LoanSome Dough

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Your Favorite Loan Officer ❤️
On a Mission to Make Mortgage Easy(er)
NMLS #2464939

Book a call here 👉
https://link.theradcrm.com/widget/bookings/lets-chat-loans

With Christmas being about 11 weeks from now here's how we're gonna Dasher through the timeline:🎄Week 1: Pre-Approval an...
10/08/2025

With Christmas being about 11 weeks from now here's how we're gonna Dasher through the timeline:

🎄Week 1: Pre-Approval and Pre-Purchase Strategy Session
We crunch numbers and design a loan strategy that fits YOU!

❄️Weeks 2 - 5: House Hunting
The fun part! Looking at homes, finding "the one" and letting your incredible agent work their magic.

⛄Weeks 5 - 8: Under Contract
Appraisals, inspections and underwriting, oh my!

🎁Week 8: Closing!!!
And just like that you're home for the holidays!

Give me a jingle to get the process started 😉

10/06/2025

Y'all, I can't tell you how many folks have argued with me about what I request for a pre-approval. (which is not that much BTW)

One gal was 100% commission and didn't understand why I would need to see paystubs...
👉 Well that's because we have to average commission income over two years.

One couple didn't want me to do a soft pull on their credit, told me they had zero debt but also they had a home they were renting out...
👉 We can offset that mortgage payment but we need to check debt-to-income ratios because there's different rules for different types of loans.

One guy whose a business owner didn't want to send me taxes or bank statements but said he 'made plenty of money'...
👉 Most business owners write off as much as possible (Zero judgement and I totally get that!) but we need to see what income we can actually use for the loan OR look at alternative programs.

I don't think I've met a mortgage pro who asks for stuff just for fun.

Those of us who do as much work up front do that so YOU don't have an unpleasant surprise down the road and to make sure we'll make it to the closing table!

And if we're being totally honest, once you go under contract you're going to have to get those documents anyways so why not turn in as much as possible before you have to start packing, coordinating movers and setting up utilities?! win-win.

10/01/2025

🚨 Federal Government Shutdown & Mortgages (Oct 1, 2025)

What stays the same:

Conventional (Fannie/Freddie): Business as usual.

VA Loans: Processing continues, though appraisals may run slower with staffing bottlenecks.

FHA Loans : Single-family closings OK. Watch for slower condo approvals and response times.

IRS Tax Transcripts: Still operational (good news) but there could be delays due to reduced staffing.

Social Security Validation: No change, but still a required step before closing.

What’s on pause:
USDA Loans 🚫 No new commitments/guarantees issued during the shutdown. If you already have a commitment, you can still close; the USDA will guarantee once they’re back up.

NFIP Flood Insurance: New or renewal policies could stall. Private flood insurance can be substituted in many cases.

👀Things to consider:
Federal Employees: If you’re furloughed, lenders cannot count that income until you’re officially back at work.

Contract Timelines: Communication is KEY. Start the conversation early regarding any possible delays on appraisals, etc.

Backup Options: If you were planning on going USDA would conventional or FHA work?

If you're under contract, applying or even thinking about buying during the shutdown, give me a shout and we'll put together a strategy with a back up plan of course 😉

09/29/2025

What you need to know about Joe Schmo saying they can "get you a better rate".

This particular borrower told me their credit was at 780.
When I pulled it, it was 735. (BTW that's still amazing)

She talked to another lender who hasn't pulled her credit so they're running estimates based on her credit being 780 so their rates are "better" than mine.

For now.

Here's what most folks don't know.
Fannie Mae sets these Loan Level Pricing Adjustments aka LLPA.
This is NOT set by a lender.

For an FHA Loan.
3.5% down.
The difference from FANNIE MAE if your credit is 780 vs 735 is .625% 🤯

So yes Joe Schmo's rate looks and sounds good but when he pulls that credit the rate will pop up .625%.

