Jardy Thomas- Your VA Home Loan Expert

Jardy Thomas- Your VA Home Loan Expert Guiding you to maximize your VA loan benefits in TX, CA, SC & FL. 🏠 Streamlining the home buying journey and simplifying the VA loan process for all eligible.

I'm here to serve you. 🦅
NMLS 2188282 “Equal Housing Opportunity” As an active-duty Marine and a dedicated mortgage professional with Patriot Pacific Financial Corp., I specialize in helping our nation's heroes—whether active duty, veteran, or family members—navigate the complex world of home financing. With a focus on VA loans, my approach is shaped by my solidarity with military members, thoro

ugh understanding of VA loan benefits, unwavering attention to detail, and a persistent commitment to achieving the best financial results for you. Originally from Albany, Georgia, and now licensed in Texas, California, and South Carolina, I've spent two years in the mortgage industry, learning, growing, and defining my mission: to serve those who've served us. Beyond mortgages, I'm a family man, married to my beautiful wife, Sheng, and a father to two wonderful children. Fitness, running, and spending time with my Belgium Malinois, Durden, are just a few of my passions outside of work. As your VA Home Loan expert, I'm dedicated to making your vision of home ownership a reality. nmlsconsumeraccess.org

03/25/2026

🚨 7 closing cost facts most buyers learn too late

If you’re buying a home soon… read this 👇

💡 Closing costs are NOT your down payment
💡 They typically run 3–5% of the purchase price
💡 VA loans limit certain fees (saving you $$$)
💡 Sellers can help cover your costs
💡 You’ll get a Loan Estimate early (in writing)
💡 Costs can change—but within strict limits
💡 Lowest rate ≠ lowest total loan cost

⚠️ Most buyers don’t fully understand this until they’re already under contract…

Don’t be that buyer.

📩 DM “COSTS” and I’ll break down your exact numbers before you even start shopping

03/21/2026

🇺🇸 VA loan occupancy rules… misunderstood by most buyers

Let’s clear it up 👇

With a VA loan:
✔️ The home must be your primary residence
✔️ You typically move in within ~60 days
✔️ Your spouse can occupy if you’re deployed
✔️ A dependent + legal guardian can also satisfy occupancy

🚨 Here’s where people get confused…
VA loans are NOT for investment properties upfront

BUT… 👇
After living in the home for a period of time, you can turn it into a rental

💡 That’s how many veterans build real estate portfolios

Bottom line:
Live in it first → invest later

📩 DM “VA HOME” and I’ll make sure your situation qualifies

🇺🇸 FUNDED — even while still on the West CoastMy client just secured this home in Maple Hill, NC 🏡The twist?He’s still s...
03/20/2026

🇺🇸 FUNDED — even while still on the West Coast

My client just secured this home in Maple Hill, NC 🏡

The twist?
He’s still stationed on the West Coast and will be PCSing in a few months.

That’s the power of the VA loan + having the right team in place.

We were able to:
✔️ Coordinate everything remotely
✔️ Keep the process smooth during transition
✔️ Get him set up before the move

Now he has a home ready when he arrives 👏

If you’re active duty and planning a PCS, you don’t have to wait to start the process.

📩 DM “PCS” and I’ll show you how to buy before you move.

🇺🇸 Veterans — this VA loan fee confuses almost everyone.The VA Funding Fee is one of the biggest misconceptions when it ...
03/19/2026

🇺🇸 Veterans — this VA loan fee confuses almost everyone.

The VA Funding Fee is one of the biggest misconceptions when it comes to using your VA loan.

Here’s what you need to know:

✔️ It’s a one-time fee — NOT monthly
✔️ Helps you buy with 0% down
✔️ No monthly mortgage insurance
✔️ Most veterans roll it into the loan (no upfront payment)

💡 Example:
On a $400,000 home, it could be around $8,600

🚨 And some veterans don’t pay it at all (exemptions apply)

Bottom line:
VA loans are designed to keep your out-of-pocket costs low

📩 DM “VA” and I’ll break down your exact numbers

🇺🇸 Veterans & Service Members — here’s a VA loan rule that protects your wallet. 💰It’s called the 1% Non-Allowable Fee R...
03/15/2026

🇺🇸 Veterans & Service Members — here’s a VA loan rule that protects your wallet. 💰

It’s called the 1% Non-Allowable Fee Rule.

On a VA loan, lenders are limited on how much they can charge in certain fees.

👉 Some lender fees combined cannot exceed 1% of the loan amount.

This includes things like:
📄 Processing fees
📊 Underwriting fees
🧾 Administrative charges

The VA created this rule to protect veterans from being overcharged.

⚠️ Important:
These costs are NOT part of the 1% cap:

🏡 VA appraisal
📑 Title fees
🤝 Escrow
🛡️ Prepaid taxes & insurance

But certain lender junk fees are controlled.

💡 Bottom line:
VA loans are built to protect veterans from excessive costs.

📩 DM me “VA COSTS” and I’ll review your VA loan estimate with you.

👇 Quick question:
Did you already know about the 1% VA fee rule?

03/13/2026

🇺🇸 Veterans & Service Members — here’s a VA loan rule that protects your wallet.

It’s called the VA 1% Non-Allowable Fee Rule.

