Smart Mortgage Guidance for Virginia and Maryland Homebuyers
Get clear answers on what you can afford, which loan options fit you, and how to move from browsing homes to closing with confidence.
7–10 minutes · No credit pull · No obligationNot sure where to start?
Answer three quick questions and we'll point you to exactly the right place.
Refinance Breakeven Tool
Run the honest math on a refinance — monthly savings, the month you break even, and lifetime net savings.
Get a TMES Pre-Approval Review
A 15-minute second opinion on your existing pre-approval — we'll compare lenders and flag anything you should negotiate.
Buying Power Quiz
A 6-question quiz that estimates the home price range you may qualify for — no credit pull required.
Cash-to-Close Estimator
An itemized estimate of every dollar you'll bring to the closing table — down payment, closing costs, and reserves.
Down Payment Assistance Matcher
See which Virginia Housing and Maryland Mortgage Program options you may qualify for — in under 3 minutes.
Custom Document Checklist
A personalized list of what you'll need before you apply — tailored to your employment type and loan program.
Which best describes you?
Your mortgage path depends on your situation. Pick the one that fits and we'll tailor the next steps — including programs you may qualify for in Virginia or Maryland.
First-Time Buyer
Affordable price range, low-down options, and state DPA programs — tailored to you.
Start my plan →Move-Up Buyer
Coordinate selling and buying, unlock equity, and keep your payment on target.
Start my plan →Refinance
Lower your payment, tap equity, or consolidate — with an honest breakeven.
Run the numbers →Down Payment Help
Match with Virginia Housing and Maryland Mortgage Program options you may qualify for.
Check eligibility →Self-Employed
Bank statement loans, flexible documentation, and lenders who understand 1099 income.
Explore programs →Veteran / VA Buyer
Use your earned benefit with $0 down, no PMI, and expert help navigating the COE.
Use your benefit →How the mortgage process works
No mystery. No jargon. Just a clear five-step path — with a real person by your side at every step.
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Understand your situation
A short, pressure-free conversation about your goals, timeline, and finances.
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Get pre-approved
We verify your numbers and give you a letter that makes your offer stronger.
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Choose your loan
We compare options across our lender network — you pick the structure that fits.
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Lock & underwrite
We lock your rate at the right moment and shepherd your file to clear-to-close.
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Close with confidence
You sign, we fund, and you get the keys. We stay in touch long after closing.
We know Virginia and Maryland real estate, cover to cover.
From Fairfax County's jumbo market to Baltimore County's first-time buyer programs, we've helped thousands of families finance homes across both states. We know the appraisers, the county quirks, and the assistance programs that can save you thousands.
Meet the TMES TeamVirginia VA
- Virginia Housing DPA, Grant, & Plus Second Mortgage
- Northern Virginia jumbo & high-cost conforming guidance
- VA loan specialists for active-duty & veterans
- USDA for Loudoun, Stafford, and rural counties
Maryland MD
- Maryland Mortgage Program (MMP) & Partner Match
- Baltimore City, Prince George's & Montgomery County programs
- SmartBuy for buyers with student loans
- Closing cost & transfer tax planning
A loan program for every kind of buyer
We shop our network of investor lenders to find the structure that fits your budget, your timeline, and your goals — not a single product we're trying to sell you.
Conventional
Flexible down payments starting at 3% with competitive rates for buyers with good credit.
FHA
3.5% down with flexible qualifying guidelines — a strong fit for many first-time buyers.
VA
$0 down, no PMI, and competitive rates — a benefit you've earned through service.
Jumbo
Financing above conforming limits — common for Northern Virginia and DC metro buyers.
USDA
$0 down for eligible homes in qualified rural and exurban areas of VA and MD.
Refinance
Rate-and-term, cash-out, and streamline options — with a clear breakeven analysis.
Reverse (HECM)
Draw on your equity and stay in your home — explained honestly, including when it's not the right fit.
State Housing Programs
Virginia Housing & Maryland Mortgage Program — paired with your primary loan.
Self-Employed & Non-QM
Bank statement, 1099, and asset-based programs for entrepreneurs and business owners.
Reverse mortgages, explained honestly.
