17
Jul
By Fred Gruber
Financial Reports

The One Number More Important Than Your Credit Score for Mortgage Approval

When it comes to getting approved for a mortgage, most people immediately think of their credit score. While it is definitely important, there is another number that can play an even bigger role in your approval, our debt-to-income ratio. Also known as DTI, this number gives lenders a clearer picture of your ability to manage monthly payments and overall debt.

What Is Debt-to-Income Ratio
Your debt-to-income ratio is the percentage of your monthly gross income that goes toward paying debts. This includes things like credit cards, car loans, student loans, and the projected mortgage payment. It does not include groceries, utilities, or other everyday expenses. Lenders use this number to assess whether you can realistically afford to take on a new mortgage without becoming overextended.

Why DTI Matters More Than You Think
You could have a great credit score, but if your debt-to-income ratio is too high, it could still disqualify you from getting approved. That is because lenders want to be sure that you can comfortably handle another monthly payment. A strong DTI shows that you are living within your means and that you are in control of your financial obligations.

What Is a Good Debt-to-Income Ratio
As a general rule, most lenders look for a DTI below 43 percent, but lower is always better. If your DTI is 36 percent or under, you are in a strong position. That said, different loan programs may allow for higher ratios based on other factors, such as credit score or savings. This is where working with a mortgage professional really helps—we can explore the loan options that best match your financial picture.

How to Improve Your DTI
Improving your DTI takes a combination of increasing income and reducing debt. If possible, pay down credit card balances, avoid taking on new loans, and look for ways to boost your monthly earnings. Even small adjustments can make a meaningful difference. If buying a home is your goal, give yourself time to improve your numbers and set yourself up for success.

Let’s Take a Look at Your Numbers Together
You do not have to guess where you stand. We can help you understand your debt-to-income ratio, review your credit profile, and give you a clear idea of what kind of mortgage you can qualify for. The more you know, the more confident you can feel moving forward.

16
Jul
By Fred Gruber
Financial Reports

How to Talk to Your Parents About Co-Signing a Mortgage

Asking your parents to co-sign a mortgage can be one of the most vulnerable conversations you will ever have. It is not just about paperwork and finances, it is about trust, timing, and long-term commitment. Whether you are a first-time buyer or trying to qualify for better loan terms, a co-signer can make a big difference, but only if everyone involved is fully informed and comfortable.

Understand What Co-Signing Really Means
Before bringing it up, make sure you understand what co-signing a mortgage involves. A co-signer is not just offering moral support, they are legally agreeing to repay the loan if you cannot. Their credit and financial standing are on the line. Be ready to explain what this means in plain terms and show that you are approaching the conversation with maturity and respect.

Choose the Right Time and Setting
This is not a casual conversation to squeeze in during dinner or between errands. Pick a calm moment when your parents are not distracted or stressed. Let them know ahead of time that you would like to discuss something important and ask for a moment of their time. Creating a respectful and relaxed environment helps everyone stay open and focused.

Share Your Why With Honesty
Parents want to help their children succeed, but they also want to know your intentions. Why is co-signing necessary? Have you explored all other options? How will this help you build stability? Be honest about your financial situation, your goals, and how this opportunity fits into your long-term plan. Show them that you are not just asking for help, you are taking responsibility.

Show That You Are Prepared
Come to the conversation with documentation or research. Outline the loan you are applying for, the projected monthly payments, and how you plan to stay on top of your finances. If possible, have a mortgage professional help you explain the numbers. Demonstrating that you have done your homework builds credibility and reassures them that you are thinking ahead.

Be Ready for Questions and Concerns
This will likely not be a one-and-done conversation. Your parents may have questions about risks, credit, or even emotional concerns. Be patient. Listen to their perspective and be open to their feedback. They may need time to process everything, and that is okay.

Respect Their Decision
No matter how the conversation goes, be grateful for their time and honesty. If they choose not to co-sign, try not to take it personally. There may be financial or emotional reasons you are not aware of. Thank them for considering it and keep working toward your goal, there are always other paths to homeownership. Give us a call and we can discuss all of your options together.

13
Jun
By Fred Gruber
Mortgage Tips

Creative Strategies for Saving on Closing Costs

When you are budgeting for a new home, it’s easy to focus on the down payment, but do not forget the closing costs. These fees typically range from 2% to 5% of the home’s purchase price and cover things like the appraisal, title search, loan origination, and other administrative expenses. For many buyers, especially first-timers, they can feel like an unwelcome surprise.

The good news? There are creative, effective ways to reduce these expenses and make homeownership more affordable.

1. Negotiate With the Seller

In a buyer-friendly market, you may be able to negotiate for the seller to cover part (or all) of your closing costs. This is called a seller concession, and it can be a powerful tool when structured correctly in your purchase agreement. Keep in mind that there are limits based on loan type and how much you’re putting down, so it’s important to strategize with your mortgage professional and real estate agent.

2. Ask About Lender Credits

Some lenders offer credits that can reduce your upfront closing costs in exchange for a slightly higher interest rate. While this might mean paying more overtime, it can be a smart move if you’re short on cash now and plan to refinance or sell within a few years.

3. Shop Around for Services

Not all closing costs are set in stone. Fees like title insurance, pest inspection, or the survey can vary depending on the provider. Ask your lender for a Loan Estimate early in the process and compare quotes from multiple providers for the services you’re allowed to shop for. A few calls can save you hundreds.

4. Use a First-Time Buyer Program or Grant

There are local, state, and even national programs that offer down payment and closing cost assistance to qualified buyers. Many of these are aimed at first-time buyers, veterans, or low-to-moderate income households. These programs may offer grants or forgivable loans to help reduce out-of-pocket costs.

5. Roll Costs Into the Loan (If Eligible)

For some loan types, like VA or USDA loans, you may be able to roll certain closing costs into your loan balance. While this increases your total loan amount, it can ease the upfront burden when cash is tight.

6. Plan Your Timing Carefully

The day you close can impact certain prorated costs like property taxes or prepaid interest. Closing at the end of the month, for example, can lower the amount of prepaid interest you owe at closing. Small timing tweaks can add up to big savings.

Closing costs do not have to catch you off guard or break your budget. With a little planning, negotiation, and the right guidance, you can minimize what you pay without sacrificing the quality of your loan or service.

Give me a call to discuss your goals and explore which strategies might work best for your situation!