Here's the link: https://singlefamily.fanniemae.com/media/9391/display

I can tell how good or not good my videos are based on the level of squinting from my office manager…
09/23/2025

I can tell how good or not good my videos are based on the level of squinting from my office manager…

Alright friends. There's a TON of folks talking about how the Fed cut interest rates by 25 bps = .25% 🎉But what the heck...
09/17/2025

Alright friends. There's a TON of folks talking about how the Fed cut interest rates by 25 bps = .25% 🎉

But what the heck does it ACTUALLY mean for you?

First let's get one thing out of the way, mortgage rates ARE NOT going to automatically drop by .25%.

Why? Because they're tied to the 10-year treasury and inflation.

With the recent jobs reports and other economic info that's come out the rates have already been coming down, so this cut is already priced in.

What is directly impacted? Credit cards, car loans and home equity lines of credit.

👉So you're in the market to buy a home.
Mortgage rates have come down between .25%-.5% depending on what type of loan and where you get your info over the past 6 months.
Buyers and their awesome agents are negotiating some INCREDIBLE deals right now.

If you have questions about what you'd be pre-approved for or would like a second opinion, let me know!

09/08/2025

📣 Calling all homebuyers (and those who've been thinking about it)

I'm sure you've seen that rates having been coming down.
Since every realtor and lender are talking about it 🤣

To be honest we're excited about what this means for buyers like YOU.
You can get more house for less monthly OR heck just have a lower payment.

AND we're still seeing incredible deals being negotiated for our buyers.

As demand picks up, seller won't HAVE to make those kind of deals.

These numbers are for principal and interest only.
Not a promise to lend.

09/05/2025

It's Official Y'all!

This afternoon President Trump signed the Homebuyers Privacy Protection Act into law. 🎉

What does this mean for YOU as a homebuyer?

That you won't get 158 calls from rando loan officers after you apply for a loan. (that's a real number from one of my clients...in FIVE days)

The only bummer is that there's a lag, the law will take effect within 180 days, so by March 2026.

Now in the meantime if you're looking to buy a house make sure to go to OptOutPrescreen (link below) to minimize or stop those calls BEFORE your credit is pulled.

https://www.optoutprescreen.com/

08/28/2025

Buy a house with Monopoly Money?!

Well back in 2021/2022 when I was a financial advisor helping clients with some pretty creative strategies.

Some of my clients had kids who kept losing out on homes, so the parents came to me and said: 'Hey Roxy, we want to liquidate $$$ so they can pay cash and refinance later'

Since the parents were my clients and my job was to advise them on financials, we came up with a better strategy to prevent them from having to pay a boatload in taxes.

Kids made a cash offer.
Parents took out a margin loan against investments.
After kids closed they got a delayed financing loan.
Parents got money back within about 5 weeks.

No trades. No tax hit. Just a little interest. WAY cheaper than having to deal with the IRS.

This strategy meant the parents stayed on track for their long-term goals while helping their kids snag a home.

If you're looking for a lender who thinks out-of-the box, let's chat 😉

08/27/2025

What does President Trump's Big Beautiful Bill mean for homebuyers?!

💸 Bigger SALT Deduction
The state & local tax (SALT) cap jumped from $10K → $40K (through 2029) for most households. Huuuge savings for buyers in high-tax states like CA or NY. (Phases out gradually for incomes above $500K).

🏡 PMI is Back on the Table
Putting less than 20% down? Good news—mortgage insurance is now tax-deductible again starting 2025, permanently. That’s worth up to $2K+ a year.

💰 Mortgage Interest Deduction Stays Put
You can still only deduct interest on loans up to $750K (and $375K for single filers)

🏘 More Affordable Housing Ahead
Expanded tax credits mean over 1M affordable rental homes are expected nationwide between 2026–2035. More supply = potential pressure on prices later.

The more you know 😉

08/26/2025

When you lock your loan it’s like buying stock.

The price could go up or down but you’ve locked in.

Now with that being said…as a broker IF/WHEN we have enough time we can do something about it.

But two days before closing.
Ain’t happening if you want to close on time.

There are certain rules and regulations that mean it’s usually a minimum of 7/8 business days.

So if you’d want to have your amazing mortgage broker check the rates you really should do that about two weeks before closing to make sure everything gets done on time 😉

Address

Knoxville, TN

Telephone

+18652973650

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