https://keithgo.com/blog Mortgage articles and homebuying guides from Keith Goeringer, Loan Originator at Barrett Financial Group, NMLS #488023, for Franklin, Williamson County, and Middle Tennessee. en-us https://keithgo.com/blog/heloc-franklin-middle-tennessee https://keithgo.com/blog/heloc-franklin-middle-tennessee Mon, 24 Aug 2026 12:00:00 GMT Home Equity Yes. A HELOC is a revolving line secured by a home you already own. Keith Goeringer at Barrett Financial Group, NMLS #488023, originates them. It is not a reverse mortgage, and it is not free money. https://keithgo.com/learn/what-to-look-for-in-a-neighborhood-nashville https://keithgo.com/learn/what-to-look-for-in-a-neighborhood-nashville Mon, 06 Apr 2026 12:00:00 GMT Guide The neighborhood is the part you cannot remodel. Drive it at 7:30 a.m. and after dark, and verify the school zone on the district map, before you write. https://keithgo.com/learn/average-down-payment-nashville https://keithgo.com/learn/average-down-payment-nashville Mon, 12 Jan 2026 12:00:00 GMT Guide Published buyer surveys often show around 12% down overall, closer to 6% for first-time buyers and around 16% for repeat buyers. That is a snapshot, not your assignment. Match the loan program and keep a reserve. https://keithgo.com/learn/what-is-fha-mortgage-insurance-premium-tennessee https://keithgo.com/learn/what-is-fha-mortgage-insurance-premium-tennessee Sun, 15 Mar 2026 12:00:00 GMT Guide FHA loans charge an upfront mortgage insurance premium of 1.75% of the base loan amount, plus an annual premium split into the monthly payment. If you put less than 10% down, MIP usually lasts for the life of a modern FHA loan. https://keithgo.com/learn/understanding-cash-to-close-nashville https://keithgo.com/learn/understanding-cash-to-close-nashville Wed, 25 Feb 2026 12:00:00 GMT Guide Cash to close is the amount you bring to signing: down payment plus closing costs, minus earnest money and credits. The CFPB requires the Closing Disclosure at least three business days before consummation on most closed-end mortgages. Verify wire instructions by phone. https://keithgo.com/learn/understanding-appraisal-contingency-nashville https://keithgo.com/learn/understanding-appraisal-contingency-nashville Fri, 10 Apr 2026 12:00:00 GMT Guide An appraisal contingency lets you renegotiate or walk, with earnest money back, if the house appraises below the contract price. Waiving it can win a bid in a tight ZIP. It also means you may have to bring cash to cover the gap. https://keithgo.com/learn/should-i-buy-or-rent-in-nashville https://keithgo.com/learn/should-i-buy-or-rent-in-nashville Sun, 01 Mar 2026 12:00:00 GMT Guide Buying builds equity and a fixed principal-and-interest payment. Renting costs less up front and keeps you mobile. If you will leave in a year or two, transaction costs can erase the equity you just built. https://keithgo.com/learn/popular-loans-for-buying-a-home-nashville https://keithgo.com/learn/popular-loans-for-buying-a-home-nashville Sun, 05 Apr 2026 12:00:00 GMT Guide Conventional, FHA, VA, USDA, jumbo, and ARMs each fit a different file. The right one depends on credit, down payment, occupancy, and whether the property sits in an eligible ZIP. https://keithgo.com/learn/how-to-know-when-to-buy-a-house-nashville https://keithgo.com/learn/how-to-know-when-to-buy-a-house-nashville Fri, 16 Jan 2026 12:00:00 GMT Guide You are closer when debt is manageable, payments are on time, you have a down payment plus reserves, and you plan to stay a few years. Student loans and a car note do not automatically rule you out. https://keithgo.com/learn/get-house-ready-to-sell-nashville https://keithgo.com/learn/get-house-ready-to-sell-nashville Wed, 25 Mar 2026 12:00:00 GMT Guide Small fixes, honest pricing, and clean photos move a Middle Tennessee listing. Talk to a local agent, finish the half-done projects, and keep the house show-ready until the