802United Guaranty CorporationP.O. Box 21567Greensboro, NC 27420Tel: 800-334-8966Fax: 919-230-1946 Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Here if you need us Let's get started. Contact Us #### Purchase or Refinance a Home Are you looking to purchase or refinance a home? Home Purchase Qualifier Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Here if you need us Let's get started. Contact Us #### Reanna Walls Reanna McGovern Mortgage Broker - NC, FL, TX, VA, TN, SC NMLS #1793959 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.  We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 503-553-9028 Email Me reanna@future.loans Call Email Reanna McGovern Mortgage Broker 503-553-9028 Here if you need us. Let's get started. Contact Us #### refinance or purchase Are you looking to purchase or refinance? PURCHASE REFINANCE or call us today about our current mortgage and refinance options 844-202-8124! Future Financial LLC DBA Future Home Loans supports Equal Housing Opportunity NMLS ID#2043401 #65370 #1902671 #1621953 #MC-7265 #B-200041 #22908. Interest rates and products are subject to change without notice and may or may not be available at the time of mortgage commitment or at the time of rate lock (http://www.nmlsconsumeraccess.org/) | 1-855-665-7123 | Borrowers must qualify for all benefits. 315 11th Ave North Jacksonville Beach, FL 32250 THE PRINCIPAL AND INTEREST PAYMENT ON A $300000 30-YEAR FIXED-RATE VA LOAN AT AN INTEREST RATE OF 2.25% IS $1,146.74. THE ANNUAL PERCENTAGE RATE (APR) IS 2.573% WITH ESTIMATED FINANCE CHARGES OF $3969 WHICH INCLUDES A FUNDING FEE PAID AT CLOSING AS DETERMINED BY VA GUIDELINES. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. RATES ARE CURRENT AS OF 10/11/2021. SOME EXCLUSIONS MAY APPLY. Cardinal Financial MORTGAGE IS NOT ENDORSED OR SPONSORED BY THE DEPT. OF VETERANS AFFAIRS OR ANY GOVERNMENT AGENCY. Conventional rate disclosure THE INTEREST RATE IS BASED ON A $300000 PURCHASE PRICE, PRIMARY RESIDENCE, SINGLE-FAMILY HOME 740 FICO SCORE ON A $400K APPRAISAL PRICE. 30-YEAR FIXED-RATE LOAN AT 2.875% AND 75% LOAN-TO-VALUE (LTV) IS $1244.68 THE ANNUAL PERCENTAGE RATE (APR) IS 3.042% WITH ESTIMATED FINANCE CHARGES OF $2988. THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 10/11/2021. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY Conventional Rate disclosure $300K PURCHASE PRICE. PRIMARY RESIDENCE, SINGLE-FAMILY HOME 740 FICO SCORE ON A $400K APPRAISAL PRICE, 15-YEAR FIXED-RATE AT AN INTEREST RATE OF 2.125% AND 75% LOAN-TO-VALUE (LTV) PRINCIPLE AND INTEREST PAYMENT ARE $1,947.84. THE ANNUAL PERCENTAGE RATE (APR) IS 2.389% WITH AN ESTIMATED FINANCE CHARGE OF $2178 THE PRINCIPAL AND INTEREST PAYMENT DOES NOT INCLUDE TAXES AND HOME INSURANCE PREMIUMS, WHICH WILL RESULT IN A HIGHER ACTUAL MONTHLY PAYMENT. RATES CURRENT AS OF 10/11/2021. THE APR IS CALCULATED USING THE ACTUARIAL METHOD. SOME EXCLUSIONS MAY APPLY Not all will qualify. Rates, terms and fees may change at any time without notice. Loan not available directly through Cardinal Financial; You must use a licensed mortgage broker such as Future Home Loans to obtain financing. The content in this advertisement is for informational purposes only. This is not an offer for extension of credit or a commitment to lend. All loans must satisfy underwriting guidelines and are subject to credit approval. Get an actual Loan Estimate from a Future Home Loans Mortgage Broker for loan terms, conditions and fees.” FACEBOOK DISCLAIMER This website is not part of the Facebook website or Facebook Inc. Additionally, this site is not endorsed by Facebook in any way. Facebook is a trademark of Facebook, Inc. We use Facebook remarketing pixels/cookies on this site to re-communicate with people who visit our site and ensure that we are able to reach them in the future with relevant messages and information. #### Relocation Guide - June 2020 Add Your Heading Text HFlorida Relocation Guide for Homebuyers | Future Home Loansere #### Rich Willits Rich Willits Mortgage Broker - FL & GA NMLS #1972548 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3RD ST NJacksonville Beach, Florida 32250 Let's Talk 770-561-5266 Email Me Rich@future.loans Call Email Richard Willits Mortgage Broker 770-561-5266 Here if you need us. Let's get started. Contact Us #### Robert Lynn Robert Lynn Chief Executive Officer NMLS #915025 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 315 11th Ave North Suite BJacksonville Beach, Florida 32250 Let's Talk (904) 624-3125 Email Me robert@future.loans Call Email Robert Lynn Chief Executive Officer (904) 624-3125 Here if you need us. Let's get started. Contact Us #### Robin Heyward Robin Heyward Mortgage Broker - SC, GA NMLS #1007842 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk 843-441-5189  Email Me robin@future.loans Call Email Robin Heyward Mortgage Broker 843-441 5189 Here if you need us. Let's get started. Contact Us #### Scott McDermott Scott McDermott Mortgage Broker Jacksonville Florida NMLS # 265040 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904-248-1979 Email Me scottmcd@future.loans Call Email Scott McDermott Mortgage Broker 904.248.1979 Here if you need us Let's get started. Contact Us #### Sean Rigsby Sean Rigsby Mortgage Broker - Melbourne, Florida NMLS #932448 Apply Now Mortgage 101 Sean Rigsby was very helpful, professional, and friendly when I wanted to refinance my mortgage. I would highly recommend him to anyone that is looking to refinance! Heather Barnes from Melbourne, FLAmazing! Sean you are the Best! Many Many Thanks for clear, consistent communication, and your patience while holding my hand walking me through every step from start to finish. God Bless you Sean! for all that you do in helping out us Veterans of the United States Military. Thank You for helping me in purchasing my very first Home. Aida Brooks from Cocoa, FLSean You Totally Rock! Sean is unequivocally the best loan officer I have ever worked with. Thank you, Sean, for your time, patience, and ability to get us the best rate available. James Crosten from Melbourne, FLSuperior Customer Service Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Melbourne 2713 W. Eau Gallie Blvd, Melbourne, FL 32935 Let's Talk 904.699.1448 Email Me sean@future.loans Call Email Sean Rigsby Mortgage Broker 904.699.1448 Here if you need us. Let's get started. Contact Us #### Secure Your Financing Free Home Loan Estimate We would love to hear from you! Do you have a question about our mortgage products, need us to save your deal, or just want to chat with us? Our team is ready to answer all of your questions. Fill out the form, call or email us and we will be in touch with you shortly. Free Home Loan Estimate Our team of mortgage experts will review your information and provide a personalized estimate to help you plan