Erin Hill Mortgage Team

08/20/2026

What if putting down less than 20% didn't automatically mean paying monthly PMI?

That's a question many buyers don't realize is worth asking.

Most people assume that if they're putting less than 20% down, monthly PMI is simply unavoidable.

In some transactions, that's true.

In others, there may be strategies that eliminate monthly PMI without requiring the buyer to increase their down payment. Those opportunities aren't available in every transaction, but they're absolutely worth exploring before an offer is written.

That's why I encourage buyers to think beyond the first payment estimate. Sometimes the biggest opportunity isn't changing the interest rate—it's looking at how the purchase itself can be structured.

The best time to have that conversation is before you're negotiating the contract.

08/13/2026

One of the most valuable mortgage conversations often begins when a buyer hesitates after hearing the monthly payment.

During the pre-approval process, many buyers I speak with assume that once we've settled on a purchase price, down payment, and today's interest rate, the monthly payment is essentially set.

Sometimes it is.

But sometimes we haven't talked about how the purchase itself can be structured.

For example, there are situations where negotiating with the seller may help reduce a buyer's monthly payment—without requiring the buyer to bring more money to closing.

Those opportunities don't exist in every transaction, but they're worth exploring before deciding a payment is simply too high.

That's one reason I enjoy the pre-approval process so much. It's not just about getting approved. It's about building a strategy before an offer is ever written.

The best financing conversations often happen before you fall in love with the house.

08/07/2026

08/03/2026

Today, new Fannie Mae and Freddie Mac condo financing requirements officially take effect.

For some people, that sounds like industry news.

For buyers and Realtors, it reinforces something I've believed for a long time:

The condo financing conversation should begin before the offer is written.

Whether you're listing a condo or helping a buyer purchase one, asking the right questions early can make a big difference. Every condo community is unique, and financing options can vary depending on the project.

One of the first things I do when I know I'm financing a condo is determine whether the project has already been reviewed or approved and identify any questions we should answer before moving forward. Sometimes everything is straightforward. Sometimes additional review is needed. Either way, I'd rather identify potential issues before they become contract problems.

Today's guideline changes don't mean every condo transaction will become more difficult. They do remind us that planning ahead has real value.

If you're buying, selling, or listing a condo anywhere in the Tampa Bay area, I'd be happy to have that conversation before the contract is written.

Helping Realtors navigate condo financing with confidence.

07/23/2026

Down payment assistance has helped many people become homeowners who otherwise may have had to keep renting.

It’s an incredible tool—but there are a few important details every buyer should understand before using it.

In this short video, I explain one of the most commonly overlooked aspects of down payment assistance and how it can affect your future refinancing options.

07/15/2026

One of Florida’s most anticipated homebuyer programs is officially open! 🇺🇸

Florida Hometown Heroes is officially OPEN.

If you work in one of Florida’s qualifying occupations, you may be eligible for up to $35,000 in down payment and closing cost assistance.

One of my favorite things about down payment assistance programs is watching buyers realize they don’t have to wait another year just to save a little more money.

Sometimes the difference between “maybe someday” and “let’s start looking” is simply knowing what programs are available.

Hometown Heroes is just one of several down payment assistance programs available. If you’re wondering which ones might fit your situation, I’d be happy to help you sort through the options.

Questions are always welcome. Feel free to send me a message!

This is not an offer to enter into an agreement or a commitment to lend. All loans are subject to credit approval as well as program requirements and guidelines. Rates and requirements are subject to change without notice. Not all products are available in all states. Other restrictions or limitations may apply.

06/19/2026

Retirement accounts don't always have to sit on the sidelines.

I recently worked with a self-employed borrower who was just a little short of the income needed to qualify for a conventional loan. By adding a small IRA distribution, we were able to bridge the gap and keep them in a standard Fannie Mae mortgage rather than moving to a more expensive financing option.

It's not the right fit for everyone, and there are guidelines that must be met, but it's one of those strategies many borrowers don't realize exists.

Sometimes the solution isn't earning more income. It's understanding all the tools available to you. 🏡

06/13/2026

Attention all potential South Florida Homebuyers!!!

We're partnering with agents all across the area for the Great Open House Blitz — 20 open houses scheduled for Saturday, June 13th and Sunday, June 14th in Tampa, Riverview, Largo, Ruskin, Punta Gorda, Land O Lakes, Seffner, and more. Plus a bonus one in the DFW area for our Texas friends. 🙂

No pressure. No appointment. Just walk in, look around, and see what's out there.

And if you scan the QR code at any open house, you'll be entered to win a $500 Lowe's Gift Card. Winner announced Tuesday, June 16th! 🎉

Thinking about buying but not sure where to start? Drop a comment or send me a message — I'd love to help you figure out what you can afford.

See you out there! 👋

(SCHEDULE IS BELOW)

04/22/2026

I hear this a lot—“I just want to save a little more before I buy.”

And sometimes that makes sense.

But sometimes, waiting actually costs more.

If home prices rise or rates change, the numbers can shift faster than people expect. I’ve seen buyers wait a year thinking they were playing it safe, only to find themselves in a tougher position.

The better approach is usually to look at both scenarios—what it looks like now and what it might look like later—so you can make a decision based on real numbers, not guesses.

04/22/2026

Sometimes people come to me already thinking they won’t qualify based on how their numbers look.

But the way debt-to-income is calculated for a mortgage isn’t always what people expect.

I spoke with a couple recently who had run their own numbers using their net income and also overestimated their monthly debts. By the time they were done, everything looked much tighter than it actually was.

Once we walked through it together using the way a lender has to calculate it, the picture changed quite a bit - in their favor.

There are some helpful calculators out there, but if you get even one piece wrong, it can really throw your numbers off—one way or the other.

Sometimes it just takes walking through it with a lender who understands the guidelines and can help you look at the numbers the right way.