deed records. https://keithgo.com/learn/how-to-buy-a-house-with-no-money-down-nashville https://keithgo.com/learn/how-to-buy-a-house-with-no-money-down-nashville Sat, 28 Feb 2026 12:00:00 GMT Guide VA and USDA can be 0% down if you and the property qualify; conventional can start at 3% and FHA at 3.5%. Zero down is not free: you still need closing costs, reserves, and a file that underwrites. https://keithgo.com/learn/how-much-income-to-buy-a-house-nashville https://keithgo.com/learn/how-much-income-to-buy-a-house-nashville Thu, 22 Jan 2026 12:00:00 GMT Guide There is no single income number. Lenders use debt-to-income: monthly debts versus gross monthly income. Credit, down payment, taxes, and the loan program all change what the same paycheck will buy. https://keithgo.com/learn/how-long-does-it-take-to-buy-a-house-nashville https://keithgo.com/learn/how-long-does-it-take-to-buy-a-house-nashville Sat, 14 Feb 2026 12:00:00 GMT Guide Most buyers finish in about four months: roughly two months searching, one month on the offer, and one month on financing and closing. Any one step can run long. Give yourself a cushion. https://keithgo.com/learn/negotiating-house-price-nashville https://keithgo.com/learn/negotiating-house-price-nashville Tue, 10 Mar 2026 12:00:00 GMT Guide Negotiation is more than a lower price. Credits, closing date, and repairs often close a gap without changing the headline number. Bring a real pre-approval. Lowballing a well-priced Franklin listing usually just loses the house. https://keithgo.com/learn/home-inspection-checklist-nashville https://keithgo.com/learn/home-inspection-checklist-nashville Wed, 08 Apr 2026 12:00:00 GMT Guide A home inspection is the buyer's look at condition, usually your choice, not the lender's. Walk the exterior, interior, and systems, and hire a specialist if the report flags foundation, roof rot, or pests. https://keithgo.com/learn/finding-the-right-location-nashville https://keithgo.com/learn/finding-the-right-location-nashville Sun, 22 Mar 2026 12:00:00 GMT Guide Start with a monthly PITI you can live with, then rank bedrooms, yard, school zone, and drive time. You can remodel a kitchen, and you cannot move I-65. https://keithgo.com/learn/expenses-first-time-home-buyers-nashville https://keithgo.com/learn/expenses-first-time-home-buyers-nashville Sun, 08 Feb 2026 12:00:00 GMT Guide The sale price is not the whole bill. Down payment, closing costs, repairs, moving, and HOA dues all show up. In Tennessee, closing costs often run about 2% to 6% of the loan amount. https://keithgo.com/learn/do-i-need-a-realtor-to-buy-a-house-nashville https://keithgo.com/learn/do-i-need-a-realtor-to-buy-a-house-nashville Wed, 18 Mar 2026 12:00:00 GMT Guide You can buy alone. A Realtor writes the contract, protects contingencies, and knows how Franklin and East Nashville actually trade. You usually do not write a separate check for the buyer's agent. The work still has a cost. https://keithgo.com/learn/cosigning-mortgage-nashville https://keithgo.com/learn/cosigning-mortgage-nashville Wed, 28 Jan 2026 12:00:00 GMT Guide A cosigner promises to pay if the borrower does not. The loan shows on the cosigner's credit. Late payments hit both people. Know the exit plan before you sign. https://keithgo.com/learn/buying-without-real-estate-agent-nashville https://keithgo.com/learn/buying-without-real-estate-agent-nashville Sun, 22 Feb 2026 12:00:00 GMT Guide You can buy without an agent in Nashville. You may save on certain fees. You also take on contracts, inspections, and closing. Get pre-approved first, and budget for an attorney to review the paperwork. https://keithgo.com/learn/buyers-vs-sellers-market-nashville https://keithgo.com/learn/buyers-vs-sellers-market-nashville Thu, 05 Mar 2026 12:00:00 GMT Guide Count inventory, days on market, and sale-to-list. Months of supply above about seven leans buyer. Under five leans seller. Then