your next move or refinance. Free Home Loan Estimate Free Home Loan Estimate Our team of mortgage experts will review your information and provide a personalized estimate to help you plan your next move or refinance. First Name * First Last Name * Last Phone * Email * Subject * Message * State Property is Located In AKALARAZCACOCTDCDEFLGAHIIAIDILINKSKYLAMAMDMEMIMNMOMSMTNCNDNENHNJNMNVNYOHOKORPARISCSDTNTXUTVAVTWAWIWVWY How did you hear about Future Home Loans? Google / Online SearchFacebookInstagramLinkedInYouTubePast Client / Returning ClientRealtor / Real Estate Agent ReferralFriend of Family ReferralOther How did you hear about Future Home Loans? Submit Δ #### Sitemap Future Home Loans Sitemap FUTURE HOME LOANS Here if you need us Let's get started. Contact Us #### South Carolina FUTURE HOME LOANS - MORTGAGE BROKER IN SOUTH CAROLINA We're a fast growing, veteran-owned and operated mortgage broker in South Carolina with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish. Who we are Our Mortgage Brokers In South Carolina LOCAL MORTGAGE BROKERS IN SOUTH CAROLINA Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in South Carolina with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. PAPERLESS & SPEEDY SERVICE We pride ourselves on our customer satisfaction and make it such a priority because we know that many others don't. We know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in South Carolina, we are confident we can provide you fast, friendly service and a timely closing.Are you looking to purchase or refinance a home? FREE Home Purchase Qualifier FREE Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Let Us Know Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### STEVE POLLACK STEVE POLLACK Mortgage Broker - TAMPA, Florida NMLS# 915013 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 904.626.4703 Email Me steve@future.loans Call Email Steve Pollack Mortgage Broker 904-626-4703 Here if you need us. Let's get started. Contact Us #### Susan Hamel SUSAN HAMEL Mortgage Broker - NC, SC NMLS #912227 Apply Now Mortgage 101 About US The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.  We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 803-230-0084 Email Me susan@future.loans Call Email Susan Hamel Mortgage Broker 803-230-0084 Here if you need us. Let's get started. Contact Us #### Sylva, North Carolina FUTURE HOME LOANS - MORTGAGE BROKER IN SYLVA, NORTH CAROLINA We're a fast growing, veteran-owned and operated mortgage brokerage in Sylva, North Carolina with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish. Who we are Our Mortgage Brokers In Sylva, NC SEE WHAT OUR CUSTOMERS ARE SAYING! He is very knowledgeable and responsive in helping to guide the entire process. Joe truly cared that we would close on time and facilitated our connections with local appraisers and other services that were needed. Everything was extremely smooth and everyone we dealt with was a true pleasure to work with. Beth Markut from Vero Beach, FLImpressive Joe has gone over and above our expectations. In every aspect of our transaction he proved to be a solid "go to guy" professional. He worked tirelessly to get our loan approved. George Graham from Sylva, NCJoe is a stellar performer. Working with Matthew was great! He's quick to respond any day of the week, answered the same clarification questions with patience more than once, and was overall incredibly pleasant. Highly recommend. Autumn Demonet from Waynesville, NCFantastic Experience SEASONED MORTGAGE BROKERS IN NORTH CAROLINA Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in Sylva, North Carolina with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. PAPERLESS & SPEEDY SERVICE We pride ourselves on our customer satisfaction and make it such a priority because we know that many others don't. We know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in North Carolina, we are confident we can provide you fast, friendly service and a timely closing. Are you looking to purchase or refinance a home? FREE Home Purchase Qualifier FREE Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Let Us Know Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Tennessee FUTURE HOME LOANS - MORTGAGE BROKER IN TENNESSEE We're a fast growing, veteran-owned and operated mortgage broker in Tennessee with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish. OUR CUSTOMERS LOVE US! Ben Cooper was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Ben Cooper is the best. I just bought a house and Ben was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Ben is unequivocally the best loan officer I have ever worked with. Thank you, Ben, for your time, patience, and ability to get us the best rate available. Thank you for your military service as well! James Crosten from Ponte Vedra, FLSuperior Customer Service YOUR TENNESSE MORTGAGE BROKERS Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in Tennessee with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. PAPERLESS & SPEEDY We pride ourselves on our customer satisfaction and make it such a priority because we know that many others don't. We know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in Tennessee, we are confident we can provide you fast, friendly service and a timely closing. Are you looking to purchase or refinance a home? Home Purchase Qualifier Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Drop us A Line Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Who we are Our Mortgage Brokers In Tennessee Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### test See the Difference Compare Future Home Loans to your current situation Coming from Another Broker Coming from Retail Future Home Loans Feature Value Lender Network 40+ Pricing Engine Best-in-class LOA Support Dedicated team Marketing Full kit provided Transition Help Concierge service P&L Risk none Other Broker Feature Value Lender Network 20–30 Pricing Engine Basic LOA Support Sometimes Marketing DIY Transition Help Limited P&L Risk Yes Banks Feature Value Compensation Fixed bonus Marketing support Minimal support Operational support Standard, slower Fees / overhead High Autonomy Very little Retail Lenders Feature Value Compensation Commission / splits Marketing support Limited resources Operational support Basic support Fees / overhead Moderate Autonomy Very little Future Home Loans Feature Value Compensation 30–50% more (no P&L) Marketing support Dedicated team Operational support LOA + guideline desk Fees / overhead Low, no hidden fees Autonomy Full Future Home Loans Feature Value Lender Network 40+ Pricing Engine Best-in-class LOA Support Dedicated team Marketing Full kit provided Transition Help Concierge service P&L Risk none Other Broker Feature Value Lender Network 20–30 Pricing Engine Basic LOA Support Sometimes Marketing DIY