Mazzio's Mortgages

06/23/2026

Interesting article on wholesaling.

Most Delawareans have never heard of “real estate wholesaling,” but a new state law makes it important for homeowners to understand.

06/18/2026

What’s a first- time homebuyer?

I feel like this is one of the more commonly misunderstood terms in our industry, so if this helps someone understand it better, great.
There’s 3 main reasons this term is used in my world, and the definition changes depending on why we’re using it:

✅ Transfer Tax Discount
In Delaware, first time homebuyers receive a discount on transfer taxes, up to $5,000. This can be a significant savings.
The state of Delaware defines a first time homebuyer as someone who has NEVER had ownership of a home anywhere in the world, at any point in their life.
The amount of the discount depends on the purchase price and where the home is. My experience has been that out of state and national lenders typically have zero understanding of all the nuances that go into this.

✅ Conventional Loan
3% down vs 5% down. If you haven’t had ownership of a home in the last 3 years, you are considered a first-time homebuyer buyer and can take advantage of 97% financing vs 95% financing. In other words, you can do a Conventional loan with 3% down vs. 5% down if you haven’t had ownership of a home in the past 3 years. Assuming you qualify, obviously.

✅ Delaware State Housing Authority (DSHA)
DSHA’s programs are divided into 2 main categories; Welcome Home and Open Door.
If you haven’t had ownership of a home in the last 3 years, you’re eligible for Welcome Home. The Welcome Home interest rate is usually significantly lower than Open Door, and often times lower than market rates.

There’s other programs that use some version of these definitions, and other states have different definitions, but as it relates to Delaware, these are the main reasons FTHB come into play.

If you have any questions, let me know.

06/11/2026

For Sale: 4 beds, 4 baths, 4055 SqFt, 640 BLACKBIRD STATION ROAD, TOWNSEND, DE 19734 is a Single Family Residence home listed at $1,699,999, MLS

06/11/2026

Oh, heyyy, thanks Megan!!
✅ Down to earth
✅ Works quickly
✅ Very personable