decide how aggressive the offer should be. https://keithgo.com/learn/buydown-lower-mortgage-rate-nashville https://keithgo.com/learn/buydown-lower-mortgage-rate-nashville Tue, 20 Jan 2026 12:00:00 GMT Guide A buydown is money paid up front, by you, the seller, or a builder, to lower the rate. A point usually costs 1% of the loan amount. The drop is typically about 0.25% per point, but the quote varies. Permanent lasts the life of the loan. A 2-1 or 3-2-1 is temporary. https://keithgo.com/learn/5-ways-to-save-for-a-home-nashville https://keithgo.com/learn/5-ways-to-save-for-a-home-nashville Wed, 04 Feb 2026 12:00:00 GMT Guide You do not need a perfect paycheck to build a down payment. Budget, automate the transfer, cut the leaks, keep raises, and add side income. Then pick a loan so you do not over-save for three extra years of rent. https://keithgo.com/learn/step-by-step-guide-shopping-for-a-new-home-nashville https://keithgo.com/learn/step-by-step-guide-shopping-for-a-new-home-nashville Sat, 28 Mar 2026 12:00:00 GMT Guide Payment first, then neighborhoods, then offers. Get pre-approved before you tour. Shop to a monthly number, not a list price you screenshotted. https://keithgo.com/learn/home-appraisal-checklist-nashville https://keithgo.com/learn/home-appraisal-checklist-nashville Thu, 02 Apr 2026 12:00:00 GMT Guide The lender orders an appraisal to decide how much to lend, not to inspect the house. If value comes in under the contract price, you renegotiate, bring cash, request a review, or walk if the contingency is still in the contract. https://keithgo.com/learn/how-much-down-payment-nashville https://keithgo.com/learn/how-much-down-payment-nashville Fri, 09 Jan 2026 12:00:00 GMT Guide You do not need 20% to buy in Nashville. Conventional can start at 3%, FHA at 3.5%, and VA or USDA at 0% where you qualify. Keep reserves. Do not drain the account to hit a round number. https://keithgo.com/learn/how-to-get-preapproved-for-a-mortgage-nashville https://keithgo.com/learn/how-to-get-preapproved-for-a-mortgage-nashville Wed, 18 Feb 2026 12:00:00 GMT Guide A pre-approval is a lender's look at your credit and documents, then a letter you can write with. A pre-qual is a chat. In Franklin, Brentwood, and Mt. Juliet, sellers treat those two very differently. https://keithgo.com/learn/first-time-homebuyers-checklist-nashville https://keithgo.com/learn/first-time-homebuyers-checklist-nashville Thu, 12 Mar 2026 12:00:00 GMT Guide Work the sequence, not the wish list. A payment you can live with, a documented pre-approval, then tours. Inspection, appraisal, Closing Disclosure, keys. Keep a reserve so the first repair is not a crisis. https://keithgo.com/blog/can-you-use-thda-in-williamson-county https://keithgo.com/blog/can-you-use-thda-in-williamson-county Sun, 23 Aug 2026 12:00:00 GMT Mortgage Products Yes, if the file fits. Great Choice is a 30-year fixed THDA mortgage with down payment help, a 640 credit floor, and county income and price caps. Williamson County is not a targeted area. Confirm the current chart on THDA.org. https://keithgo.com/blog/retirement-benefit-of-homeownership https://keithgo.com/blog/retirement-benefit-of-homeownership Sun, 23 Aug 2026 12:00:00 GMT Retirement The house you buy at 35 can fund a one-level move at 75. Equity is a retirement option, not only a monthly payment. https://keithgo.com/blog/student-loan-payments-mortgage-credit-report https://keithgo.com/blog/student-loan-payments-mortgage-credit-report Thu, 20 Aug 2026 12:00:00 GMT Mortgage Tips If you have federal student loans, check the current payment, status, and due date before a late payment hits your credit report. https://keithgo.com/blog/what-to-expect-pre-purchase-zoom https://keithgo.com/blog/what-to-expect-pre-purchase-zoom Wed, 12 Aug 2026 12:00:00 GMT Mortgage Tips A Pre-Purchase Zoom is a planning meeting after your application and before you get serious about