Personalized Pre‑Approvals That Go Beyond the Number
A number tells you what you can borrow. A plan guides you to what works best for your life, your goals and your unique situation.
Why your plan should come from an experienced professional, not AI
Lenders will usually qualify you for a lot more mortgage than you will be comfortable paying for. Why? A lender or an automated system does not know that you are an avid golfer, that your family lives across the country and you fly to see them, or that you love shoes. It does not know that you are a diligent saver who feels secure with a healthy cushion in the bank.
An online calculator or AI tool can give you a number in seconds, but it cannot give you judgment. A number without context can lead to big disappointments and costly decisions. With 25+ years in the financial services industry and strong relationships with lenders across the country, I bring the knowledge, experience and connections no algorithm can match. Your home is too important to leave to a guess.
What you qualify for and what you will be comfortable paying can be very different. Your plan is customized to your unique needs, not built around a maximum number. There are many factors that go into what you qualify for, and your life is one of them.
Sometimes it makes sense to stretch closer to your maximum. Maybe you are finishing medical school or a professional program and your income is about to rise, or a partner or roommate will be helping with the payments. Other times, life brings changes that are financially taxing, and a more conservative plan is the smarter choice.
We are a team, and this works best when we work together. Be direct and honest with yourself and with me. The more I know about you, the better I can advise you, and the more comfortable you will feel with your plan and your decisions.
Kristi's Golden Rules of Affordability
Rule #1: Your budget
"Tell your money where to go instead of wondering where it all went!"
I recommend keeping your monthly housing costs at 28% to 35% of your monthly income before taxes. Housing costs include the mortgage, property taxes, condo fees, utilities and insurance. There are exceptions, such as variable income or finishing a professional program with higher income ahead. That is a conversation we will have so I can tailor my advice to you.
Rule #2: The 50/30/20 breakdown (after-tax income)
50% Needs: your housing should fit comfortably inside this
30% Wants: those lovely vacations and fancy shoes
20% Savings and debt repayment
"Beware of little expenses; a small leak will sink a great ship!"
Rule #3: Always build in a cushion (no exceptions!)
I recommend, and I am sure your parents will agree, knocking at least 5% off your ideal mortgage payment. That protects you from payment shock at renewal, or when life throws a curveball like a job change or a growing family. Prepare for the worst, hope for the best.
Rule #4: Plan for the hidden costs
If your down payment leaves your savings account bare, that home is too expensive. Budget for:
Closing costs: legal fees, title insurance, land titles registration fees, and a home inspection
A maintenance fund: 1% to 3% of the home's value every year. A leaky roof will not wait for you to win the lottery!
Lender lingo, simplified
Debt load: lenders want your total debt payments (including mortgage, property taxes and heating) under about 44% of your income.
The stress test: lenders must confirm you could still afford your payment if rates rise. It is a pain, but it protects you.
Pre-qualified vs. pre-approved: what is the difference?
Pre-qualified is just a guess at what you might be able to borrow.
Pre-approved is a real commitment to lend, subject to conditions like a property appraisal and mortgage insurer approval if needed.
A comprehensive pre-approval is the only kind I provide. When I tell you you are pre-approved:
you have provided all your supporting documents
I have completed your credit check
I have confirmed your income and reviewed your down payment
I have secured a rate hold
Now your realtor and sellers can take you seriously.
Why get pre-approved?
Save time: you see only homes that truly fit your budget
Know your numbers: your monthly payment and your down payment
Shop with credibility: your realtor knows you are ready to buy
Rate protection: a rate hold of up to 120 days protects you if rates rise, and you can still get a lower rate if they drop
No cost, no obligation: you are never obligated to accept the mortgage
How it works
Book a call. We talk through your goals, purchase price, down payment and strategy.
Explore your options. Fixed vs. variable, term, amortization and payment options, explained in plain language.
Apply securely online. Employment, income, assets, debts and your down payment source, plus your consent for a credit check.
Send your documents. I will give you a clear list of exactly what is needed.
Get your pre-approval and written plan. Your customized plan covers your budget, your options and your next steps. If you are working with a realtor, I will coordinate with them too.
Your essential homework
Test drive the payment. If your future payment is $2,500 and you pay $1,800 in rent today, start saving the extra $700 now. If it feels tight, the payment is too high.
Gather your paperwork. Pay stubs, tax notices and proof of down payment, before you look at houses.
Remember: the number the bank gives you is the absolute maximum. You are allowed, and encouraged, to spend less.