Oct 14

24

What are the differences between USDA and VA home loans?

What are the differences between USDA and VA home loans?

Both of these loan programs are extremely popular, but hold unique qualifying and eligibility requirements. As a USDA and VA approved lender, one of the most common questions I received is“What are the differences between USDA and VA home loans?

Before I review this question though, I want to remind you to download our USDA Blueprint for Success. This is a fee guide designed to help walk you through the USDA loan process step by step, and is a must have for those doing business in USDA eligible areas!

What are the differences between USDA and VA home loans?

To answer this, let’s start by reviewing a few similarities.

First, both USDA and VA home loans offer 100% financing. In other words, there is NO down payment required for either a USDA or VA home loan.

Next, both USDA and VA home loans are very specific when it comes to eligibility. Both of these loan programs offer unique criteria for eligibility, which are completely different from FHA and Conventional loan qualifying guidelines.

Flexible credit qualifying is available under both programs through reduced minimum scores, manual underwriting availability, and shortened time frames for recent bankruptcies, foreclosures, and short sales. Remember though that minimum credit conditions will apply, so let us know if you have a specific scenario to discuss.

Now let’s review the differences between USDA and VA loans.

USDA and VA Program Eligibility:

As I previously mentioned, both USDA and VA loans have specific requirements that must be met in order to be eligible for these loan types.

-USDA guidelines specify that applicants must meet household income limits as outlined per county and the property being purchased must be located in a USDA eligible area.

-VA loans on the other hand, are only available to eligible military service members.

The USDA Guarantee Fee and VA Funding Fee

-The USDA Guarantee fee of 2% is a one-time charge that can be financed into the loan. There is also a monthly premium that is calculated at .50%; e.g. $100,000 * .50% / 12 = $41.67

- The VA Funding Fee is also a one-time charge that can be financed, but the amount ranges depending on from 0% to 3.3%. The VA funding fee is calculated based on previous usage, loan type, type of veteran, and the VA funding fee can be waived for eligible applicants who meet service connected disability requirements.

USDA and VA Loan Closing Costs 

While any loan program can have associated closing costs or settlement charges, outside of the VA funding fee, VA home loans will not permit the option of financing out of pocket closing costs.

On the other hand, USDA loans permit the ability to finance out of pocket closing costs/settlement charges in cases where the appraised value is higher than the sales contract purchase price.

Metroplex Mortgage Services is an approved USDA and VA lender, and take pride in serving both the military and rural communities we work in. Take advantage of our 100% financing Government loan expertise, and use us as a resource for your loan qualifying questions

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in Alabama USDA Loans, First Time Home Buyer, Florida USDA loans, USDA FAQs Tagged

Oct 14

17

How Can You Finance Closing Costs With A USDA Loan?

USDA Rural Home loans are sought after by homebuyers for their flexibility and one well known feature is the ability to finance out of pocket costs.

However additional guidelines do apply and today’s video tip will cover what you need to know to see when you can finance closing costs into a USDA loan.

Before we get started, don’t forget to download our USDA Blueprint for success with the link below. This free guide is designed to break down the process step by step and is a great educational resource for both Realtors and homebuyers alike.

So, how can you finance closing costs with a USDA loan?

As a starting point, USDA loans allow for No Down Payment (100% financing), but that should not be confused with No Money Out-of-Pocket . Customarily a buyer will have 2 types of out-of-pocket expenses:

1. Down Payment, and
2. Settlement charges (also known as closing costs)

USDA loans eliminate the need for a down payment, but the homebuyer is still responsible for their respective costs. This can be either paid by using their own funds, negotiated for the seller to pay through the sales contract, or in the case of a USDA home loan the possibility to finance those costs into the loan.

So, you can finance closing costs with a USDA loan, but only in cases when the appraised value is HIGHER than the agreed upon sales prices

Here are examples of what settlement charges can be financed into a USDA loan:

1. Closing Costs such as Title Charges, Loan Costs, Survey, Recording Fees, etc.)
2. Pre-Paid Items such as your Escrow Accounts, Homeowner’s Insurance Premium, and Pre-paid Interest.

Key points to remember are that the appraised value must be higher than the sales price for this feature to be available. This is unique for USDA home loans, and not available under Conventional, FHA, or VA programs.

