Buying your first home in NJ. Here's what you actually need to know.

Most first-time buyers come in thinking they need 20% down, a perfect credit score, and a year of runway. They're wrong on all three.

Here's the real version.

How much do you need to put down?

Less than you think.

3% on a conventional loan. 3.5% on an FHA loan (credit from 580). 0% on USDA — if the area qualifies. 0% on VA — if you served.

On a $400,000 home, 3% down is $12,000. That's the entry point — not $80,000.

Closing costs are separate. Budget another 2–3% for those. Some of it can be negotiated into the deal. Some of it can't. We'll tell you exactly what to expect before you're sitting at the closing table.

What credit score do you need?

620 for most conventional loans. 580 for FHA.

Below 580? Call us anyway. There may still be a path — and if there isn't right now, we'll tell you exactly what to fix and how long it'll take.

Credit issues are usually more solvable than people think. Three to six months of the right moves can change the whole picture.

Which loan is right for you?

Conventional — 3% down

Best for buyers with solid credit and stable income. PMI is required under 20% down but drops off automatically once you hit that threshold.

FHA — 3.5% down

Built for buyers earlier in the process. More forgiving on credit and debt-to-income. Mortgage insurance stays for the life of the loan — most buyers refinance out of it once they've built equity.

USDA — 0% down

No down payment for homes in eligible areas. More of New Jersey qualifies than most people realize — parts of Ocean County included. Income limits apply.

VA — 0% down

VA loans can offer no down payment and no monthly mortgage insurance for eligible borrowers. A funding fee may apply, and the best option depends on the full file.

Pre-approval comes first. Before the house hunt.

Not during. Not after you fall in love with a listing.

A pre-approval letter is what tells a seller you're real. Without one, most agents won't take you to showings. With a weak one — the kind that says "subject to verification of everything" — sellers aren't impressed either.

When we have a complete file, we aim to issue a pre-approval within one business day. The letter you get is the kind sellers take seriously.

What are closing costs?

Closing costs are the fees that show up at the end — on top of your down payment. In New Jersey, expect 2–3% of the loan amount. On a $400,000 loan, that's $8,000–$12,000.

What's in there: lender fees, appraisal, title insurance, attorney fees (required in NJ), prepaid taxes and insurance. Some of it is negotiable. Some isn't. We'll walk you through every line before you sign.

How long does it take?

We average 21 days from application to closing.

The biggest delays come from lenders who don't move, files that sit untouched, and appraisal surprises nobody communicated. We manage the timeline actively — you'll know what's happening with your file before you have to ask.

Why use a broker instead of a bank?

A bank offers you their products at their rates. That's it.

We shop your file across 40+ wholesale lenders and bring you the best combination of rate, cost, and speed. You still work with one person the entire time — start to close.

Ready?

You don't need to have it all figured out first. Tell us where you are and we'll tell you what you qualify for.