Home MattersMonthly Homeownership Newsletter

Set Your Deadline Now

For many buyers making a summer move, the goal is simple — get settled in before school starts. Now, that doesn't mean everything has to be perfect. It just means giving yourself time to learn your new commute, find the closest grocery store, and setting your empty moving boxes on the curb for recycling day.

Once you know what day you want to move by, we can work backward from there. This will help us look at what needs to happen now, what your mortgage timeline may look like, and what steps will help keep things moving.

A Faster Closing Could be Possible

Buying on a shorter timeline doesn't automatically mean you're behind. And working with the right lender could help you close faster than you thought possible. That's where we can help.

We close loans in around 30 days¹, on average. It just depends on the loan type, your documentation, and your situation. That can make a world of difference if you're trying to get settled in before the school year starts or celebrate the final days of summer in your dream backyard.

Get Your Numbers Early

When your timeline is tight, you don't want to leave anything up to guesswork. Getting approved² for your mortgage early in the process can help you understand your budget, what a monthly payment you'd be comfortable with, and how quickly you could close once your offer is accepted.

This early work can make a big difference. Because, when you aren't trying to pull together everything at the last minute, you'll have the confidence of knowing where you stand and what to expect next.

Ask About Your Rate Lock Options

If you're watching rates just as often as you're checking Zillow listings, you're not alone. Rates are always shifting, and even a small change in rates can affect your monthly payments.

A rate lock is basically a way to hold your interest rate in place for a set period of time while the rest of the loan process moves forward. That means, if market rates increase while you're touring homes or getting ready to close, the monthly payment you budgeted around will stay the same.

Keep in mind though, the timing to lock your rate can vary, so this is a conversation I'd rather have with you early. Knowing when, and if, you can lock your rate could help you shop and plan with more confidence.

Let's See What's Possible Before Summer Ends

If a move before fall would make life easier, now is a good time to talk. You don't have to show up with everything figured out. A lot of buyers start with, “I think we want to move soon, but I'm not sure what's realistic.” That is more than enough to begin the conversation. So, if you're wondering what you could qualify for, call me for a personalized review.

PrimeLending is not affiliated with other mentioned companies.

¹Fast closing and processing is dependent on many factors including receiving timely documentation from the borrower, your experience will vary.

²Approval indicates an Underwriter has reviewed your application and has verified all necessary forms of income, assets, and credit; final approval is subject to underwriter and property conditions and is voided by changes in borrower's credit, loan program, or unforeseen circumstances beyond lender's control.

What Is a VA Home Loan?

A VA home loan is a government-backed mortgage, a portion of which is guaranteed by the U.S. Department of Veterans Affairs (VA). It was created for eligible veterans, active-duty service members and qualified surviving spouses to make buying or refinancing a home more accessible.

The cool thing about these loans are the benefits they allow a lender to offer that aren't always available with a conventional loan. That can include options like no down payment, no private mortgage insurance² and, at PrimeLending, no lender fees.³

Other benefits include:

• The ability to finance a higher-priced home, depending on eligibility and loan limits
• No penalty for paying off your loan early
• Limits on certain closing costs
• The option for the seller to help pay eligible closing costs
• Possible support from the VA if you have trouble making payments

What are my VA loan options?

Like other mortgage programs, VA loans aren't one-size-fits all. Some of the most common options are:

• VA fixed-rate mortgage — predictable monthly payments, great for people planning to plant roots
• VA adjustable-rate mortgage (ARM) — flexibility, especially if you're expecting to move in the next few years
• VA jumbo loan — a good option to help eligible borrowers buy homes that are above standard conforming loan limits
• VA renovation loan — helps finance home improvements or upgrades
• VA cash-out refinance⁴ — access a portion of your home's equity as a lump sum cash payout to use any way you want (tuition, consolidating high-interest debt, unexpected expenses, etc.)
• Interest Rate Reduction Refinance Loan (IRRRL) — refinance at a lower interest rate to help lower your monthly payment or change your terms

I know that list might look intimidating, but you don't need to know what option fits you best before reaching out. That's what I'm here to help you figure out.

Who Qualifies?

Veterans, active-duty service members, and qualified spouses may all be eligible for a VA mortgage. This may include:

• Active-duty service members
• Veterans with honorable discharge
• National Guard or Reserve members with enough service time
• An eligible surviving spouse of a service member who died in the line or duty or from a service-related injury

To confirm that you meet the VA's requirements, you will need to request a Certificate of Eligibility (COE). Not sure if you would qualify? That's totally normal. Just know, you don't have to figure it out alone. I can help you review the basics and walk through what may be needed.

Whether you're buying, refinancing, renovating or just trying to understand your VA loan options, I'd be happy to walk you through everything.

¹Down payment waiver is based on VA eligibility.

²There is an upfront funding fee that takes the place of mortgage insurance.

³All lender closing costs such as origination, processing, underwriting, and closing will be waived, borrower is still responsible for third party fees such as VA funding fee, title, and appraisal etc. Down payment waiver is based on VA eligibility. Must apply for loan by 12/31/26. Savings only applies to direct originations made by PrimeLending for first mortgage purchase or refinance transactions, and is not available on brokered loans. Only one offer per loan transaction is available, and savings cannot be combined with any other offer, discount, or bond program. Savings will reflect on Closing Disclosure at closing. Subject to credit approval.

⁴All loans subject to credit approval and meeting eligibility requirements. Restrictions apply. Must meet minimum equity requirements. By refinancing an existing loan, the payments and total finance changes may be higher over the life of the loan.

Simple, Affordable Ways to Help Keep Your Home Cooler

Not every home improvement project has to be a big one. A few small changes can help your house feel cooler while taking some of the pressure off your A/C system.

These are a few tips I've found helpful over the years:

• Close your blinds during the sunniest part of the day
• Use fans to help circulate the air
• Replace dirty air filters to help your system run more efficiently
• Seal small gaps around doors and windows that could be letting hot air in
• Check your attic insulation, especially if your upstairs rooms feel warmer than the rest of the house

When Small Fixes Aren't Enough

Sometimes, small fixes are just the beginning. Things like drafty windows, bad insulation or an old HVAC system mean taking on home improvement projects that require a little more planning — and a bigger budget. And let's be honest, those bigger repairs don't always wait until the timing is convenient.

When that happens, we have financing options. A renovation loan could help you finance eligible improvement projects through your mortgage instead of putting off a costly project or paying for everything out of pocket. That could include projects like replacing old windows, updating insulation, repairing or replacing your HVAC system, adding solar panels or making other energy-efficient improvements.

A cash-out refinance* may be another option to consider if you have equity in your home. It could allow you to access a portion of that equity as cash and use it toward larger repairs or updates, including the unexpected ones that suddenly move from “someday” to “we need to deal with this now.”

The goal isn't just to make your home cooler in the summer, it's to make it more comfortable and more functional year-round. So, if you want to make a home repair this summer, let's review your financing options.

*All loans subject to credit approval and meeting eligibility requirements. Restrictions apply. Must meet minimum equity requirements. By refinancing an existing loan, the payments and total finance changes may be higher over the life of the loan.