Frequently Asked Questions

I serve the entire Central California Valley including Fresno, Clovis, Madera, Sanger, Reedley, Selma, Fowler, Kingsburg, and surrounding communities. As an independent mortgage broker licensed under NMLS #293901 and DRE #00701337, I work with clients throughout California. Most of my business is in the Fresno metro and surrounding San Joaquin Valley communities, where I’ve been helping families buy and refinance homes for over 40 years.

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I offer a full range of loan programs including Conforming, FHA, VA, USDA, Jumbo, and Non-QM loans. As an independent broker with access to multiple wholesale lenders, I can shop your loan across lenders to find the best rate and terms for your specific situation — something a bank or direct lender can’t do. Whether you’re purchasing your first home, moving up, or refinancing an existing mortgage, I have a program to fit your needs.

It depends on the loan program. FHA loans allow credit scores as low as 580 with 3.5% down. Conventional loans typically require a 620 minimum, though the best rates are available at 740 and above. VA loans for eligible veterans and active-duty service members have no official minimum credit score requirement. USDA loans for rural properties generally require a 640. I work with buyers across the credit spectrum and can help you identify which program is the best fit — or help you build a plan to qualify if you’re not quite there yet. Call (559) 831-4740 for a no-obligation consultation.

Much less than most people think. VA loans offer $0 down for eligible veterans and active-duty service members. USDA loans offer $0 down for qualifying rural and suburban properties throughout the Central Valley. FHA loans require just 3.5% down with a 580+ credit score. Conventional loans start at 3% down for first-time buyers. I also help clients explore down payment assistance programs available in Fresno County. Visit edglazebrook.com to use my free Purchase Calculator and see your real estimated monthly payment before you start shopping.

When you go to a bank, you’re limited to that bank’s loan products and rates — nothing else. As an independent mortgage broker with over 40 years of experience, I have access to multiple wholesale lenders and can shop your loan to find the most competitive rate and terms for your specific situation. I work for you, not for a lender. My job is to find the right loan for your needs, explain every option clearly, and guide you through the entire process from application to closing. There’s no cost to you for a consultation — call (559) 831-4740 or visit edglazebrook.com.

Refinancing can make sense in several situations: when market rates have dropped at least 0.5% below your current rate, when you want to shorten your loan term and pay off your home faster, when you want to eliminate FHA mortgage insurance by refinancing into a conventional loan, or when you need to access equity through a cash-out refinance. I maintain a Watch List for past clients so I can proactively notify you when rates move into a range where refinancing makes financial sense for your specific loan. The right time to refinance depends on your current rate, remaining term, break-even point, and how long you plan to stay in the home.

Refinance closing costs in California typically range from 1% to 2% of the loan amount, covering lender fees, title, escrow, and prepaid items like property taxes and homeowners insurance. On a $400,000 loan that’s roughly $4,000 to $8,000. However, in many cases those costs can be rolled into the new loan or offset by a lender credit in exchange for a slightly higher rate — meaning you can refinance with little or no out-of-pocket cost. I use a detailed Refinance Watch Calculator to show you the exact cash-to-close, monthly savings, and break-even point for any scenario before you commit to anything.

My Watch List is a service I provide to past clients at no charge. After your loan closes, I keep your loan details on file and monitor market rates on your behalf. When rates drop to a point where refinancing would provide meaningful savings based on your specific balance, rate, and remaining term, I reach out to let you know. You don’t have to track rates yourself or wonder whether now is a good time — I do that for you. It’s one of the advantages of working with an independent broker who focuses on long-term client relationships rather than one-time transactions.

Yes. Self-employed borrowers have more options than many people realize. Depending on your situation, you may qualify using two years of tax returns through a conventional or FHA loan, or through a bank statement loan program where we use 12 to 24 months of business or personal bank statements instead of tax returns — no tax returns required. I also offer DSCR loans for real estate investors and asset depletion programs for borrowers with significant assets. If you’ve been turned down by a bank because of self-employment income, call me at (559) 831-4740 — there are likely options available to you.

A typical purchase loan closes in 21 to 30 days from the time we have a complete application and all required documents. Refinance loans generally take 20 to 30 days as well. Government loans such as FHA, VA, and USDA can sometimes take a few days longer due to additional requirements. The biggest factor affecting timeline is how quickly documents are provided and how smoothly the appraisal and title process moves. I work to keep the process moving efficiently and will give you a realistic timeline at the start of your application.

For most loan applications you will need: the last two years of federal tax returns and W-2s, one month of recent pay stubs, two to three months of bank and asset account statements, a copy of your photo ID, and information about the property if you have one in mind. Self-employed borrowers will need business returns and a year-to-date profit and loss statement. VA borrowers will need their Certificate of Eligibility or discharge documents. I’ll give you a personalized document checklist at the start of the process so nothing is missed.

The Fresno and Central Valley real estate market has seen strong demand over the past several years, driven by relative affordability compared to coastal California, population growth, and buyers relocating from the Bay Area and Southern California. Median home prices in Fresno have risen significantly, and while higher interest rates have cooled some buyer competition, the fundamental demand in our market remains solid. For the most current market conditions, current mortgage rates, and what they mean for your buying power or refinance opportunity, call me directly at (559) 831-4740 or visit edglazebrook.com.