offers. We compare payment, cash to close, programs, and tradeoffs. A letter is a starting point. A strategy meeting is how you use it. https://keithgo.com/blog/fake-mortgage-mail-scam https://keithgo.com/blog/fake-mortgage-mail-scam Tue, 11 Aug 2026 12:00:00 GMT Mortgage Tips A letter with your address, a document number, and a deadline is not automatically a county notice. Verify the sender on the official county site before you pay. https://keithgo.com/blog/buying-a-home-in-franklin-tn https://keithgo.com/blog/buying-a-home-in-franklin-tn Mon, 10 Aug 2026 12:00:00 GMT Local Area Guide Franklin sits about 21 miles south of Nashville in Williamson County. Median sale price around $925,000 on a rolling 12 months through June 2026. About 37% of homes go under contract in 6 days or fewer. Get fully pre-approved before you tour. https://keithgo.com/blog/homestyle-renovation-loan-franklin https://keithgo.com/blog/homestyle-renovation-loan-franklin Fri, 07 Aug 2026 12:00:00 GMT Loan Programs A Fannie Mae HomeStyle loan can roll purchase and contractor work into one conventional mortgage. The seller still gets the full price at closing. The renovation money sits in a draw account. https://keithgo.com/blog/vantagescore-550-to-679-in-minutes https://keithgo.com/blog/vantagescore-550-to-679-in-minutes Sun, 02 Aug 2026 12:00:00 GMT Credit A 30-day late dropped her qualifying mortgage score to 550. We pulled VantageScore 4.0 on the same report the same day. It came back 679. We did not remove the late. https://keithgo.com/blog/under-contract-now-what https://keithgo.com/blog/under-contract-now-what Sun, 26 Jul 2026 12:00:00 GMT Home Buying Deadlines, processing, underwriting conditions, inspection, appraisal, insurance, and Clear to Close. Conditions are not a denial. Do not change jobs, open credit, or finance furniture before you sign. https://keithgo.com/blog/credit-karma-vs-mortgage-fico-score https://keithgo.com/blog/credit-karma-vs-mortgage-fico-score Sun, 19 Jul 2026 12:00:00 GMT Credit Credit Karma is typically a VantageScore. Mortgage lenders use FICO. A 30-point jump on the app does not mean your qualifying mortgage score moved 30 points. The middle of three bureau scores is the number that counts. https://keithgo.com/blog/pre-approved-now-what https://keithgo.com/blog/pre-approved-now-what Sun, 12 Jul 2026 12:00:00 GMT First-Time Homebuyer Pre-approval means you are ready to start shopping, not that your mortgage is finished. Strengthen the file with an Offer Ready Review, sit a Pre-Purchase Zoom, and do not change jobs, open credit, or move large deposits without asking first. https://keithgo.com/blog/your-builder-is-not-your-friend https://keithgo.com/blog/your-builder-is-not-your-friend Sat, 11 Jul 2026 12:00:00 GMT New Construction The on-site rep works for the builder. Price steps can outrun the appraisal. In a still-building community your resale competes with their new inventory. Compare the full loan, not just the incentive. https://keithgo.com/blog/good-neighbor-next-door-program https://keithgo.com/blog/good-neighbor-next-door-program Sun, 05 Jul 2026 12:00:00 GMT Down Payment Assistance HUD's Good Neighbor Next Door program discounts eligible HUD-owned homes 50% for teachers, firefighters, law enforcement officers, and EMTs. The other half sits as a silent second that is forgiven after three years in the house. https://keithgo.com/blog/bridge-loan-buy-before-you-sell https://keithgo.com/blog/bridge-loan-buy-before-you-sell Sat, 04 Jul 2026 12:00:00 GMT Move-Up Buyers A bridge loan can unlock equity in the house you still own so you can buy first, sell second, and write an offer without a home-sale contingency. https://keithgo.com/blog/hud-100-down-program https://keithgo.com/blog/hud-100-down-program Sun, 28 Jun 2026 12:00:00 GMT Down Payment Assistance On eligible HUD-owned homes, FHA down payment can drop from 3.5% to $100. You still have to qualify