A bank or direct lender can only offer you their own loan products. As independent mortgage brokers, we shop across 80+ lenders to find the best rate and product for your specific situation. That means more options and often better terms than going directly to a single bank.

Pre-approval involves submitting a loan application along with documents like recent pay stubs, W-2s, tax returns, bank statements, and a government-issued ID. We review your income, credit, and assets to determine how much you qualify for and what loan options make sense for you. Our pre-approvals include a full pre-underwrite — meaning fewer surprises at closing.

It depends on the loan type. Conventional loans can go as low as 3–5% down. FHA loans require 3.5% down (with qualifying credit). VA loans and USDA Rural Development loans may require zero down payment for eligible buyers. We'll help you find the option that fits your financial situation best.

Minimum credit score requirements vary by loan type. FHA loans typically require a 580 score (with 3.5% down) or 500–579 (with 10% down). Conventional loans generally require a 620 or higher. VA and USDA loans have flexible guidelines. A higher score usually means better rates. If your credit needs work, we'll help you understand what steps to take.

The full process from accepted offer to close typically runs 20–45 days depending on the loan type, appraisal timing, and other factors.

Closing costs are fees associated with finalizing your mortgage. They typically range from 2–5% of the loan amount and can include origination fees, appraisal, title insurance, prepaid taxes and insurance, and more. We provide a detailed Loan Estimate early in the process so you know exactly what to expect — no surprises.

Most applications will need: two years of W-2s and federal tax returns, recent pay stubs (30 days), two months of bank statements, a government-issued photo ID, and information about any current debts. Self-employed borrowers will typically need two years of business tax returns as well. We'll walk you through exactly what's needed for your situation.

An escrow account is held by your loan servicer and used to collect and pay your property taxes and homeowner's insurance on your behalf. A portion of your monthly mortgage payment goes into escrow each month so those bills are covered when they come due. This protects both you and your lender.

Your interest rate is the cost of borrowing the principal loan amount. The APR (Annual Percentage Rate) includes the interest rate plus certain other fees (like origination costs), expressed as a yearly rate. APR gives you a more complete picture of the loan's true cost, which is why it's useful when comparing offers from different lenders.

VA loans are available to eligible active-duty service members, veterans, and surviving spouses. They offer significant benefits: no down payment required, no private mortgage insurance (PMI), and competitive interest rates. We specialize in VA loans and can help you determine your eligibility quickly.

USDA loans are backed by the U.S. Department of Agriculture and are designed for homebuyers in eligible rural and suburban areas — including many Montana communities. They can offer 100% financing (no down payment) for qualifying buyers who meet income limits. Havre, Glasgow, and Malta are in areas that may qualify.

A DSCR (Debt Service Coverage Ratio) loan is designed for real estate investors. Instead of qualifying based on your personal income, the loan is based on the rental income the property generates. If the property's income covers the mortgage payment, you may qualify — making it ideal for building a rental portfolio without using personal income documentation.

A fixed-rate mortgage keeps the same interest rate for the life of the loan — giving you predictable payments and protection against rate increases. An adjustable-rate mortgage (ARM) starts with a lower rate that can change after an initial period. Fixed rates are generally better for long-term homeowners. ARMs can make sense if you plan to sell or refinance within a few years. We'll run both scenarios for you.

Refinancing makes sense when you can lower your interest rate meaningfully, shorten your loan term, access equity for important goals, or remove mortgage insurance. The key is the break-even point — how long it takes for your monthly savings to outweigh the closing costs. We run this analysis for every refinance so you can make a fully informed decision. And if the math doesn't work in your favor, we'll tell you.

For a rate and term refinance, most conventional loans require at least 5% equity (95% LTV), though 20% or more gets you the best rates and eliminates PMI. For a cash-out refinance, you typically need to retain at least 20% equity after the cash-out. FHA streamlines and VA IRRRLs have their own rules. We'll assess your situation and tell you exactly where you stand.