Homebuyers should be cautious if they are solely relying on financing closing costs to cover their out-of-pocket expenses, because that is determined by the final appraised value which happens after the sales contract is agreed upon. Financing closing costs should be viewed as a potential advantage, not a guarantee!

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA FAQs

Oct 14

10

Do You Have To Be On The Same Job For 2 Years To Qualify For A USDA Loan?


Do USDA guidelines require that you work at the same job for 2 years to qualify for a USDA loan?

As you can imagine, guidelines regarding employment history are critical when trying to qualify for a USDA loan.

Today’s video tip will go into detail on the specifics regarding employment history and USDA home loan qualifying.

Do you need to be on the same job 2 years to qualify for a USDA Loan?

USDA guidelines state the following regarding employment:

There is no minimum length of time an applicant must have held a position to consider employment income as dependable.

However, the lender must verify the applicant’s employment for the most recent two full years and verify that the applicant’s income has been stable.
If an applicant indicates he or she was in school or in the military during any of this time, the applicant must provide evidence supporting this such as college transcripts or discharge papers.

If the applicant has recently re-entered the workforce after an absence to care for a family member or minor child, extended medical illness, or other circumstance reasonable to the lender, the applicant must provide evidence.
The applicant should not have any gaps in employment of more than a month within the two year period prior to making the loan application.

It remains the lender’s responsibility to analyze the gaps in employment as it relates to the probability of continued income.

Applicants that have not been employed for 12 months with their current employer or have experienced a significant earnings increase are considered high risk. Lenders must ensure the applicant will have the required stable and dependable income to carry the mortgage debt.

Same job for 2 years to qualify for a USDA loan

It is important to point out, that while you do not have to be on the same job for 2 years in order to qualify for a USDA loan, approved lenders must still determine stable and dependable monthly income from verified sources.

Please remember that job stability provides strength with your qualifying and having long time employment at the same job can be a very strong compensating factor towards both underwriting and USDA Rural Development approval.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA FAQs

Oct 14

3

Did You Know That USDA Rural Area Eligibility Maps Have Been Delayed?

Attention! The USDA Rural Area Eligibility Maps have been delayed!

I know everyone has been preparing for the upcoming USDA rural area eligibility map changes, but today’s video will cover further details on how to both prepare for and maximize this opportunity.

The implementation of the new Rural Area Maps has been DELAYED! The changes previously scheduled, DID NOT take place on October 1, 2014. For now, continue to use the current property eligibility maps on the Rural Development website and disregard the future eligibility maps.

USDA Area Eligibility Maps
Implementation of New USDA Rural Area eligibility Maps are Delayed!

On September 19, 2014 the Continuing Appropriations Resolution was signed. The purpose of this Continuing Resolution (CR) is to fund the government through 12/11/14 which also included a provision to extend all policies currently in effect. As a result, eligibility under the existing Rural Definition—extends eligibility for all communities that are currently eligible for USDA Rural Housing Programs—through the term of the CR (December 11, 2014).

In short, this extension of the USDA Rural Area Eligibility Maps will provide a couple additional months for homebuyers and Realtors to find properties that they previously thought were going to be ineligible.

Keep in mind, we do have a shortened window of opportunity. For those who have interest in properties that remain eligible through 12/11/14, so please contact your Realtor immediately and let my office know if we need to update your USDA pre-qualification in order to be prepared.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in Alabama USDA Loans, Florida USDA loans, Tennessee USDA Loans, Texas USDA Loans, USDA FAQs

Sep 14

26

Can you get a USDA loan while in Consumer Credit Counseling?

How does Consumer Credit Counseling affect your USDA home loan application?

Due to the economic downturn which has affected many, credit standing has also suffered. Because of this, some potential homebuyers have enrolled into Consumer Credit Counseling programs as an effort to help reduce their debt.

However, when attempting to qualify for a USDA loan while in Consumer Credit Counseling additional guidelines will apply.

Now, just so we all begin on the same page, let’s first review what Consumer Credit Counseling is and how it affects USDA Home Loan qualifying.

According to InvestorWords.com, consumer credit counseling is a “Non-profit service provided to consumers that need assistance either reducing or eliminating debt and improving their credit scores.”

In short, it is an educational service for those who need help with managing their finances.