Transition Help Limited P&L Risk Yes Feature Value Lender Network 40+ Pricing Engine Best-in-class LOA Support Dedicated team Marketing Full kit provided Transition Help Concierge service P&L Risk none Feature Value Lender Network 20–30 Pricing Engine Basic LOA Support Sometimes Marketing DIY Transition Help Limited P&L Risk Yes Banks Feature Value Compensation Fixed bonus Marketing support Minimal support Operational support Standard, slower Fees / overhead High Autonomy Very little Retail Lenders Feature Value Compensation Commission / splits Marketing support Limited resources Operational support Basic support Fees / overhead Moderate Autonomy Very little Future Home Loans Feature Value Compensation 30–50% more (no P&L) Marketing support Dedicated team Operational support LOA + guideline desk Fees / overhead Low, no hidden fees Autonomy Full Feature Value Compensation Fixed bonus Marketing support Minimal support Operational support Standard, slower Fees / overhead High Autonomy Very little Feature Value Compensation Commission / splits Marketing support Limited resources Operational support Basic support Fees / overhead Moderate Autonomy Very little Feature Value Compensation 30–50% more (no P&L) Marketing support Dedicated team Operational support LOA + guideline desk Fees / overhead Low, no hidden fees Autonomy FullComparisons are based on typical industry averages. Individual results may vary. Contact us for specific details about compensation and support. #### Texas FUTURE HOME LOANS - MORTGAGE BROKER IN TEXAS We are a rapidly expanding mortgage brokerage firm based in Texas, proudly owned and operated by veterans, and trusted by clients across the nation with more than 1,000 glowing 5-star reviews. Our extensive network of personal connections with multiple lenders and our dedicated in-house processing team enables us to provide highly competitive rates, swift and efficient closing processes, and top-tier customer service throughout every step of your journey. meet your texas broker Cherie Ford Cherie Ford possesses over two decades of experience as a licensed mortgage professional, with a significant tenure in the home loans industry even preceding her licensure in 2000. Her personal life is rooted in Waco, where she and her husband Steve have successfully raised their two sons.Cherie Ford's professional attributes include her prowess as a tenacious problem solver and a visionary thinker who consistently explores innovative solutions. Her dedication to aiding others has been pivotal in the growth of her business, establishing her as a respected figure in the realm of mortgage professionals, often characterized as a 'Make It Happen' expert.Cherie takes pride in her role as an independent Mortgage Broker, a status that empowers her to meticulously choose the most suitable lender and program tailored to her clients' unique needs, all while maintaining a consistent track record of timely closings. With her unwavering commitment and an optimistic outlook, the future holds promising prospects in her professional journey. Apply Now Visit Website Hilary Jones I am a mortgage broker dedicated to helping families across Texas achieve the dream of homeownership. I specialize in guiding first-time buyers and veterans through the mortgage process, ensuring each step is clear, efficient, and stress-free. My goal is to provide the knowledge, resources, and support clients need to make confident financial decisions.As a mother of four and a former Army wife of eight years, I understand the unique challenges military families face and take pride in helping veterans access the benefits they have earned. This perspective allows me to serve clients with both professionalism and empathy, always keeping their best interests at the forefront.Outside of my work, I enjoy traveling, spending time with my family, and contributing to my community. Helping people put down roots and build a strong foundation for the future is not only my profession—it is my passion. Apply Now Visit Website our licensed texas team OUR CUSTOMERS LOVE US! Damian and Jenn went far beyond our expectations. Communication, follow through and updates were uncommonly competent and professional. I highly recommend this team! Shawn Brian and Angelica were a pleasure to work with! They made things to easy to buy our first home! I highly recommend going with them you will not regret it! Garetear11 Best loan assistance in Florida! Matt LOCALLY OWNED & OPERATED Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in Texas with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. PAPERLESS & SPEEDY We pride ourselves on our customer satisfaction and make it such a priority because we know that many others don't. We know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in Texas, we are confident we can provide you fast, friendly service and a timely closing.Are you looking to purchase or refinance a home? Home Purchase Qualifier Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Drop us A Line Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Texas Complaint Notice Texas Consumer Complaint Notice Texas Complaint Notice CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A COMPANY OR A RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550. THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED RESIDENTIAL MORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV. Contact Us Apply For a Loan #### The Best Mortgage Loans for First-Time Homebuyers Buying your first home can be exciting and overwhelming at the same time. You’re fulfilling the American dream but at the same time, taking on the largest debt of your lifetime. Fortunately, there are many great mortgage loans for first-time homebuyers. Here are our top choices. FHA Loans FHA loans used to be known as a ‘first-time homebuyer’s loan.’ While today anyone can use the program, it is a great program for anyone that hasn’t owned a home before because of its flexible guidelines and low down payment requirements. FHA loans require mortgage insurance for the life of the loan at a rate of 0.85% of the loan amount. Your insurance payment decreases each year as you pay your balance down, but you pay it for the life of the loan. How to Qualify Minimum 580 credit scoreMaximum 43% - 50% debt-to-income ratio (may be more, case by case)At least 3.5% of the purchase price as a down payment (can be a gift)Stable income and employment for the last 2 yearsNo recent bankruptciesProof you’ll occupy the property as your primary residence Conventional Loans Conventional loans are reserved for borrowers with good credit, but it doesn’t have to be perfect. We’ve seen borrowers get approved with a credit score of 660 which isn’t in the ‘good credit’ range. Conventional loans are different from FHA loans because you can cancel your Private Mortgage Insurance once you owe less than 80% of the home’s value. This means your mortgage payment will decrease once you eliminate PMI. How to Qualify Minimum 620 credit scoreMaximum 36% - 49% debt-to-income ratioAt least 3% down payment (5% if you owned a home before)Stable income and employment for the last 2 yearsNo recent bankruptcies VA Loans VA loans are for veterans that served or are serving our country. This flexible mortgage program doesn’t require a down payment and has the most flexible guidelines for veterans. The program is only for owner-occupied properties and is a great option for veterans right out of the military looking to buy their first house. How to Qualify Minimum 620 credit score (this varies by lender since the VA doesn’t have a minimum credit score requirement)Maximum 43% - 50% debt-to-income ratio (could be higher, cases by case)No down payment requiredAdequate disposable income according to your location and family size according to VA guidelinesStable income and employment or proof of future employment if you just got out of the militaryProof you’ll occupy the property as your primary residenceCertificate of Eligibility to prove you are eligible for a VA loan Final Thoughts If you’re a first-time homebuyer, you have many mortgage options available to you. Each lender has different requirements and charges different rates and fees. I’m happy to help you figure out which loan is right for you as well as answer any questions and concerns. Together we’ll make your dream of homeownership come true. Lets chat! Anthony AlzateNMLS#2021422Future Home Loans407.373.8073anthony@future.loans #### The Mortgage Experience How may we help? Mortgage Experience Learn > Mortgage 101 > Mortgage Experience Download PDF 1. Let's Talk Whether you're months away or went to a few open houses this weekend, the crucial first step is talking to one of our expert team members. We'll go over your income, assets, and credit score to get a picture of your financial readiness and home buying power. 2. APP & DOCUMENTS You'll submit a thorough collection of information online in order to give us a head start on underwriting. Pro tip: The more accurate you are with your documents the easier the entire process will be! 3. APPRAISAL We will order your home appraisal for you as soon as you are under contract. Appraisers are a 3rd party company that reviews the property to make sure you're paying the right price for the home. 4. UNDERWRITING Once you find your home the first submission will be completed. The underwriter will review your documents. For example: W'2, bank statements, tax returns and credit information, along with the results of the appraisal. 5. APPROVAL Congratulations, you are now approved! Our average clear to close is 17 days. Sometimes you will be required to give more documentation at this time & it will be resubmitted to the underwriter. 6. CLOSING DAY! Our operations department works with your closing attorney and realtors and get the paper work for you and the sellers to sign. We strive to ensure this will be a smooth & exciting experience. Woo hoo! It's time to close and grab the keys! *This is a simplified version of the process and is for illuustravite purposes only. Not all loans follow the same format, some steps aren't shown on here. Speak to your mortgage professional for more information Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Here if you need us Let's get started. Contact Us #### Timothy Finn Timothy Finn Mortgage Broker NMLS #187322 Apply Now Mortgage 101 He was quick to respond, always available and was able to get me the best deal for me. I would highly recommend Tim and Future Home Loans for anyone who is looking for a mortgage or refinance. Mdelatorre from Jacksonville, FLHighly Recommend We are so happy with our experience with Tim and Future Home Loans. He helped us understand a really difficult process, and kept us updated thorough the entire thing, and worked well with all parties involved. We had a smooth closing, on time, and overall great experience. Lucyinthesky from Fruit Cove, FLGreat Communication! The entire process was the easiest loan process I've ever gone through, and I felt that everything beat my expectations. It was amazing working with Tim and Amy from start to finish. To top it off, it made my heart happy that they are a local business and veteran owned. claire cucchi from Saint Augustine, FLI HIGHLY recommend Tim and Future Home Loans! About Me The Future Is Here.  Whether you are purchasing your first home, refinancing your current home, buying an investment property or a second vacation home, we’re here and ready to help you achieve your goal.  We pride ourselves on being like any other lender/bank/broker out there.  Timothy finds value in providing integrity and trust to his clients. He understands that purchasing or refinancing a home can be stressful, so he sets out to simplify the process. Timothy will take the time to listen to needs, set upfront expectations for a smooth experience, and follow-through with communication throughout the whole process. He aims to provide the best value to ensure you're a client for life.Timothy is experienced in Conventional, Jumbo, VA, FHA, and USDA financing as well as First Time Homebuyer programs. He loves working for a Veteran owned company that supports the community, and hopes to provide you with a five-star experience throughout your mortgage transaction and beyond. What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk 904.643.2274 Email Me tim@future.loans Call Email Timothy Finn Mortgage Broker (904) 643-2274 Here if you need us Let's get started. Contact Us #### Todd Roberts Todd Roberts Mortgage Broker - Orlando, Florida NMLS #329427 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 321.947.1870 Email Me toddroberts@future.loans Call Email Todd Robers Mortgage Broker 321.947.1870 Here if you need us. Let's get started. Contact Us #### Travis Underwood Travis Underwood Mortgage Broker - FL, GA, SC, NC, TN and VA NMLS #1012435 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 904-607-5144 Email Me travis@future.loans Call Email Travis Underwood Mortgage Broker 904-607-5144 Here if you need us. Let's get started. Contact Us #### Travise Smith Travise Smith Mortgage Broker - NC, SC & CA NMLS #2632847 Apply Now Mortgage 101 Ali helped me get my first home. I went from looking to closed within a month and a half. She went above and beyond for me. I could not have asked for a better experience. I will refer her to anyone and everyone who needs a home loan! Thank you!!! Dvshockey05 from Great Falls, SCAli is the best! Going with Future home loans was the best decision I’ve made!! The made the process extremely easy. My loan officer, Ali Lindsay, help me set my refinance up to get the most benefit