Justin Borvansky NMLS #640487

05/20/2026

Not all Loan Offciers/Realtors are created equal.
These buyers came to me after spending months getting nowhere with another lender. No clear answers. No real education. No strategy. Just delays and confusion about why they couldn't get preapproved.
Thankfully, they were connected to me through Olivia, and everything changed quickly. We were able to structure a strong pre-approval fast, create a game plan, and position them competitively in the market.
We were even able to secure $15,000 for a temporary buydown and closing costs, helping make the payment significantly more affordable upfront.
The right lender doesn’t just quote a rate.
The right lender helps you get to the finish line.
Communication, strategy, speed, and education matter more than ever in today’s market.
Huge thanks to Olivia for the connection and congratulations to these buyers for sticking with the process and getting into a home before their upcoming wedding this fall.

05/13/2026

Student loans don’t automatically disqualify you from buying a home. One of the biggest misconceptions I hear is:
“I can’t qualify because of my student debt.”

The truth is — how student loans are calculated for mortgage qualification depends on the loan program. And in many cases, the payment used for qualifying may be far lower than borrowers expect.

Here’s a quick breakdown:

• Conventional / FNMA → May allow a $0 payment if properly documented under an income-driven repayment plan
• FHLMC / FHA / USDA → Often use 0.50% of the balance or the documented payment, whichever is lower
• VA Loans → Typically use 5% of the balance divided by 12, with some exceptions for deferred loans

That difference can have a major impact on:
✔️ Debt-to-income ratio
✔️ Buying power
✔️ Loan approval options
✔️ Monthly affordability

I’ve worked with many clients who assumed they needed to wait years before purchasing a home — only to discover they already qualified with the right strategy and loan structure.

If student loans have been holding you back from exploring homeownership, it’s worth having a conversation before ruling yourself out.There are often more options available than people realize.

05/03/2026

We received an ACE +PDR Appraisal for a home loan my team is working on. Most people know what a PIW- appraisal waiver(Value Accepted) and a full appraisal but what's an ACE+PDR Appraisal? Let's break it down!

An ACE + PDR appraisal is a modern, hybrid approach to valuing a home that combines automation with a targeted property inspection. It’s becoming more common in conventional lending—especially with loans backed by Fannie Mae.
ACE = Appraisal Waiver (Automated Collateral Evaluation)
This is an automated valuation from Fannie Mae’s system.
It uses data, prior appraisals, and market analytics to determine value.
If the system is confident enough, it can waive the need for a traditional appraisal.
PDR = Property Data Report
Even when ACE is triggered, the lender may still require a third-party inspection.
A trained inspector (not a licensed appraiser) visits the property to collect:
Photos (interior & exterior)
Room count, condition, upgrades
This data is fed back into the system to support the valuation.
The system says: “We’re comfortable with the value (ACE), but we want to verify the property condition (PDR).”
So instead of a full appraisal, you get a lighter, faster, and often cheaper process.
Less subjectivity (more data-driven
Still maintains a level of risk control
It’s not a full appraisal with comps and an appraiser’s opinion of value
It’s not available on every loan (depends on borrower profile, LTV, and property type)
Think of ACE + PDR as a “verify, don’t fully appraise” approach—leveraging data first, then confirming the property condition without sending out a traditional appraiser.

04/17/2026

📊 Colorado Housing Market Snapshot – March 2026

The latest data is in, and the Colorado market continues to show a balanced but shifting landscape.

Here’s what stands out:

🏡 Prices Holding (with slight softening)

Median price (all property types): $545,000 ⬇️ (-0.9% YoY)

Single-family: $575,000 ⬇️ (-0.9%)

Condos/Townhomes: $407,000 ⬇️ (-0.7%)

📦 Inventory & Activity Trends

Months supply: 3.5 months ⬇️ (tightening slightly)

Active inventory: down across all categories

New listings: +0.8% YoY

Pending sales: +2.7% YoY

⏳ Market Pace

Avg days on market: 82 days ⬆️

Sellers receiving: 98.7% of list price (still strong)

📈 What This Means:
We’re seeing a market that’s:

Stabilizing on price

Still competitive for sellers

Offering more opportunity for buyers than the frenzy years

This isn’t 2021… but it’s not a buyer’s market either.

👉 The biggest takeaway:
Strategy matters more than timing.

Whether you're buying, selling, or just trying to make sense of it all — understanding these trends is where the real advantage is.

If you want a breakdown specific to your situation (or how to win in this market), I’m always happy to help.