I'm Chris Nassief, a reverse mortgage specialist in Northern Virginia. About a third of the people I meet with should not get one, and I tell them so. If you're 62 or older and want straight answers about using your home's equity, that's exactly what you'll get.
- You keep the title to your home. Always.
- You can never owe more than the home is worth.
- Independent HUD-approved counseling is required, and I encourage it.
Is it right for you?
A reverse mortgage is a loan, not a government benefit, and it must be repaid. It tends to fit when:
- This is the home you plan to stay in for years.
- Your budget comfortably carries taxes, insurance, and upkeep.
- You want to eliminate a monthly mortgage payment or add a flexible line of credit.
Reverse mortgages must be repaid, typically when the last borrower leaves the home. Borrowers must complete HUD-approved counseling.
Down payment help in Virginia & Maryland
Many buyers don't realize they qualify for state-run programs that can provide grants, forgivable loans, or second mortgages to cover down payment and closing costs. Our Matcher asks 6 quick questions and shows which programs you may be eligible for — no credit pull, no commitment.
What the Matcher checks
- Household income vs. state program limits
- First-time buyer status & residency
- Target county & home price range
- Student loan status (for MD SmartBuy)
- Veteran / military connection
- Education & counseling requirements
Answer your biggest questions in under five minutes
Each tool gives you a clear estimate and a next step — no spam, no credit pull, no obligation.
TMES Mortgage Plan Builder Flagship
Our full borrower workstation. Buying power, loan paths, cash-to-close, and a personalized document checklist — all in one place.
Buying Power Quiz
Short 6-question quiz — quick-start version of the Mortgage Plan Builder.
Down Payment Assistance Matcher
See which VA & MD programs you may qualify for based on 6 quick inputs.
Cash-to-Close Estimator
Estimate your full out-of-pocket cost — down payment, closing costs, and reserves.
Pre-Approval Readiness Score
Find out if you're ready to apply today — or what one or two steps will get you there.
Custom Document Checklist
We build a document list tailored to your employment & loan type. No surprises later.
Loan Option Comparison
See side-by-side how FHA, Conventional, and VA stack up for your situation.
Rent vs. Buy Wealth Builder
Model 5- and 10-year wealth outcomes for renting vs. buying in your zip code.
Refinance Breakeven Tool
See the month you break even on a refinance and the lifetime savings after that.
Mortgage Payment Calculator
Live PITI + MI calculator across Conventional, FHA, VA, USDA, and Jumbo.
Offer Confidence Score
Before you make an offer, see how strong your position looks to a seller.
Make smarter mortgage decisions
The First-Time Homebuyer Playbook
Everything from saving for a down payment to closing day — written in plain English.
Read the guide →Why your rate is different from your neighbor's
Credit, loan type, property, and lock timing — and how to plan for each.
Read the article →The 2026 VA & MD down payment assistance guide
Every major program, who qualifies, and how to stack them with an FHA or conventional loan.
Read the deep dive →Built to prepare a cleaner loan file from day one.
TMES helps you organize the information, documents, and questions a lender will need before your file goes into processing. That means fewer surprises, faster follow-up, and a smoother path from pre-approval to closing.
As an independent mortgage broker, TMES can compare multiple lending partners and loan programs based on your goals, eligibility, pricing, and documentation — then bring the best-fit file forward for you.
Start with the Mortgage Plan Builder →A cleaner file means…
- Fewer underwriter "conditions" to chase at the last minute
- A stronger pre-approval letter your agent can use with confidence
- Faster processing once you're under contract
- Better lender pricing when your file presents cleanly
- A calmer path to the closing table
Outcomes depend on verified credit, income, property, and lender/investor guidelines. Not a commitment to lend.
Not ready for the tool? Talk to a TMES advisor.
A licensed advisor (not a call center) — 15 minutes, no pressure, no obligation.
From "Can I buy?" to keys in hand.
A predictable path — so you always know where you are and what's next.
Processing partner review may begin once your application and document package are complete. Timeline varies by program, property, and responsiveness. Not a commitment to lend.
Let's build your mortgage plan
In about 7–10 minutes, get a personalized mortgage snapshot: estimated buying power, loan options to discuss, estimated cash to close, and a custom document checklist. No credit pull, no obligation.
No credit pull on any tool. Your information is never sold. Licensed in VA & MD · NMLS ID# 205178.