Prices across Middle Tennessee have moved faster than the conforming limit — in Davidson, Williamson, Sumner, Wilson, Rutherford, Maury and Montgomery counties alike — which means a lot of ordinary houses now need jumbo financing. I'm a Loan Officer with Saxton Mortgage, a UWM Top 1% partner, and I shop these files across multiple wholesale investors rather than accepting one bank's answer.
Jumbo isn't one product. It's a dozen investors who each draw the line somewhere different.
Above the conforming limit there is no agency rule book. Every wholesale investor writes its own guidelines — on reserves, on how much of your compensation counts, on what they'll do with restricted stock, a recent job change, or a second property.
That variation is the whole opportunity. A file one investor declines is often routine for another, and the difference is rarely your credit. Knowing who does what is most of what I bring to a jumbo file.
See where you stand
About two minutes. No credit pull, no obligation.
Most programs here start at a 500 credit score. Below that, tell us anyway — we'll say honestly whether it's workable and what it would take.
Awards earned by Saxton Mortgage, the lender behind your file.
Nashville, Belle Meade, Green Hills, Franklin, Brentwood, Nolensville, Hendersonville, Gallatin, Mt. Juliet, Murfreesboro, Spring Hill, Columbia — and anywhere else across the 41 counties I serve where the price simply outgrew the conforming limit.
The limit changes yearly and varies by county. I'll tell you exactly where your target price falls and whether the file is jumbo at all — sometimes it isn't, and that's worth knowing before you shop.
Several investors underwrite professional borrowers on their own terms. If your compensation is heavy on bonus, RSUs or partnership distributions, that's a fit question, not a credit question.
Business owners buying at this level are often told no by a retail bank simply because the income documentation is unfamiliar. It's a different conversation with a broker.
Moving here from a higher-cost market is common now. If you're carrying a departing residence, the way an investor treats it varies enormously, and it's usually the deciding factor.
Tims Ford, Center Hill, Old Hickory. Second-home jumbo guidelines differ meaningfully from primary residence, and some investors are far friendlier than others.
Worth reviewing when the math genuinely works in your favor. I'll show you the calculation so you can judge it yourself rather than take my word for it.
Working with a broker doesn't mean working with a small shop. It means you get both.
Saxton Mortgage, LLC holds lending licenses in 38 states from Alaska to Wyoming under NMLS #1717191. That footprint is why the investor access behind your file is what it is.
Saxton is a Top 1% certified partner with United Wholesale Mortgage, the largest wholesale lender in the country — which affects pricing and turn times in ways a small independent shop cannot match.
I submit your file to multiple wholesale investors and bring the options back to you. A bank can only ever offer you the bank.
The institutional weight sits behind the loan. The relationship isn't outsourced — you work with me from the first call through closing, not a rotating queue.
Verify any of this yourself — I'd rather you checked than took my word for it.
As we were shopping around lenders, Mike was recommended by a realtor friend. We spoke to Mike and laid out our concerns and right away he made our worries feel at ease. All we did was ask if he could close on the date provided and he went to work. Mike definitely went above and beyond and he made sure to take care of his veterans. In the near future we would love to work with Mike again and would definitely recommend him to all our homebuyer friends.
Saxton Mortgage, LLC holds a 4.8-star average across 889 client reviews aggregated from Zillow and other sources. That rating reflects the company as a whole, across every loan officer.
Read them at Birdeye, see reviews specific to me on my Saxton profile, or look up NMLS #1666142 at nmlsconsumeraccess.org.
On most files the wholesale lender pays my compensation rather than you. On others it comes from loan proceeds at closing. Either way the exact figure appears in writing on your Loan Estimate before you're committed to anything, and I'm glad to walk through it line by line beforehand.
The questionnaire doesn't pull your credit — it uses your own estimate of your score. Nothing touches your credit report until you ask me to proceed and we both agree it's worth doing.
It exceeds the conforming limit for the county the property sits in — and that figure is not the same everywhere. Several Middle Tennessee counties sit in a designated high-cost area with a higher limit, while neighboring counties do not, and all of them change annually. Tell me the county and your target price and I'll tell you which side of the line you're on.
Not inherently. It usually involves more documentation and a second layer of review, which is manageable when we start early. Files stall when documentation arrives late, not because the loan is large.
For most jumbo programs, yes — typically two years, plus reserves documentation. Some investors work from alternative documentation. I'll tell you which path fits before you gather anything.
No — and anyone who does before reviewing your file is telling you something they aren't permitted to say. What I can commit to is a clear, honest answer quickly, so you can plan around it either way.
So there are no surprises later.
I work remotely with clients across the states I'm licensed in. My office of record is Saxton Mortgage in San Diego — which in practice means you reach me directly rather than whoever happens to be at a branch desk.
I'm licensed in AL, AZ, CA, CT, FL, MD, MI, OR, PA, TN, TX, UT and VA. Kentucky is the notable exception — if your home sits on the Kentucky side of the Fort Campbell line I'll tell you at the outset and refer you to someone licensed there, at no cost.
Below that figure, fixed origination costs take up too much of the benefit for it to be a fair deal for you.
If I'm not the right fit, I'd rather say so on the first call than three weeks in. That has cost me business occasionally. It's still the right way to do this.
About two minutes, no credit pull, and no obligation. You'll get a clear answer either way.
Check Your Eligibility Or call or text me directly at (619) 903-6659