for me! She was extremely knowledgeable and came to closing with me in case I had any questions! My processor, Jen, was also amazing. She made sending in my documents super easy!! Hayley Kuhlkin from Charlotte, NCAmazing experience!! Ali was always available and took time to fully answer all my questions. With my complicated situation, she went above and beyond to make sure everything was in order. I can easily say that it was stress free for me and I had zero issues. Tim B from North Topsail Beach, NCAbove and beyond We used Future Home Loans and Ali Lindsay was our Broker. We were very pleased with the interest rate she found for us! She was professional and on top of all aspects of the process. She was available to us when we had questions ensuring a smooth closing. On top of all that she was a lot of fun! bbruce2454 from Concord, NCWould highly recommend Future Home Loans! I highly recommend:Ali Lindsay as a mortgage Broker Ali Has a Wonderful Personality. She Always Was All The Times Help me with everything that I need . She worked so hard she got excellent communication, during my process she was very diligent . Thanks to Ali zuser201501170645213 from Charlotte, NCVery nice Mortgage broker Ali was fabulous in every way. She is top notch when it comes to providing the best in service and communication. I will absolutely lean on her in the future! Doing business with her was an absolute pleasure. Thank you! Gloria AThanks to Ali Ali was good to work with she was thorough and I would recommend her for anybody think you for the good work out Ali.............................................. Mohamad Dana from Fort Mill, SCGood work Loan pricing and fees as described. Closed on time without any issues. I obtained a VA loan for property located in South Carolina. Wouldn’t hesitate to recommend. Nick from Greer, SCProfessional Service I refer all my clients to Ali. Ali is a pleasure to work with and is always available for me and my clients. Her intellect and knowledge CANNOT be beat! A++ Alicia M (realtor) from Tega Cay, SCSmart Broker with Hustle Ali was fabulous in every way. She is top notch when it comes to providing the best in service and communication. I will absolutely lean on her in the future! Doing business with her was an absolute pleasure. Thank you! Lisa Edwards-Morton (realtor)Recommend Future Home Loans This is no joke these ladies help me at 100% from all the highs and lows they never gave up on me I'm forever grateful I thank God for placing Ms Jen and Ms Ali in my life I couldn't thank them enough my family and I are forever grateful. Thank you again!!! Lattoya SthillGoogle Ali made the Home buying process so easy. She was able to help us close on our home in under 30 days!! You could not ask for a better person to have on your side through this process. If we were buying another house tomorrow I would call her immediately! Alex Humphries from Earl, NCAwesome experience About Me Hi! I'm Travise Smith, your local mortgage broker! I'm a mortgage professional with years of experience in the industry. Some mortgage lenders promise good service, and others promise a good rate. At Future Home Loans, our commitment to you, is to provide you with the best of both. A fantastic loan rate, and world-class customer service! Let me help you achieve your financial goals through a new home purchase or refinance. I'm licensed in North Carolina and truly appreciate the chance to work with you! The future is bright!We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 803-230-1273 Email Me tsmith@future.loans Call Email Travise Smith Mortgage Broker 803-230-1273 Here if you need us. Let's get started. Contact Us #### Trey Pennington Trey Pennington Mortgage Broker - North & South Carolina NMLS #1490738 Apply Now Mortgage 101 Trey was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Charlotte, NCAmazing! I know there is a lot of good , professional loan officers in the business, but Trey Pennington is the best. I just bought a house and Trey was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Ashley T. from Charlotte, NCThe best! Trey Pennington is unequivocally the best loan officer I have ever worked with. Thank you, Trey, for your time, patience, and ability to get us the best rate available. James Crosten from Charlotte, NCSuperior Customer Service Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 704.438.6051 Email Me trey@future.loans Call Email Trey Pennington Mortgage Broker 704.438.6051 Here if you need us. Let's get started. Contact Us #### Trinnette Glynn Trinnette Glynn Mortgage Broker - Melbourne, FL NMLS #2290814 Apply Now Mortgage 101 Elizabeth Cassidy made the whole process of buying a house easy and straight forward. By the end she felt like family. She responded to our endless nervous questions with extreme patience and vast knowledge. I knew that I could ask her anything at any time and she would be happy to help. L Mackenzie from Melbourne, FL The Best of the Best! Elizabeth and her team were on top of things at all times. Great customer service. Was always there for us when we needed something or if we had a questions. She went above and beyond. Thank you for making this a great experience. Laura Hanson and Val from Palm Bay, FLOn Top Of Things Elizabeth is OUTSTANDING! I didn't worry about any of the paperwork because Elizabeth kept me informed on each step of the process. You couldn't ask for a better loan officer. Veteran friendly and knowledgeable. She delivers on what she promises. davidmayall from Rockledge, FLCouldn't Ask For A Better Loan Officer Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Melbourne 524 N Harbor City Blvd, Melbourne, FL 32935 Let's Talk 321.292.1022 Email Me trinnette@future.loans Call Email Trinnette Glynn Mortgage Broker 321-684-8375 Here if you need us Let's get started. Contact Us #### Tyler Spurlock Tyler Spurlock Mortgage Broker - FL NMLS #2641498 Apply Now Mortgage 101 Alex was the best person I have worked with on a home mortgage. Always answered my emails or text and he went out of his way to help my husband and I. Very knowledgeable and patient. He worked with us for over a year. Amazing. Angie from Ponte Vedra, FLAmazing! I know there is a lot of good , professional loan officers in the business, but Alex Testa is the best. I just bought a house and Alex was with me through every step of the process. I got an interest rate that was much lower than my expectations. He has one of those rare personalities that will make you feel like you've known him all your life. I highly recommend him to anyone buying a home. Lex Payne from Jacksonville, FLThe best! Alex Testa is unequivocally the best loan officer I have ever worked with. Thank you, Alex, for your time, patience, and ability to get us the best rate available. James Crosten from Ponte Vedra, FLSuperior Customer Service About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.  