So the question remains – can you qualify for a USDA loan while in Conumer Credit Counseling? As we all know, USDA loans offer flexible credit qualifying and it can also be acceptable for an applicant who is participating in consumer credit counseling provided the following:

  • The lender must document that at least one year of the pay-out period has elapsed under the plan and the applicant’s payment performance has been satisfactory with all required payments made on time.
  • It is common for some creditors to still report the consumer credit applicant as delinquent, even though they have agreed to a lesser payment. This situation must be considered in the overall analysis of the credit profile.
  • In addition, written permission from the consumer credit counseling agency to enter into a mortgage transaction is required along with a counselor recommendation of the applicant.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA FAQs

Sep 14

19

Can You Finance Home Repairs With A USDA Loan

Is it possible to finance home repairs with a USDA loan?

What happens if you have found that perfect property, but there are required repairs that need to be completed?  What if you could still purchase the home and then have the repairs done after closing?  Well this is exactly where a USDA loan can help out.

So, what are the steps to finance home repairs with a USDA loan?

Just to be clear, we are not talking about the FHA 203K program or any type of full blown renovation loan.  Instead, through the ability to finance home repairs with a USDA loan, it allows for an escrow repair option which can pinpoint specific repair items and allow them to be financed into a USDA loan

First off, let’s discuss the eligible types of repairs which include but are not limited to:

  • Plumbing, Flooring, A/C Units, Replacing shingles, or
  • Any type of repair that does not affect the livability or safety of the home

Repair Costs are not allowed to exceed the LOWER of either 10% of the proposed loan amount or $10,000.  In addition:

  • Contractor invoice will be required for all repairs
  • No self-help work permitted
  • Repair work must be completed within 21 days after closing
  • Repair funds are financed into the loan and escrowed with the title company at closing
  • Appraised value determines how much can be eligible to be financed into the loan.

There will be a required 50% deposit of the overall total repair cost due at time of closing.  This is allotted to cover any potential cost overruns and can be from either the buyer or seller.  This amount cannot be financed.

After successful completion of the required repairs are documented by a final inspection and approved, release of funding from the title company for contractor funds and the 50% deposit occurs.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in Alabama USDA Loans, First Time Home Buyer, Florida USDA loans

Sep 14

12

What Are The Qualifications For A USDA Rural Energy Plus Loan?

Did you know that a USDA Rural Energy Plus Loan is available for those who purchase energy efficient homes?

 Today’s topic is very unique, because we are going to cover how to qualify for a USDA Rural Energy Plus Loan and the benefits it can provide when purchasing a home.

What kinds of homes qualify for a Rural Energy Plus Loan? Well…

New homes must be built to meet the 2006 IECC (the International Energy Conservation Code) or meet with a comparable code.

 

Existing homes that meet or are retrofitted to meet the 2006 IECC or comparable code are also eligible. Typically an energy audit, home inspection or other acceptable documentation will determine the home meets the applicable code.

 

The lender must certify the home meets the 2006 IECC or comparable code, and once confirmed, it will allow the applicant to expand the USDA qualifying ratios to the following:

Currently USDA published debt ratios are 29% for housing and 41% for total expenses (29%/41%). However, when purchasing with a USDA Rural Energy Plus Loan it will allow expanded debt ratios to 31%/43% without the need for a Debt Ratio Waiver.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA FAQs

Sep 14

5

How do you qualify for a USDA loan with Income Based Repayment student loans?

How do you qualify for a USDA Loan if you have Student Loans on an Income-Based Repayment Plan?

With more and more home buyers either recently graduating or going back to school, understanding the requirements to qualifying for a USDA loan while on an income-based repayment plan is critical.

I recently saw an Equifax report that discussed the difficulties students are experiencing when trying to qualify for a mortgage with student loan debt. With more and more prospective first time home buyers entering the market, that reminded me of the importance of today’s topic.

Under current guidelines, when trying to qualifying for a USDA loan with Income Based Repayment student loans, IBR payments of $0 are not eligible to be used in the debt ratio. The applicant must provide documentation of the IBR payment plan from the loan servicer and the following calculations will apply:

  1. If the IBR payment is less than $100 and 1% of the total loan balance is more than $100, a minimum payment of $100 must be included in the debt ratios.
  1. If the IBR payment is less than $100, and 1% of the total loan balance is less than $100, a minimum payment of 1% of the loan balance must be included in the debt ratios.
  1. If the current IBR payment is over $100, use that payment amount in the debt ratios.

