Mary Anne Long, Caliver Beach Mortgage #1223976

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Loan Consultant | NMLS # 1223976
Caliver Beach Mortgage | NMLS # 1424347
(www.nmlsconsumeraccess.org)
Equal Housing Lender
I’m here to bring high-energy, passion, customer service, and expertise to ALL your financing needs!

Your parents said, “We can help.”That is generous, but it is not yet a mortgage plan.Before anyone transfers money, firs...
09/25/2026

Your parents said, “We can help.”

That is generous, but it is not yet a mortgage plan.

Before anyone transfers money, first decide what problem you are trying to solve.

Here is how I would sort it out:

1️⃣ You qualify for the payment, but you are $15,000 short at closing.

A gift may be the cleanest option. Your lender may need a gift letter, proof that the donor had the funds, and a clear record of the transfer. If repayment is expected, say that upfront. A family loan is not the same as a gift, and the new payment could affect qualification.

2️⃣ You have enough cash, but your income does not support the loan amount.

A non-occupant co-borrower or co-signer may help with qualifying, depending on the loan program. Their income may help, but their credit, debts, and financial obligations are reviewed too.

They also become legally responsible for the mortgage if you do not pay. That debt may affect their ability to qualify for another loan later.

3️⃣ Your parent wants to help now, but you plan to remove them later.

Do not assume their name can simply be taken off. Removing a borrower usually requires a refinance or another option allowed by the loan servicer. Ask what would need to be true before you build the plan around that exit.

Use this quick test before choosing:

Need cash only? Ask about gift funds.

Need income to qualify? Compare the program rules for a non-occupant co-borrower or co-signer.

Need shared ownership? Discuss the loan and title together.

Expect repayment? Disclose it before the lender calculates your numbers.

Send this to the family group chat before anyone writes a check.

Let’s compare the three paths without letting the 3% rate make the whole decision.Reconfiguring may cost less, but the s...
09/24/2026

Let’s compare the three paths without letting the 3% rate make the whole decision.

Reconfiguring may cost less, but the solution can be temporary.

Renovating may create the right space, but the budget and disruption matter.

Moving may raise the payment, but it can solve needs the current property never will.

I would compare cost, monthly impact, cash used, time, stress, and how long each path fits.

Save this for later.

Send it to someone who needs to see this.

09/23/2026

Here is the friendly version of the debt conversation.

Lenders look at required monthly payments. So a car payment or other debt can reduce the room available for a housing payment.

But there is no universal rule that $850 of debt always equals $100K of buying power.

We have to compare the loan under the same assumptions and make sure paying off debt does not leave you short on cash to close or reserves.

Comment “HOUSE” and I’ll help you identify which payment is worth testing in the mortgage calculation.

Let’s make the down payment conversation easier.First, find the minimum your loan may allow.Next, estimate total cash to...
09/22/2026

Let’s make the down payment conversation easier.

First, find the minimum your loan may allow.

Next, estimate total cash to close, including closing costs and prepaid items.

Then choose the reserve you want untouched after closing.

For example, 3% down on $400,000 is $12,000.

That does not mean $12,000 is the full amount due at closing, and it does not mean 3% is the right choice for every buyer.

Save these three numbers before you set a home price.

09/21/2026

When a seller offers money, I want buyers to answer one question first:

where does the money solve the biggest problem?

A lower price can reduce the loan amount

A closing cost credit can protect cash

A rate reduction may lower the monthly principal and interest payment if the loan and credit limits allow it.

The only fair comparison uses the same purchase, down payment, loan type, taxes, insurance, and timing.

Save this before you negotiate only the price.

A buyer can be approved for a number that looks exciting and still choose a lower number that feels better.That is not a...
09/20/2026

A buyer can be approved for a number that looks exciting and still choose a lower number that feels better.

That is not a lack of ambition. It is a plan.

Before the offer, compare the full payment with taxes, insurance, mortgage insurance, and any association dues. Then ask what remains for savings, repairs, and the rest of life.

09/19/2026

You may need less cash than you think.

Some first time buyers are trying to save every dollar alone while real programs that do not require repayment may already be available.

Here are several 2026 examples worth checking:

1️⃣ Bank of America Down Payment Grant

Qualified buyers may receive 3% of the purchase price, up to $10,000, in select markets. The funds do not require repayment. You must use an eligible Bank of America mortgage.

2️⃣ Bank of America America’s Home Grant

Qualified buyers may receive up to $7,500 toward eligible closing costs in select markets. The funds do not require repayment.

3️⃣ Wells Fargo Homebuyer Access Grant

Eligible buyers may receive $10,000 toward the down payment in select locations. The grant does not have to be repaid and may be combined with certain other assistance.

4️⃣ Wells Fargo Dream. Plan. Home. closing cost credit

Eligible buyers may receive up to $5,000 toward certain closing costs. This is a lender credit, not cash paid directly to you, but it can reduce the amount you need at closing.

5️⃣ Chase Homebuyer Grant

Eligible buyers purchasing a primary home in select areas may receive $2,500 or $5,000. The grant is applied first toward lowering the interest rate, then eligible fees or closing costs, and possibly the down payment depending on the loan. It does not require repayment.

6️⃣ One more program worth knowing:

HUD Good Neighbor Next Door can discount certain HUD owned homes by 50% for eligible teachers, law enforcement officers, firefighters, and emergency medical technicians. This is not a grant. Buyers must live in the home for 36 months and sign a silent second mortgage for the discount.

Comment “ASSISTANCE” and I’ll help you identify which programs are worth checking before you build your cash to close plan.

You may still need more cash.You picked the lot, signed the contract, and paid the builder. It is easy to think the bigg...
09/18/2026

You may still need more cash.

You picked the lot, signed the contract, and paid the builder. It is easy to think the biggest cash step is done.

But the deposit is only one part of the full cash plan.

At closing, that money may be credited toward the purchase. You may still need money for the rest of the down payment, closing costs, taxes and insurance paid ahead of time, and any savings your loan still requires.

Before signing, ask five simple questions:

1️⃣ What do I pay now?

2️⃣ Where will that deposit show up at closing?

3️⃣ How much down payment will I still owe?

4️⃣ What closing costs, taxes, and insurance will I need to cover?

5️⃣ How much money should stay in savings?

One more thing matters. Whether you can get the deposit back depends on the contract. That is a legal question, not a mortgage assumption. Review those terms with the right legal professional before you sign.

The goal is simple. Know what is due now, what is due later, and what needs to stay in your bank account.

Save this before signing a new construction contract.

A buyer sees help with the down payment and naturally focuses on the cash saved at closing.I want them to see the second...
09/17/2026

A buyer sees help with the down payment and naturally focuses on the cash saved at closing.

I want them to see the second page of the story too.

Is the assistance a grant, deferred loan, forgivable loan, or repayable second mortgage?

Does it change the rate?

What happens if you sell or refinance?

How much cash remains after closing?

What is the total payment?

Those answers tell you whether the program solves the right problem.

Save this question list before you choose an assistance program.

09/16/2026

A home can look ready for your move while the legal and financing timeline says otherwise.

If tenants already occupy the property, the lease may continue after the sale. At the same time, an owner occupied loan may have requirements about when the buyer must move in.

That overlap needs to be understood before the offer, not discovered after it.

Review the lease.

Confirm the loan requirements with your mortgage professional.

Ask a qualified local attorney about tenant rights and removal timelines.

– Send this to someone considering a tenant occupied property.

Address

500 Redland Court, Suite 300
Owings Mills, MD
21117

Telephone

+14432864243

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