This rule limits how much lenders can charge in certain fees.

👉 On a VA loan, some lender fees combined cannot exceed 1% of the loan amount.

This includes things like:
✔️ Processing fees
✔️ Underwriting fees
✔️ Administrative charges

The VA created this rule to help protect veterans from excessive lender fees.

Important to know 👇
Costs like appraisals, title, escrow, and prepaid taxes/insurance are not part of that 1% cap.

But certain lender junk fees are controlled.

Bottom line:
VA loans were designed to protect those who served.

📩 If you want me to review your loan estimate and check your fees,
DM me “VA COSTS.”

🇺🇸 Veterans & Service Members — this VA loan benefit is massively misunderstood.Most buyers hear about the 4% seller con...
03/11/2026

🇺🇸 Veterans & Service Members — this VA loan benefit is massively misunderstood.

Most buyers hear about the 4% seller concession rule, but what many don’t realize is:

👉 The 4% is NOT your normal closing costs.

It can be used for powerful benefits like:
✔️ Paying your VA Funding Fee
✔️ Temporary rate buydowns to lower your payment
✔️ Prepaid taxes & insurance
✔️ Even paying off certain debts

And here’s the real advantage 👇

Sellers can often still cover your normal closing costs on top of that 4%.

Example:
🏡 $400,000 home
💰 4% = $16,000 in concessions

That’s serious help toward reducing your cash to close.

Most buyers never structure their offer to use this properly — but when done right it can make buying far more affordable.

📩 DM me “VA 4%” and I’ll show you how to structure it.

03/10/2026

🇺🇸 Veterans — this VA loan benefit could save you thousands.

Most buyers don’t realize the VA loan allows up to 4% in seller concessions — and that’s separate from normal closing costs.

That means the seller may be able to cover things like:

💰 VA funding fee
📉 Temporary rate buydowns
🏦 Prepaid taxes & insurance
💳 Even paying off certain debts

Example 👇
On a $400,000 home, 4% equals $16,000 in concessions.

And the seller may still cover many of your regular closing costs on top of that.

That can dramatically reduce how much money you bring to closing.

If you’re a veteran or active duty service member, understanding how to structure your offer matters.

📩 DM me “VA 4%” and I’ll walk you through how this works.

🔥 OCEANSIDE OPEN HOUSE THIS WEEKEND 🔥Come tour this beautiful 3 bed | 3 bath townhome in Oceanside! 🏡📍 5517 Old Ranch Rd...
03/06/2026

🔥 OCEANSIDE OPEN HOUSE THIS WEEKEND 🔥

Come tour this beautiful 3 bed | 3 bath townhome in Oceanside! 🏡

📍 5517 Old Ranch Rd Unit 29
🗓 March 7th
⏰ 1PM – 4PM

Highlights:
✨ Spacious kitchen
✨ Attached garage
✨ Community pool
✨ Prime Oceanside location

Whether you’re actively house hunting or just exploring the market, this is a home you don’t want to miss.

Stop by, tour the home, and ask any questions about financing or the buying process.

💬 Comment “INFO” and I’ll send you the full listing details.

🏠 Stop house hunting before you do this first.One of the biggest mistakes buyers make is touring homes before getting pr...
03/04/2026

🏠 Stop house hunting before you do this first.

One of the biggest mistakes buyers make is touring homes before getting pre-approved.

Here’s why pre-approval matters:

✔️ You know exactly how much home you can afford
✔️ Your offer becomes stronger to sellers
✔️ You avoid falling in love with a home outside your budget
✔️ Your loan closes faster once you’re under contract

In a competitive market, pre-approved buyers win more homes.

📩 Thinking about buying?
Comment PRE-APPROVAL and I’ll send you the steps to get started.

🏡 JUST LISTED in OceansideBeautiful 3 Bed | 2.5 Bath townhome located in the highly desirable Mission Wells community.✨ ...
03/03/2026

🏡 JUST LISTED in Oceanside

Beautiful 3 Bed | 2.5 Bath townhome located in the highly desirable Mission Wells community.

✨ Highlights include:
• Open and functional floor plan
• Updated kitchen with quartz countertops
• Spacious primary suite with high ceilings
• Private gated front patio
• Attached 2-car garage
• Community pool, spa & playground

📍 5517 Old Ranch Rd Unit 29
💰 Offered at $689,000

🚪 Open House This Weekend
Saturday & Sunday
12PM – 3PM

Conveniently located near shopping, dining, and minutes from Marine Corps Base Camp Pendleton and Oceanside beaches.

📩 DM me for details or to schedule a private showing.

03/03/2026

🚨 STOP SCROLLING ZILLOW FOR A SECOND 🚨

Before you start touring homes or going to open houses, there’s one step you should always do first 👇

✅ Get pre-approved.

Why it matters:

🏡 It shows exactly what you can afford
💪 It makes your offer stronger
⏱ It helps you close faster
🚫 It prevents falling in love with a home you can’t buy

In competitive markets, pre-approval can be the difference between winning or losing the house.

If you’re thinking about buying soon…

📩 DM “PRE-APPROVAL” and I’ll help you get started.

Address

Atlanta, GA

Telephone

+14046154373

Website

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