Erik Waterman

It comes down to three numbers: your gross monthly income, your existing monthly debts, and your down payment. Lenders look at how much of your income is already committed and how much room is left for a mortgage payment (principal, interest, taxes and insurance). Rather than guess, run our free pre-approval tool — it takes about a minute, no credit pull and no Social Security number, and gives you a real price range for the Marietta market. Then we can fine-tune it together.

Refinancing can make sense when it lowers your rate or payment, lets you drop mortgage insurance, shortens your term, or takes cash out for a clear purpose. The right answer depends on your current rate, how long you plan to stay in the home, and your closing costs versus the monthly savings — the break-even point. I'll walk through your specific numbers with you so it's a decision, not a guess. Talk to Erik and we'll look at whether it's worth it for you.

A VA loan is a mortgage backed by the Department of Veterans Affairs for eligible veterans, active-duty service members and certain surviving spouses. Its biggest advantages are no required down payment and no monthly mortgage insurance. There is a one-time VA funding fee (some borrowers, such as those with a service-connected disability, are exempt), and you'll need a Certificate of Eligibility. VA loans work well throughout Georgia, including Marietta and Cobb County. I can help you confirm eligibility and get your paperwork in order.

You'll generally plan for a down payment plus closing costs. Down payment requirements vary by program: VA and USDA can be zero down for those who qualify, FHA is commonly 3.5%, and conventional loans can start as low as 3% for eligible buyers. Closing costs are separate and typically cover things like the appraisal, title and lender fees. There are also down-payment assistance options for some buyers. Let's figure out your actual cash-to-close for a Cobb County purchase rather than working from a rule of thumb.

There isn't one universal number — the minimum depends on the loan program, and your score also influences your rate. Government-backed programs like FHA and VA tend to be more flexible than conventional financing. Even if your score isn't where you want it, it's worth a conversation: sometimes a few targeted moves make a real difference before you apply. Start with our free pre-approval tool or talk to Erik, and we'll tell you exactly where you stand.

FHA loans are often a good fit for buyers with a smaller down payment or a shorter or rebuilding credit history, and they allow a 3.5% down payment. Conventional loans can be stronger when you have solid credit and a bit more down, because you can eventually drop mortgage insurance once you reach enough equity. The best choice depends on your credit, your down payment and how long you plan to keep the loan. I'll compare both side by side for your situation so you can see the real cost difference.

A pre-qualification is a quick estimate based on numbers you share. A pre-approval is a stronger, signed letter stating the purchase price you're approved to finance — it tells sellers and their agents your offer is backed by real underwriting. In competitive markets like Marietta and East Cobb, a pre-approval letter is what gets your offer taken seriously. You can get a free, signed pre-approval letter here in about a minute.

Our free online pre-approval tool gives you a signed letter in about a minute — it asks only for the home you're buying, your gross monthly income, your monthly debts and roughly where your credit sits. There's no credit pull and no Social Security number required. When you're ready to move toward a full loan approval with documentation, I'll guide you through the next steps personally.

No — that's one of the most common myths. Plenty of buyers purchase with far less. VA and USDA loans can be zero down for those who qualify, FHA is commonly 3.5% down, and many conventional loans start at 3% down. Putting down less usually means paying mortgage insurance for a while, which is a trade-off worth discussing. Let's look at what down payment actually makes sense for your goals.

A USDA loan is a zero-down mortgage backed by the U.S. Department of Agriculture for homes in eligible areas, with household income limits. Much of metro Cobb County is more suburban than USDA-eligible, but some outlying communities around the region can qualify. Because eligibility is set by the specific property address and your household income, the best move is to have me check a particular home for you before you fall in love with it.

Yes. Self-employed and business-owner buyers finance homes all the time — it just takes the right documentation and, sometimes, the right program. Beyond conventional financing, we offer options such as bank-statement loans and asset-qualifier programs designed for borrowers whose tax returns don't tell the full story. If you're self-employed, let's talk early so we can map out the cleanest path to approval.

Closing costs are the fees to finalize your loan and purchase — think appraisal, title work, lender fees, and prepaid items like taxes and insurance. In Georgia they typically run a few percent of the purchase price. Buyers usually pay their own closing costs, but they can sometimes be offset by a seller credit you negotiate, a lender credit, or certain assistance programs. I'll give you a clear, itemized estimate up front so there are no surprises at the table.

A jumbo loan is a mortgage that exceeds the conforming loan limit set each year for your county. For higher-priced homes — something you'll see more often in parts of East Cobb — a jumbo loan lets you finance above that limit. Jumbo programs usually look for stronger credit and reserves, and terms vary more between lenders, so it pays to work with someone who knows the options. If you're shopping in a higher price range, let's talk about how to structure it.

The honest answer is that the right time depends on you, not just the market — your job stability, how long you plan to stay, your budget and your goals matter more than trying to time rates perfectly. Marietta, East Cobb and Cobb County remain in-demand areas. If rates fall later, refinancing is often an option. The best first step is to understand your real numbers, then decide from a position of knowledge. I'm happy to talk it through with no pressure.

Two easy ways: get your free, signed pre-approval letter online in about a minute, or reach out to me directly. Call or text (678) 463-5409, email ewaterman@affinityhomelending.com, or book a call online and we'll talk through your goals. There's no cost and no obligation — the goal is to get you to the next step with confidence.