We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Headquarters 224 3rd Street North, Jacksonville Beach, FL 32250 Let's Talk 850-346-1105 Email Me tylerspurlock@future.loans Call Email Tyler Spurlock Mortgage Broker 850-346-1105 Here if you need us. Let's get started. Contact Us #### Ulysis Hassan Ulysis Hassan Mortgage Broker Tampa, Florida NMLS # 970273 Apply Now Mortgage 101 Tony helped us out in so many ways. He was very relentless working around the clock to make sure we have the best deal and made the experience very enjoyable. I would recommend him 100 out of 100 times! Jenna from Orange Park, FL5 Star Experience! Very Pleased Extremely responsive, Super fast, got me an amazing rate, and I closed in 17 days from when I applied for my loan. I couldn't ask for ANYTHING more. Kelly from Palm Coast, FLWow! What an experience Tony constantly called to follow up with me during my process. I was able to move quickly on the home I wanted and the process couldn't have been smoother! Kuchler Family from Jacksonville, FLGreat to work with! Previous Next About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else.We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Jacksonville 224 3rd St N, Jacksonville Beach, FL 32250 Let's Talk 571-282-9602 Email Me ulysis@future.loans Call Email Ulysis Hassan Mortgage Broker 571-282-9602 Here if you need us Let's get started. Contact Us #### VA Guide - June 2020 URL: https://future.loans/relocation-guide-june-2020/ #### VA Loans How may we help? Learn > Mortgage 101 >  What is a VA Loan? The Veteran Administration’s Loan originated in 1944 through the Servicemen’s Readjustment Act; also know as the GI Bill. It was signed into law by President Franklin D. Roosevelt and was designed to provide Veterans with a federally-guaranteed home loan with no down payment. VA loans are made by private lenders like banks, savings & loans, and mortgage companies to eligible Veterans for homes to live in. The lender is protected against loss if the loan defaults. Depending on the program option, the loan may or may not default. Who is eligible for a VA Loan? Wartime/Conflict VeteransVeterans who were NOT Dishonorably Discharged, and served at least 90 daysWorld War II – September 16, 1940 to July 25, 1947Korean Conflict – June 27, 1950 to January 31, 1955Vietnam Era – August 5, 1964 to May 7, 1975Persian Gulf War – Check with the Veterans Administration OfficeAfghanistan & Iraq – Check with the Veterans Administration OfficeVeterans Administration website www.va.govPeacetime ServiceAt least 181 days of continuous active duty with no dishonorable discharge. If you were discharged earlier due to a service-related disability you should contact your Regional VA Office for eligibility verification.July 26, 1947 to June 26, 1950February 1, 1955 to August 4, 1964, or May 8, 1975 to September 7, 1980 (Enlisted), or to October 16, 1981 (Officer)Enlisted Veterans whose service began after September 7, 1980, or officers who service began after October 16, 1981, must have completed 24-months of continuous active duty and been honorably dischargedReserves and National GuardCertain U.S. Citizens who served in the Armed Forces of a government allied with the United States during World War II.Surviving spouse of an eligible Veteran who died resulting from service, and has not remarried.The spouse of an Armed Forces member who served Active Duty, and was listed as a POW or MIA for more than 90-days. What type of home can I buy with a VA loan? A VA home loan must be used to finance your personal residence within the United States and its territories. You have choices for the type of home you purchase:Existing Single-Family HomeTownhouse or Condominium in a VA-Approved ProjectNew Construction ResidenceManufactured Home or LotHome Refinances and Certain Types of Home Improvements How do I apply for a VA guaranteed loan? You can apply for a VA Loan with any mortgage lender that participates in the program. In addition to the application requirements from your lender, you will need the following at application time:Certificate of Eligibility from the Veterans Administration by submitting a completed VA Form 26-1880.Proof of Military Service from a VA Eligibility Center Are There Any Other Up-Front Expenses? The major portion of other up-front expenses is the deposit or binder you make at the time of the purchase offer, the remaining cash down payment you make at closing, or can include:Inspections – Lenders may require inspections, and you can make your purchase offer contingent based on satisfactory completion of some other inspections such as structural, water quality tests, septic, termite, roof and radon tests. You and the seller can negotiate these inspection fees.Owner’s Title Insurance – You may want to purchase title insurance in case of unforeseen problems so you’re not left owing a mortgage on property you no longer own. A thorough title search ensures a clear title.Appraisal Fees – You may want to hire an Appraiser either before you sign a purchase offer, or after reviewing the lender’s appraisal report.Money to the Seller – You’ll need to pay for items in the house you want that were not negotiated in the purchase offer such as appliances, light fixtures, drapes, lawn furniture, or fuel oil and propane left in tanks.Moving Expenses – If you are changing jobs, your new employer may pay for your relocation, otherwise you must figure in the moving costs such as truck rentals, professional movers, cash for utility deposits like telephone, cable, electricity, etc.Escrow Account Funds – In the purchase offer, you can request that the seller set up an Escrow Account to defray any costs for major cleanup, radon mitigation procedures, house painting, appliance repairs, etc. Depending on the purchase offer contract and contingency clauses, you may discover that you have expenses upon moving in.Example: Your purchase offer contract has a clause making the purchase contingent on a satisfactory structural inspection, and it’s determined that the house needs a new roof. You can negotiate to have the seller arrange for the work to be done but, this will delay the closing date. You may have to agree to a higher price for house, or to pay some of the new roof repair expenses. Or you and the seller may split the cost using estimates from a contractor of your choice, and each of you will put funds into an Escrow Account. Or, the seller may be willing to reduce the sale price of the house, but either way cash will be needed for the new roof.Time Investment – One often overlooks major up-front costs in buying a home. The time and expenses invested in house-hunting, which can take up to 4-months, plus the time spent searching for the best mortgage