for FHA. Homes sell as-is through hudhomestore.gov. Owner-occupants get the first bidding window. https://keithgo.com/blog/mortgage-ready-credit https://keithgo.com/blog/mortgage-ready-credit Mon, 22 Jun 2026 12:00:00 GMT Credit Generic credit advice can hurt a mortgage file. Paying old collections the wrong way can re-age debt. Mortgage-Ready Credit is a profile built for underwriting, not a trophy score. https://keithgo.com/blog/the-housing-fund-down-payment-assistance https://keithgo.com/blog/the-housing-fund-down-payment-assistance Sun, 21 Jun 2026 12:00:00 GMT Down Payment Assistance The Housing Fund is a Tennessee nonprofit that can lend up to $35,000 for down payment and closing costs. You do not have to be a first-time buyer. Credit floors start at 600 or 620. It is a 5% loan, not a grant. https://keithgo.com/blog/thda-tennessee-down-payment-assistance https://keithgo.com/blog/thda-tennessee-down-payment-assistance Sun, 14 Jun 2026 12:00:00 GMT First-Time Buyers THDA Great Choice is a 30-year fixed loan with down payment help up to $15,000, a 640 credit floor, and county income limits. In the Nashville metro the 1–2 person limit is $137,760. https://keithgo.com/blog/buy-a-home-after-chapter-7-bankruptcy https://keithgo.com/blog/buy-a-home-after-chapter-7-bankruptcy Tue, 02 Jun 2026 12:00:00 GMT Loan Programs Conventional wants four years after Chapter 7. Standard FHA wants two. A lease-purchase style program can put qualified buyers on a path to a primary residence as soon as the day after discharge. It is underwriting, not a loophole. https://keithgo.com/blog/180-that-cost-dream-home https://keithgo.com/blog/180-that-cost-dream-home Sun, 17 May 2026 12:00:00 GMT Real Story A couple walked away over $180 a month. They still qualified. A 1-0 buydown drops the rate 1% in year one — roughly $250 to $320 a month on a $400K example. Ask if a buydown is available on your file before you let a gap kill the house. https://keithgo.com/blog/credit-score-what-moves-needle https://keithgo.com/blog/credit-score-what-moves-needle Thu, 05 Mar 2026 12:00:00 GMT Credit & Finance Payment history and utilization move a mortgage FICO. An 850 is a trophy. The score that prices the loan is the one worth working. https://keithgo.com/blog/josh-tessier-real-estate-success https://keithgo.com/blog/josh-tessier-real-estate-success Thu, 26 Feb 2026 12:00:00 GMT Real Estate Industry Josh Tessier of the Lee Tessier Team in Maryland on fundamentals, systems, referrals, and negotiation. Success is not timing the market. It is conversations, training, and relationships that still outperform the apps. https://keithgo.com/blog/smart-home-upgrades https://keithgo.com/blog/smart-home-upgrades Thu, 19 Feb 2026 12:00:00 GMT Home Buying Tips Kitchen and bath upgrades pay when they match the neighborhood. Bold personal design, mismatched styles, and a pool that eats the yard can shrink your buyer pool if you sell within ten years. https://keithgo.com/blog/50-year-mortgage-pros-cons https://keithgo.com/blog/50-year-mortgage-pros-cons Thu, 12 Feb 2026 12:00:00 GMT Mortgage Products The 50-year mortgage is all over the news. Everyone has an opinion. Most have never seen one up close. I have. https://keithgo.com/blog/thda-loan-disaster https://keithgo.com/blog/thda-loan-disaster Thu, 29 Jan 2026 12:00:00 GMT Mortgage Products THDA re-pulls credit and re-underwrites right before closing. A Verizon collection dropped a single dad from 640 to 621 two days out. The deal died. If you are sitting on 640, you are on a tightrope. https://keithgo.com/blog/truth-about-home-search-websites https://keithgo.com/blog/truth-about-home-search-websites Thu, 08 Jan 2026 12:00:00 GMT Home Buying Tips Zillow can miss listings during brokerage disputes. Homes.com shows public-record loan and tax data. Premier Agents often pay 30–40% of a commission back to the platform. Search on the sites. Hire off the platform.