🚨Don’t pick a lender based on the “lowest advertised rate.”🚨
I’ve helped buyers from ~$150k to a few million and I see a pattern: the smoothest deals + best long‑term outcomes usually happen when you’ve got a STRONG local lender/broker in your corner.
This is a help me help you request! Pricing and Strategy matter more than a headline rate.
📌 Even when the advertised interest rates are the same, APR (all the actual costs in a percentage form) can vary ~0.50% across lenders FOR THE SAME BUYER!
📌 Ask for a Fee Sheet/Breakdown of Costs. Many times the rate is a teaser and/or extra costs can be hidden in the loan.
📌 KEEP IN MIND: If 3 lenders have different “place-holders” for taxes and insurance, your monthly payment is going to look completely different EVEN IF the rates really are the same.
📌 A local lender is going to have a stronger sense of what a real “place-holder” for taxes and insurance will be in the areas you are searching.
📌 DISCLAIMER: NO lender is going to know for certain the taxes and insurance until we have a home selected AND your preferred insurance provider has looked at the property reports/your insurance score.
Here in Florida, local programs can be a game changer (and the rules/funding windows can change quickly).
Example: Florida Hometown Heroes program can offer up to 5% of the loan amount (up to $35,000) toward down payment and closing costs for eligible buyers!
What I need on my team is a lender who will:
✅ run scenarios for different offer strategies
✅ update pre‑approvals when reasonable
✅ help decide if/when an early rate lock makes sense
If you’ve got a great relationship with a big bank/out‑of‑town LO, awesome! We are happy to make new partnerships. Just don’t chase bait rates before anyone has even reviewed your full financial picture!