for you, the right real estate agent, an attorney, and other related things that take up your valuable time. If I have already obtained one VA Loan, can I get another one? Yes, your eligibility is reusable depending on the circumstance. If you have paid-off your prior VA Loan and disposed the property, you can have your eligibility restored again. Also, on a 1-time basis, you may have your eligibility restored if your prior VA Loan has been paid-off, but you still own the property. Either way, the Veteran must send the Veterans Administration a completed VA Form 16-1880 to the VA Eligibility Center. To prevent delays in processing, it’s advisable to include evidence that the prior loan has been fully paid, and if applicable, the property was disposed of. A paid-in-full statement from the former lender or a copy of the HUD-1 settlement statement must be submitted. What are the benefits of a VA Loan? 100% Financing & No Down Payment LoansNo Private Mortgage (PMI)No Penalties for Prepaying the LoanCompetitive Interest RatesQualification is Easier than a Conventional LoanSellers Pay Some of the Closing CostsCan be combined with additional down payment assistance to reduce closing costs What are the disadvantages of a VA Loan? VA Loans made prior to March 1, 1988 can be assumed with no qualifying of the new buyer. If the buyer defaults the property the Veteran homeowner may be liable for the funds.Some sellers are hesitant to work with someone obtaining a VA Loan because it takes longer than a conventional loan to process.Sellers are often asked to pay a portion of closing costs and therefore less likely to negotiate the sales price of the home. Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Here if you need us Let's get started. Contact Us #### Virginia FUTURE HOME LOANS - MORTGAGE BROKER IN VIRGINIA We're a fast growing, veteran-owned and operated mortgage broker in Virginia with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish.Contact your local Virginia broker at: 757-288-2720  Meet The Team Our Mortgage Brokers In Virginia OUR BROKERS KNOW THE VIRGINIA MARKET Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in Virginia with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. WE MAKE MORTGAGES EASY! CONNECT WITH US TODAY More Options and Better Rates Paperless & Speedy Save Money & Spend Less Out of Pocket Direct Lender & Mortgage Broker Are you looking to purchase or refinance a home? Free Home Purchase Qualifier Free Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Send Us A Message Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Wally Simpson Wally Simpson Mortgage Broker - Wilmington, NC Licensed in NC, SC NMLS #913069 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! Davidson, NC 442 S Main St, Davidson, NC 28036 Let's Talk 910-200-3963 Email Me wally@future.loans Call Email Wally Simpson Mortgage Broker 910-200-3963 Here if you need us. Let's get started. Contact Us #### Waynesville, North Carolina FUTURE HOME LOANS - MORTGAGE BROKER IN WAYNESVILLE, NORTH CAROLINA We're a fast growing, veteran-owned and operated mortgage brokerage in Waynesville, North Carolina with over 1,000 5-star reviews from clients all over the country. Through personal relationships with multiple lenders and dedicated in-house processing, we have the ability to offer seriously competitive rates, lightning fast closings, and industry leading customer service from start to finish. Who we are Our Mortgage Brokers In WAYNESVILLE, NC SEE WHAT OUR CUSTOMERS ARE SAYING! He is very knowledgeable and responsive in helping to guide the entire process. Joe truly cared that we would close on time and facilitated our connections with local appraisers and other services that were needed. Everything was extremely smooth and everyone we dealt with was a true pleasure to work with. Beth Markut from Vero Beach, FLImpressive Joe has gone over and above our expectations. In every aspect of our transaction he proved to be a solid "go to guy" professional. He worked tirelessly to get our loan approved. George Graham from Sylva, NCJoe is a stellar performer. Working with Matthew was great! He's quick to respond any day of the week, answered the same clarification questions with patience more than once, and was overall incredibly pleasant. Highly recommend. Autumn Demonet from Waynesville, NCFantastic Experience SEASONED MORTGAGE BROKERS IN NORTH CAROLINA Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. By working with a team of local mortgage brokers in Sylva, North Carolina with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. PAPERLESS & SPEEDY SERVICE We pride ourselves on our customer satisfaction and make it such a priority because we know that many others don't. We know how frustrating it can be to experience poor customer support. With a dedicated team supporting our mortgage brokers in North Carolina, we are confident we can provide you fast, friendly service and a timely closing. Are you looking to purchase or refinance a home? FREE Home Purchase Qualifier FREE Home Refinance Analysis Privacy and Security guaranteed.  Company NMLS: 1621953 Have A Question? Let Us Know Question Name * First Last * Last Email * Message * Submit Δ Resources Loan Programs Loan Process Mortgage 101 Mortgage Calculators Online Forms FAQ Calculators Mortgage Calculator Loan Calculator Like what you see? Join our team! Our people aren’t numbers! We’re always looking to hire dedicated, forward-thinking,  hard working mortgage professionals of the future. If you are a big dreamer, intelligent, and have a passion for connecting people to the home of their dreams, we invite you to join the Future of Mortgages! Careers #### Webinars LOAN OFFICER WEBINARS Explore an opportunity at Future Home Loans Our webinars are a great introduction to Future Home Loans for experienced loan officers. Learn more about the unique brokerage company with excellent support, pricing, and simple compensation.  