Your Local Mortgage Lender
Located in Indiana
Personalized Mortgage Experience
Caleb Patton offers personalized service and loan options you'll love. We shop multiple lenders to find the best rate and product for you, getting you into your dream home faster.
With wholesale interest rates and cutting-edge technology, we make the mortgage process seamless. Trust the experts who focus solely on mortgages. Support your local community and experience elite client service.
Let us help you achieve your homeownership dreams!
The Home Loan Process
Mortgage Pre-Approval
Get pre-approved from one of our Loan Officers to see how much you can afford.
House Shopping
Work with a trusted Real Estate Agent to find a home you would like to move into.
Loan Application
Complete your home loan application to get the lending process started.
Don't take my word for it
Mortgage Programs
Experience the best mortgage experience located in Indiana.
Home Loan Options
Our experienced mortgage advisors will walk you through the best mortgage loan program that will fit your specific scenario.
Conventional Home Loans.
FHA Home Loans.
USDA Home Loans.
VA Home Loans.
Frequently Asked Questions
How often can I refinance my mortgage?
There is no limit to the number of times you can refinance. However, you must qualify every time you apply and there will be costs associated with closing the loan each time.
Can I buy a home if I do not have money for a down payment?
Yes! There are a number of bond programs that offer low or no down payment financing options.
How do I know which mortgage is right for me?
The key to choosing the right mortgage is to understand the range of options and features available to you, as well as your budget, circumstances, and goals. Our licensed mortgage professionals are here to help you navigate that process. The more you know, the more comfortable and confident you will be choosing the best option for you and your family.
How long will the loan process take?
The Truth in Lending Act (TILA) does not permit a lender to close a loan until at least seven (7) business days have passed from the date your application was received. A typical home loan takes 30 days, as a number of third-party services such as appraisals, title work, and credit are required in conjunction with the mortgage process. Once you familiarize your Loan Officer with the details of your specific loan scenario, they will be able to provide you with a more specific timeline.
Will I qualify for a home loan?
The only way to find out is to speak with a qualified mortgage professional. Our Loan Officers have helped numerous clients who didn’t know if they could qualify to become home owners. We take the time to understand your financial situation and long-term financial goals, and then match you with the loan program that best fits your needs. Your approval for a loan may also largely depend on the price of the home you are financing. Getting pre-qualified prior to beginning your home search can give you an idea of what you may be able to afford.
Why do people refinance their mortgages?
Homeowners typically refinance to save money, either by obtaining a lower interest rate or by reducing the term of their loan. Refinancing is also a way to convert an adjustable loan to a fixed loan or to consolidate debts.
How much money will I have to pay upfront to buy a home?
This question does not have a simple, one-size-fits-all answer. The exact amount will depend on the price of the home you buy as well the type of mortgage financing you choose. Depending on your loan program, your down payment could be as much as 20% of the home’s price or as little as 3%, while some loans require no down payment at all.
Can I get a mortgage after bankruptcy?
You may still qualify for a home loan even if you have experienced a bankruptcy. The best way to find out if you qualify is to talk with a Loan Officer to discuss your options. Be sure to bring all paperwork regarding your bankruptcy so your Loan Officer can find the program that best fits your situation.
Should I lock my interest rate now, or wait until we are closer to our closing?
Interest rates fluctuate all day, every day. If an interest rate is good, it may be in your best interest to lock now. If you wait, you run the risk of an increase in rates later. If you are concerned that rates may go down after you lock, contact your Loan Officer to discuss your options. Some programs allow you to lock for an extended period and choose to lower your rate should a better one become available.
Most Recent Blog Updates
More Homes Are Hitting the Market and Buyers Have More Leverage Than They Have Had in Years
The Market Shift That Buyers Who Have Been Waiting Need to Hear About
There is genuinely good news in the housing market right now and it is the kind of development that buyers who have been sitting on the sidelines waiting for conditions to improve have been hoping for.
More homes are hitting the market and they are staying on the market longer. Inventory has been building and buyers now have more options available to them than they have had in years. That combination of increased supply and extended days on market changes the entire dynamic of what a buyer can realistically expect from a negotiation.
What Rising Inventory and Longer Days on Market Are Producing
When inventory is tight and homes move quickly sellers have all the leverage. Every listing generates competition and sellers have no reason to offer anything beyond the highest available price. Buyers who could not come in above asking with clean terms and waived contingencies simply did not win.
As inventory grows and days on market extend that dynamic shifts meaningfully. Sellers who are not generating the immediate interest they expected start making adjustments. Price reductions on homes that have been sitting longer than anticipated. Willingness to negotiate on closing costs that reduces the cash required at closing. Seller-funded repairs that address inspection findings rather than refusing to budge. Rate buydowns funded by seller contributions that lower the monthly payment and make the financing work better for the buyer.
As Caleb Patton explains this does not mean it has suddenly become a buyer's market everywhere. The shift is not uniform across every market or every price point and buyers still need to pick their spots correctly. But for the first time in a long time buyers may actually have a little leverage and knowing how to use it requires the right guidance.
Why Having a Great Realtor Matters Right Now
The opportunities that exist in the current market are real but capturing them requires knowing which situations offer genuine negotiating room and which ones still favor the seller. A great realtor who understands the current circumstances can coach buyers on where leverage exists, how to structure an offer that captures the available concessions, and when to push versus when to hold back.
Buyers who go into this market without that guidance may miss the opportunities that are sitting right in front of them or may overplay their hand in situations where the seller still has the upper hand.
The Market Is Starting to Create Opportunities Again
If you have been sitting on the sidelines because you felt like you could not compete now may be the perfect time to take another look. The market is shifting and buyers who re-engage now are doing so before the next wave of returning buyers eliminates the leverage that currently exists.
Reach out to Caleb Patton at Broker Brothers Mortgage to find out what the current market looks like for your situation and how to position yourself to capture the opportunities that are emerging right now.
Sources
NAR.realtor
MortgageNewsDaily.com
Realtor.com
ConsumerFinancialProtectionBureau.gov
Zillow.com
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