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When people think about getting pre-approved for a mortgage, they often assume it’s mostly about credit. Credit matters, but income is just as important, and sometimes more so. One of the biggest goals during pre-approval is to understand not just how much you earn, but how stable and usable that income is for a mortgage. Here’s what we actually look at. Consistency Matters More Than Perfection Lenders are not looking for a flawless income history. They are looking for consis

Pre-approvals have changed a lot over the years. In 2026, a pre-approval is no longer just a letter you need to submit with an offer. It is the foundation of the entire homebuying experience. My approach to pre-approvals is built around one simple idea. Do the work early so the rest of the process feels easier. A Pre-Approval Is Not Just a Credit Check Many buyers are surprised to learn that not all pre-approvals are created equal. Some are generated quickly with limited docu

One small cost in the mortgage process that tends to surprise people is the price of a credit report. I like to be upfront about this because it is not something lenders control, and it does change frequently. Credit report fees are set by the credit bureaus and reporting agencies, not by loan officers or lenders. Unfortunately, they seem to increase almost every year. To give some real context, the cost of a standard tri-merge credit report last year was $115.30 . This year,

If you’ve talked to a lender recently, you may have heard the term “TBD underwriting” and wondered what it actually means. It sounds technical, but the concept is simple and incredibly helpful, especially in a competitive market. TBD stands for “To Be Determined,” meaning the loan is underwritten before  you’ve selected a specific property. Instead of waiting until you’re in contract, much of the heavy lifting is done upfront. How a Typical Pre-Approval Works Many pre-approva

The first real workday of the year always feels a little different. The holidays are officially behind us, inboxes are waking back up, and there’s that quiet moment where everyone starts looking ahead and thinking, “Okay… what’s next?” In the mortgage world, this day matters more than people realize. While spring feels far off, this is actually when the most prepared buyers quietly start laying the groundwork. Not writing offers yet. Not touring homes every weekend. Just gett

Even in 2026, underwriting is still one of the most misunderstood parts of buying a home. If you have never purchased before, or if your last experience was years ago, underwriting can sound intimidating. Many buyers imagine it as a mysterious final hurdle where a lender suddenly decides whether they like you or not. In reality, underwriting today is far less dramatic and far more structured than most people think. Understanding what underwriting actually is, especially in th