However, be prepared, because the previous IBR guidelines and the flexibility with how they could be calculated are being removed.

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA News

Aug 14

29

USDA Update: Important Info On The New USDA Guidelines

New USDA Guidelines Update!!!

Did you know that the USDA Guideline updates scheduled for September 1st (coincidentally Labor Day!) are postponed until December 1st 2014?

Now that we have a few more months to prepare, I wanted to make sure that everyone was up to speed on a few key upcoming changes that will benefit homebuyers and allow more potential properties to be eligible for USDA 100% financing.

A couple weeks back, I sent out an email that went into the details of the new USDA Area Eligibility Maps. As a reminder, this map will become effective on all applications received by USDA after October 1. Please note, the loan does not have to close by October 1st, USDA just needs to be in successful receipt of the loan file prior to 10/1/14.

However, just recently I have heard news that certain areas impacted may be under reconsideration to retain their USDA eligible area status. As of today, we do not have any more specifics to share, but will provide the details as they become available.

For your convenience I have included a previous post which provides instruction on how to search for eligible areas.

Now with regards to the actual guideline changes that are part of the new 7 CFR 3555 which will be effective 12/1/14 please note the following:

First off, all of us will be glad to hear that the previous restrictions regarding in-ground pools is being removed! Once these guidelines are effective, properties with in-ground pool homes will not be held to additional USDA financing limitations. This is really great news!

A second main highlight change is that the 30% limitation on the land to total property value is being removed as well, this will provide the potential for more flexibility with properties of higher acreage.

Remember, these are only a few of the changes that will be taking place, so make sure you keep an eye out for any future videos on this important topic!

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in USDA FAQs

Aug 14

22

Can You Qualify For A USDA Home Loan With High Debt Ratios?

Is it possible to qualify for a USDA Home Loan with high debt ratios?

So, what if you found that perfect home, but your bank or lender says your debt ratios are too high to qualify for a USDA loan?

Because of the uniqueness of USDA Rural Home Loans, the guidelines are quite different from what is traditionally found with FHA or Conventional. With that being said, many times I see banks and lenders provide advice that may be well intentioned, but unfortunately is simply not accurate.

Here are important highlights that can help with a homebuyer’s qualifying:

  • USDA Published guidelines for debt ratios are 29% for housing and 41% for total overall expenses. However, when utilizing the GUS underwriting system and the response is an “Accept”, those debt ratios are considered eligible. The one exception would be in the case of a manual underwriting downgrade which would eliminate the ability for automated processing and those associated benefits.
  • Installment accounts with 6 months or less remaining may be removed from the debt ratio calculation completely.   This guideline does not apply to revolving accounts such as credit cards. Please be advised that the payment may continue to be included in the debt ratio at the discretion of the lender’s underwriter.
  • What about paying off debt during the loan process? For example, what if funds are available to pay off either a credit card or installment account after a contract has been signed and the loan is in process? This can be permitted, but please note that many lenders have specific overlays on this topic and may not allow accounts to be paid off after application has been made. Metroplex Mortgage Services will permit accounts to be paid off as part of the application process and prior to closing. Please remember that all funds used to pay off accounts must be documented from an eligible source.

Join our LinkedIn group!

Qualifying for a USDA home loan can be both difficult and overwhelming, but when you work with a lender that specializes and understands the USDA loan process, it is a match that can open the door to homeownership.

USDA Blueprint for Success

If you are looking to purchase a home within the next 6 months download your free USDA Blueprint for Success! This is a great educational resource for both buyers and Realtors.

For more immediate scenarios, click here to get pre-qualified for a USDA mortgage today!

So, keep us in mind for your next pre-qualification or if you have a current transaction experiencing financing difficulty and need an expert opinion.

Just call or email to discuss your scenario and let us show you the “Metroplex” difference!

Questions? Contact Us Here.

Toll Free: (800) 806 – 9836 Ext. 280

And don't forget, we are known for returning calls, replying to your emails, and responding to voice mails.

Please remember that mortgage requirements are constantly changing so stay current and up to date by subscribing on the right for future video tips.

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Posted in Florida USDA loans, Texas USDA Loans, USDA FAQs


Sean Stephens

Metroplex Mortgage Services

Contact Me Here
Toll Free: (800) 806-9836 Ext. 280
NMLS ID# 185288

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