Most Middle Tennessee owners have built up more equity than they realise, and almost nobody tells them what it's actually good for. I'm a Loan Officer with Saxton Mortgage, a UWM Top 1% partner, and I'll walk your numbers with you before anyone touches your credit.
The question isn't whether you can refinance. It's whether you should.
Plenty of people can qualify for a refinance that leaves them worse off. Whether it's worth doing depends on how long you plan to stay, what you'd be paying off, and where you are in your current loan — not on whether a lender will approve you.
So I'll run the comparison in front of you and show you the arithmetic. Sometimes the honest answer is that waiting is better, and if that's your answer you'll get it from me plainly. I'd rather tell you no now than have you resent the file later.
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.
Every one of these starts the same way: what is the house worth now, what do you still owe, and what are you trying to accomplish.
Replacing your current mortgage with a larger one and taking the difference. The most common uses I see are consolidating higher-cost debt, funding a renovation, or covering a one-off expense that would otherwise go on a card.
When your existing first mortgage is worth keeping, borrowing against your equity separately is often the better structure. I'll tell you which of the two fits, and why, rather than defaulting to whichever is easier to close.
Rolling revolving balances into the house can genuinely help, and it can also be a trap — you're converting unsecured debt into debt secured by your home. I'll be explicit about that trade before you decide, not after.
Kitchens, additions, a shop out back, or storm damage the insurance didn't fully cover. Financing the work against equity you already have is usually cheaper than the alternatives contractors offer.
If you used your VA benefit, both are on the table and they work differently from their conventional equivalents. Worth reviewing when the recoupment math actually works — and I'll show you that calculation rather than assert it.
If your equity position has moved since you closed, whether mortgage insurance still belongs on your loan is worth a look. It depends on your program and your file, so it's a specific answer rather than a general one.
Financing on a property you don't live in follows different guidelines. If you own one or several across Middle Tennessee, bring the whole picture and we'll look at it together.
Divorce, an inherited property, or a co-signer who wants out. This is ordinary work and it's more straightforward than most people expect once you know which programs allow 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.
Start with your own estimate — the questionnaire only asks for a rough number. If we go further I'll pull actual comparable sales for your street, at no cost, before anyone orders an appraisal.
Sometimes, and there are seasoning requirements that vary by program and by what you're trying to do. Tell me roughly when you closed and I'll tell you straight away whether it's worth having the conversation now or later.
To begin, nothing beyond the questionnaire. To go further: typically your current mortgage statement, recent pay stubs, two months of bank statements, homeowners insurance, and photo ID.
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