Ben Crooks - TowneBank Mortgage

09/07/2026

Every welcome home starts long before move-in day. Homeownership is often years in the making, and Labor Day is a reminder of the effort behind the milestone. Wishing you a relaxing weekend!

07/04/2026

For 250 years, America has been a place where dreams take root.

This Independence Day, we celebrate the freedom, opportunity, and hard work that helps turn dreams into addresses. Whether you're buying your first home or planning your next chapter, we're honored to be part of the journey. 🏡❤️🇺🇸

06/30/2026

Investor deals don’t have to get stuck on income documentation. With our DSCR Loans, clients can qualify based on the property’s income rather than personal income—making the process more streamlined and investor-friendly.

It’s a strong option for clients looking to build or scale their portfolio without traditional income barriers.

If you’ve got an investor deal to structure, I’m here to help.

06/19/2026

Today we honor the end of slavery in the United States and recognize the resilience, strength, and enduring spirit of the African American community. Let's continue to educate, advocate, and strive for equality and justice for all.

06/16/2026

That “needs work” listing might be the perfect opportunity. With our Renovation Loans, buyers can finance both the purchase and the updates in one loan, making more homes a realistic option.

✅ Finance the home and improvements together
✅ Expand options for your buyers
✅ Turn overlooked listings into strong opportunities

Message me anytime to explore options for your clients.

06/10/2026

Before you list your home, here’s what you should know about capital gains tax. It’s the tax on the profit from your home sale, but many sellers qualify for exclusions that can save big.

What to know:
• Owned your home over a year? You may qualify for lower long‑term capital gains rates.
• Selling your primary residence? You may exclude up to $250K (single) or $500K (married filing jointly) if IRS rules are met.
• Don’t meet every requirement? A partial exclusion may still apply.
• Selling an investment property? A 1031 exchange might defer taxes—just be sure to meet the deadlines.

Knowing these basics can help you keep more of your profit at closing.

Always consult a qualified tax advisor for personalized guidance.

06/06/2026

06/02/2026

Some of your most qualified buyers may not fit traditional lending guidelines. Our ITIN Loans make it possible for eligible clients to purchase a home without a Social Security Number, opening the door to more opportunities and a larger buyer pool.

Reach out today to explore how we can help more of your clients achieve homeownership.

05/25/2026

Today, we honor and remember the brave men and women who made the ultimate sacrifice for our country. As we spend time with those we love, let’s pause to reflect on the freedoms we enjoy because of them.

05/20/2026

Not every buyer fits into a traditional income box. If you're working with self-employed clients, our Bank Statement Loans can help them qualify using real cash flow, not just what’s shown on tax returns.

✅ 12–24 months of deposits
✅ Flexible income calculation
✅ More approvals, fewer dead ends

I’m always available to walk through scenarios for your self-employed clients.