Local Lenders

Local Lenders

Here are a few trusted local mortgage professionals I’ve had positive experiences with. They’re listed for convenience only, and you’re never required to use anyone on this page.

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Recommended Lenders

Gabe Caraway

Gabe Caraway

Mortgage Loan Originator
Guild Mortgage
NMLS# 1801527

🔗 Apply Now
Tammye Dickerson

Tammye Dickerson

Mortgage Loan Originator
Community Bank
NMLS# 102099

🔗 Apply Now
Kenneth Freshwater

Kenneth Freshwater

Mortgage Loan Originator
1st Legacy Capital LLC
NMLS# 266772

🔗 Apply Now

Disclaimer

These lenders are provided as a resource. You are encouraged to compare rates and services to find the best fit for your needs. No referral fees or compensation are exchanged.

Pre-Qualification and Mortgage Rates

Why Pre-Qualification Matters

Before you start house-hunting, it’s smart to get pre-qualified.

  • Helps you know your realistic price range.
  • Strengthens your offer when you find the right home.
  • Prevents surprises with financing later.
  • Is required by some sellers before scheduling showings.

It’s not a binding approval, but it gives both you and sellers confidence that you’re ready to move forward.

Home Mortgage Rates
Tracking national mortgage trends to help you make informed buying decisions.
Heads up: Rates shown are national averages for informational purposes only. Actual rates vary by credit profile, loan program, points, property type, and lender pricing.

Strategic Loan Options

Many buyers qualify for more advanced financing structures than they realize, especially when down payment assistance and flexible underwriting are layered correctly. Through Gabe Caraway with Guild Mortgage, buyers may have access to a broad range of programs designed to address down payment, credit profile, income documentation, and property type.

FHA Financing (3.5% Down)

FHA loans are commonly used by first-time buyers due to flexible credit guidelines and the ability to pair with down payment assistance. Credit scores as low as 540 may be considered, with higher down payment requirements at lower score tiers. FHA financing allows up to 6% seller concessions and can be used for single-family homes, approved condominiums, and manufactured homes.

USDA Rural Development Loans (0% Down)

USDA loans offer 100% financing for eligible rural properties, including many areas across Central Mississippi. These loans are designed for low-to-moderate income buyers and allow for seller concessions and flexible credit standards.

VA Loans (0% Down)

VA loans provide 100% financing for eligible veterans and active-duty service members, with no monthly mortgage insurance and competitive terms. Disabled veterans may be exempt from the VA funding fee.

Conventional Financing (3%–5% Down Options)

Conventional loans are available for first-time and repeat buyers and may offer competitive pricing and flexible structures depending on credit strength and available assets. Options include primary residences, second homes, and investment properties.

Mississippi Home Corporation (MHC) Assistance Programs

State-backed assistance options such as Smart7, Easy8, and Trusty10 may help with down payment or closing costs through deferred or low-interest second mortgages. These programs are typically paired with FHA, VA, USDA, or Conventional loans and are subject to income limits, purchase price limits, and homebuyer education requirements.

Zero Down Assistance Programs (Non-Government)

In addition to government-backed zero down options, certain programs may allow for zero down financing through repayable or forgivable second mortgages when paired with an FHA first mortgage. These programs are subject to lender guidelines and underwriting approval.

Non-Traditional & Alternative Income Programs

For self-employed buyers or borrowers with non-standard income, alternative qualification options may be available, including bank statement loans, asset-based qualification, DSCR investor loans, and other non-QM programs.

Many of these programs can be layered together depending on borrower qualifications, property type, and overall risk profile. A participating lender can evaluate income, credit, and assets to structure the most effective financing approach.

ℹ️ Disclaimer

Loan programs, guidelines, credit requirements, and availability are subject to change and vary by borrower. Not all buyers will qualify. All loans are subject to underwriting approval. Information current as of January 2026.

⚠️ Important Note

This information is provided as a general educational resource for homebuyers and is not intended as legal, financial, or lending advice. Mortgage rates, loan programs, eligibility requirements, and estimated payments can change frequently and vary by credit profile, loan type, down payment, property characteristics, and lender guidelines.

First-Time Homebuyer FAQs

Common questions and clear answers to help you feel confident before getting started.

How much house can I afford?
Affordability depends on your income, credit, monthly debts, and down payment. A lender can give you a pre-approval that outlines your buying power and estimated monthly payment so you know exactly what price range to shop in.
Do I need to get pre-approved before looking at homes?
Yes. A pre-approval shows how much you can borrow and strengthens any offer you make. It also helps ensure you are looking at homes that fit your budget from the beginning.
How much money do I need for a down payment?
Down payment requirements depend on the type of loan you use. Some loan programs do not require a down payment at all, while others may start at a low percentage and increase based on your finances. Every situation is different, so your lender is the best person to explain which options you qualify for and what works best for your budget.
What credit score do I need to buy a home?
Most loan programs begin in the mid-600s, but some options allow lower scores. Your lender can help you understand where you currently stand and what steps could improve your score if needed.
What are the steps of the homebuying process?
The process typically includes: pre-approval, home search, making an offer, inspections, appraisal, underwriting, and closing. I guide you through each step so everything stays clear and organized.
How long does it take to buy a home?
Once you are under contract, most financed purchases close in about 30 to 45 days. Timelines can vary based on the loan type, inspections, and the seller’s situation. Cash buyers often close much faster since there is no lender approval process, and in many cases the closing can happen in a matter of days.
How much are closing costs, and who pays them?
Closing costs usually range from 3 to 5 percent of the purchase price. Both buyers and sellers have expenses, but certain loan programs and strategic negotiations can significantly reduce or even nearly eliminate your out-of-pocket costs.
Should I get a home inspection?
A home inspection is optional, but it is highly recommended. A professional inspection helps you understand the home’s condition before you commit to the purchase. It protects you from unexpected issues and gives you valuable information about the property.
How much does a Realtor cost for a buyer?
Realtor fees are not a set cost and cannot be advertised as a fixed price. However, the commission can be negotiated within your purchase offer. In many cases, this negotiation can allow my services to be provided to you with no direct cost, depending on the terms agreed to in the contract.
What loan program is best for me?
Different programs work for different buyers. Options include FHA, USDA, VA, and conventional loans. Your lender will review your financial situation and recommend the program that fits your needs and long-term goals.