5 out of 5 stars
Half my comp is restricted stock and the last two lenders could not make it work. Dev knew which investor would count it and we closed in 27 days.
Grant Okafor
Fulton County
Buying and refinancing in Alpharetta
North Fulton move-up buyers, relocation files and a lot of jumbo financing.
$720,000 median20% typical down
What is different about Alpharetta
Alpharetta and the Avalon corridor bring us relocation buyers with complex compensation: restricted stock, annual bonuses, sign-on payments and sometimes income from two states in the same tax year.
That complexity is exactly where jumbo underwriting gets interesting. We map how you are actually paid before we choose an investor, because the same W-2 gets read three different ways by three different jumbo desks.
Timing is the other Alpharetta theme. Move-up buyers are usually selling and buying at once. We model the bridge: what happens if the sale closes late, whether you can qualify carrying both payments, and what a HELOC on the departing residence would cost.
Neighborhoods we work in here
Not an exhaustive list, just the ones that come up most weeks.
AvalonDowntown AlpharettaWindwardCrabappleMilton borderHaynes Bridge
Programs that work well in Alpharetta
- Jumbo loanFinancing above the conforming limit, for Buckhead, Druid Hills and the north side.10% to 20% depending on loan size down700 scoreProgram details
- Conventional loanThe workhorse loan for buyers with steady income and reasonable credit. Down payments start at 3%.3% (5% for a second home) down620 scoreProgram details
- Home equity line of creditA revolving line against your equity that leaves your first mortgage exactly where it is.Keep 10% to 15% equity down660 scoreProgram details
Answers
Alpharetta questions
Yes. Large detached single family and townhome dominates here, and we finance single family, townhome, condo and two to four unit properties. Condos need a project review, which we order at no cost to you the day you go under contract.
28 days on jumbo files. The variable is almost always the appraiser's calendar, which is why we order the appraisal the day your contract is ratified rather than after the disclosures come back signed.
Bonus income needing a two-year history to count. We raise it early so it is a planning item rather than a week-two emergency.
Our office is on Peachtree Circle in Midtown, and we take video calls for everything that does not need a signature. For Alpharetta clients who would rather meet in person, we come to you.
Nearby communities
Midtown AtlantaCondos, lofts and the occasional Ansley bungalow. Our home office sits on Peachtree Circle.Neighborhood guide
DecaturBungalows, a walkable square and school-district pricing that moves fast.Neighborhood guide
MariettaCobb County's range, from the historic square to the newer subdivisions off Barrett Parkway.Neighborhood guide
Magnolia Lending Group
Looking in Alpharetta?
Send us a listing address and we will come back with the programs that fit it and what your payment would actually be.
Free consultation. Sample rates and assistance amounts shown on this site are illustrations, not offers.