FAQ · Cost
What Will This Actually Cost Me?
This is the question people are most afraid to ask out loud — because they're afraid the answer is a number they can't hit. So here's the number, straight: it's almost always smaller than you've been told, and there's more help lowering it than most buyers ever hear about.
No credit pull. No obligation. I'll get back to you personally — usually the same day.
240+
Lenders competing for your loan
21,000+
Five-star reviews
John Kleopoulos
Mortgage Loan Originator · NMLS #2686219 · Backed by Loan Factory
THE SHORT ANSWER
You do not need 20% down. You never did.
That one myth keeps more people renting than anything else. Here's what the programs actually require. Conventional: as low as 3% down for qualified buyers. FHA: 3.5% down, built for buyers whose credit isn't perfect. VA: $0 down for eligible veterans, service members, and surviving spouses, with no monthly mortgage insurance. These are program minimums; eligibility and terms depend on your full application.
Common Worries
The four numbers people are afraid to ask about
"The down payment."
On a $350,000 home, the difference between "20%" and "3%" is the difference between $70,000 and $10,500 — and between buying this year and buying in five.
"The closing costs."
Real, but not fixed. They typically run a few percent of the loan amount, and they can be reduced or covered through seller concessions, lender credits, and program assistance. Structuring that well is part of my job, not a favor.
"The cash I actually need at the table."
This is the number nobody gives you — and it's the only one that matters. It's what I'll walk you through, for your situation, on the first call.
"The help I've never heard about."
Florida Housing, Hometown Heroes, and Brevard County programs exist specifically to cover down payment and closing costs. They have requirements — income limits, loan type, sometimes first-time-buyer status — and they're real. Most buyers never find out because the lender they talked to didn't offer them.
How It Works
Why one bank's answer isn't the whole story
A single bank can only offer what's on its shelf, and it's quick to say no to a first-timer who doesn't fit its narrowest box. I put your file in front of 240+ lenders competing for it — so a "no" from one is the start of the search, not the end of it.
A
Doesn't fit their box
B
Reviewing your file
C
Program fits
Illustrative — outcomes depend on your full application.
FAQ
Questions people don't want to ask out loud
Is the down payment assistance a loan or a gift?
Depends on the program — some are forgivable, some are deferred, some are true grants. I'll tell you which is which before you commit to anything.
Can I roll closing costs into the loan?
Sometimes, depending on the program and appraisal. It's one of several ways to lower cash at the table; we'll look at all of them.
What if I have the income but not the savings?
That's exactly who these programs were designed for. Don't assume you're out until we've checked.
Will you give me a real number, or a sales-pitch number?
A real one. If it turns out you're six months from being ready, I'll say so and tell you what moves the number.
What happens next
Here's exactly what happens next — nothing more
01
You reach out.
Form, call, or text — whichever's easiest.
02
I get back to you personally.
Not an assistant, not a queue. Same day.
03
We talk for 15 minutes.
No credit pull, no pressure, no judgment.
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