Attend An Upcoming Webinar Apply For a Loan Our Team #### Zion Abraha Zion Abraha Mortgage Broker - NC, SC, FL, TX, TN, CO NMLS #1529545 Apply Now Mortgage 101 About Me The future is here, and it’s bright. Whether you are planning to purchase your first home, refinance your current mortgage, buy an investment property or a second vacation home, Future Home Loans is here and eager to assist you reach your financial goals. We have over 1,000 5-star online reviews, and an A+ rating by the BBB. By working with a team of experts with top industry knowledge, you can guarantee a seamless process handled by the industries very best. Our team prides itself on its top-bar service, dedication to a timely transaction, and holding our family-feel values above all else. We value technology, and by doing so, ensure that you have a seamless experience. We have tools to calculate mortgage payments, virtual calendars to set up appointments, and a fast and secure application to start the process. If you have any questions or concerns, please feel free to reach out to me via phone or email and I’ll be happy to assist. I’m here for you and very excited about our future together! What sets us apart Quick turn around times (currently, we are at a 17 day turn time from start of application to a clear to close.) We are a "One-Stop" Shop - 100's of financing options for your home loan needs Having multiple lenders allow us to offer the best rate available Credit scores down to 500 considered for FHA and VA loans We offer virtual closings if you will be traveling or are relocating from out of town. Our website is set up with you in mind. Digital Magazines These are our digital magazines. Click to download them now! HEADQUARTERS 442 South Main Street, Suite 10, Davidson, NC 28036 Let's Talk 980-721-9796 Email Me zion@future.loans Call Email Zion Abraha Mortgage Broker 980-721-9796 Here if you need us. Let's get started. Contact Us ### Loan programs #### Adjustable Rate Mortgage URL: https://future.loans/loan-program/adjustable-rate-mortgage/ #### DSCR Loan URL: https://future.loans/loan-program/dscr-loan/ #### FHA Loan URL: https://future.loans/loan-program/fha-loan/ #### Fixed Rate Mortgage URL: https://future.loans/loan-program/fixed-rate-mortgage/ #### HELOC (Home Equity Line of Credit) A Home Equity Line of Credit (HELOC) lets you access cash by borrowing against the equity you’ve built in your home. It works like a revolving line of credit, so you can draw funds as you need them and only pay interest on the amount you use. #### Jumbo loan URL: https://future.loans/loan-program/jumbo-loan/ #### USDA Loan URL: https://future.loans/loan-program/usda-loan/ #### VA Loan URL: https://future.loans/loan-program/va-loan/ ### Brokers #### 2 Navy Vets URL: https://future.loans/broker/2-navy-vets/ #### Alberto Aguilar URL: https://future.loans/broker/alberto-aguilar/ #### Ali Lindsay URL: https://future.loans/broker/ali-lindsay/ #### Amaku Bassey URL: https://future.loans/broker/amaku-bassey/ #### Andrew Scammon URL: https://future.loans/broker/andrew-scammon/ #### Andy Matejka URL: https://future.loans/broker/andy-matejka/ #### Anthony Alzate URL: https://future.loans/broker/anthony-alzate/ #### Ben Wyns URL: https://future.loans/broker/ben-wyns/ #### Benjamin Gonzalez URL: https://future.loans/broker/benjamin-gonzalez/ #### BETHANY OLLIS URL: https://future.loans/broker/bethany-ollis/ #### Blake Harpster URL: https://future.loans/broker/blake-harpster/ #### Brian Foose URL: https://future.loans/broker/brian-foose/ #### Carnell Moore URL: https://future.loans/broker/carnell-moore/ #### Chad Blackmon URL: https://future.loans/broker/chad-blackmon/ #### Chandler Strath URL: https://future.loans/broker/chandler-strath/ #### Charles Murphy URL: https://future.loans/broker/charles-murhpy/ #### Cherie Ford URL: https://future.loans/broker/cherie-ford/ #### Chris Boxall URL: https://future.loans/broker/chris-boxall/ #### Chris Roscoe URL: https://future.loans/broker/chris-roscoe/ #### Chris Travis URL: https://future.loans/broker/chris-travis/ #### Cody Mason URL: https://future.loans/broker/cody-mason/ #### Craig Dixon URL: https://future.loans/broker/craig-dixon/ #### Craig Townsend URL: https://future.loans/broker/craig-townsend/ #### Damian Lyon URL: https://future.loans/broker/damian-lyon/ #### Darlene Skier URL: https://future.loans/broker/darlene-skier/ #### David Young URL: https://future.loans/broker/david-young/ #### Dean Jones URL: https://future.loans/broker/dean-jones/ #### Debra Johnson URL: https://future.loans/broker/debra-johnson/ #### Doug Williams URL: https://future.loans/broker/doug-williams/ #### Ethan Marquis URL: https://future.loans/broker/ethan-marquis/ #### Foster Harpster URL: https://future.loans/broker/foster-harpster/ #### Galina Jacobson URL: https://future.loans/broker/galina-jacobsen/ #### Hannah Linkenauger URL: https://future.loans/broker/hannah-linkenauger/ #### Hector Gil URL: https://future.loans/broker/hector-gil/ #### Hilary Jones URL: https://future.loans/broker/hilary-jones/ #### Ileana Fernandez URL: https://future.loans/broker/ileana-fernandez/ #### Jaima Finn URL: https://future.loans/broker/13926-2/ #### Jason Braswell URL: https://future.loans/broker/jason-braswell/ #### Javier Martinez URL: https://future.loans/broker/javier-martinez/ #### Jesse Griffith URL: https://future.loans/broker/jesse-griffith/ #### Joe Pearson URL: https://future.loans/broker/joe-pearson/ #### Joe Verseput URL: https://future.loans/broker/joe-verseput/ #### Jon Elliott URL: https://future.loans/broker/jonathan-elliot/ #### Jose Navarro URL: https://future.loans/broker/jose-navarro/ #### Justin Harwell URL: https://future.loans/broker/justin-harwell/ #### Justin Keeling URL: https://future.loans/broker/justin-keeling/ #### Kelly Brooks URL: https://future.loans/broker/70168-2/ #### Kelly Long URL: https://future.loans/broker/kelly-long/ #### Kevin Spain URL: https://future.loans/broker/kevin-spain/ #### Lawrence Amasa URL: https://future.loans/broker/lawrence-amasa/ #### Lee Simanoff URL: https://future.loans/broker/lee-simanoff/ #### Louise Forbes URL: https://future.loans/broker/louise-forbes/ #### Mariane Uitdewilligen URL: https://future.loans/broker/mariane-uitdewilligen/ #### Matthew Carr URL: https://future.loans/broker/matthew-carr/ #### Melany Seacrist URL: https://future.loans/broker/melany-seacrist/ #### Nate Jomaa URL: https://future.loans/broker/70204-2/ #### Nate Jomaa URL: https://future.loans/broker/70452-2/ #### Nathan Gavin URL: https://future.loans/broker/nathan-gavin/ #### Nick Trumbull URL: https://future.loans/broker/nick-trumbull/ #### Rich Willits URL: https://future.loans/broker/rich-willits/ #### Robin Heyward URL: https://future.loans/broker/robin-heyward/ #### Scott McDermott URL: https://future.loans/broker/scott-mcd/ #### Sean Rigsby URL: https://future.loans/broker/sean-rigsby/ #### Steve Pollack URL: https://future.loans/broker/stacey-sandlin/ #### Susan Hamel URL: https://future.loans/broker/susan-hamel/ #### Timothy Finn URL: https://future.loans/broker/timothy-finn/ #### Todd Roberts URL: https://future.loans/broker/todd-roberts/ #### Tracy Pham URL: https://future.loans/broker/tracy-pham/ #### Travis Underwood URL: https://future.loans/broker/travis-underwood/ #### Travise Smith URL: https://future.loans/broker/travise-smith/ #### Trey Pennington URL: https://future.loans/broker/trey-pennington/ #### Trinnette Glynn URL: https://future.loans/broker/trinnette-glynn/ #### Tyler Spurlock URL: https://future.loans/broker/tyler-spurlock/ #### Wally Simpson URL: https://future.loans/broker/wally-simpson/ #### Zion Abraha URL: https://future.loans/broker/zion-abraha/