📩 Let’s connect.

04/08/2026

“I’m just going to wait for rates to drop…”
Sounds smart… until you actually run the numbers.
On a $750,000 purchase price with 20% down.
Waiting for a 0.25% drop = about $49/month
Even a 0.50% drop = roughly $98/month
A full 0.75% drop = about $146/month
👉 Meanwhile, what happens if home prices move up 3–5% while you’re waiting?
You could end up paying $20K–$40K+ more for the same house… just to save less than $150/month.
The real question isn’t “Will rates drop?”
It’s 👉 “What’s the cost of waiting vs. acting?”
Because you can always:
✔ Refinance later
✔ Gain equity sooner
✔ Lock in a home you actually want
But you can’t go back and buy at yesterday’s price.
💬 Curious what this looks like for your situation? Let’s run the numbers.

03/27/2026

Paying off our loan gave us the freedom to invest $100,000 in our home. We updated our basement and upper floor, transforming our living space over a couple of years. It was the best financial decision we've made.

03/26/2026

Most people would never walk away from a 3.0% 30 Year Fixed mortgage.
But Peter Vanderploeg did—and today, he has just $30,000 left on his home in 5 years by refinancing to the All-In-One Loan .
I sat down with Peter to break down:
• Why he made the move
• How the All-In-One Loan actually works
• What most homeowners are getting wrong about “low rates”
This is one of the most eye-opening conversations I’ve had about the mortgage trap and how to rethink about debt elimination.
🎙️ Podcast is live—take a listen below.

This link will take you to a page that’s not on LinkedIn

03/26/2026

The cost of waiting to buy a home isn’t just emotional… it’s financial.

This chart says it all 👇

If you buy between:
• Age 28–32 → You could have $119K MORE in net worth by age 50
• Age 33–37 → Still a solid $59K advantage
• Wait longer? That edge disappears fast.

Let that sink in.

Most people are told:
👉 “Wait for rates to drop”
👉 “Save more”
👉 “Time the market”

But the truth?

Time in the market beats timing the market. Every. Single. Time.

And here’s what’s even more interesting:
📊 74% of parents would help their kids buy a home
📊 84% say it’s as important (or more) than college

Why? Because they’ve lived it.

They understand that homeownership isn’t just about a house… it’s about building leverage, equity, and long-term wealth.

The biggest mistake I see after 21+ years in this business:

People waiting for “perfect” instead of getting into a strategic loan that fits their life today and accelerates their future.

There are smarter ways to structure a mortgage than the traditional path most people blindly follow.

If you’re thinking about buying—or helping your kids buy—don’t just ask:

“What’s the rate?”
Start asking:
“What’s the strategy?”
"Can Mom and Dad help?"
"What kind of home loans are available?"

That’s where wealth is created. can help

03/25/2026

Most people would never give up a 3.0% 30-year fixed mortgage.

But Peter Vanderploeg did exactly that and he’s a CFP®.
I had the chance to sit down with Peter for an upcoming podcast, and his story is one you don’t hear every day.
Back in 2020, Peter made a decision that goes against everything most people are taught:
➡️ He refinanced out of a 3.0% 30-year fixed
➡️ Moved into an All-In-One Loan
➡️ Focused on using cash flow, not just rates, to attack his mortgage
Fast forward to today…
He has just $30,000 left on his mortgage.
Let that sink in......
This isn’t about chasing the lowest rate.
It’s about:
• Control
• Cash flow efficiency
• Eliminating interest instead of managing it
When a Certified Financial Planner makes a move like this, it’s worth paying attention. We break it all down in the upcoming podcast—how he thought about the decision, how it played out, and what most people are missing when it comes to mortgage strategy.
I’m fired up for this one. It’s going to be 🔥
Stay tuned. 🎙️

03/16/2026

Before you start shopping for a home… check your credit report with my team so you can set expectations.

It sounds simple, but this step can make a huge difference in your mortgage experience.
Here’s why it matters:
✔️ Catch errors early – Credit reports aren’t perfect. Fixing mistakes before applying can protect your loan approval and your interest rate. We have a team of credit pros who can help you fix the problems
✔️ Know where you stand – Your credit score helps determine the loan programs and rates you may qualify for. Scores range from 480-850
✔️ Improve your score – Sometimes small changes (like paying down a credit card) can make a big impact.
✔️ Avoid surprises – The last thing you want is a credit issue showing up during underwriting and delaying your closing.
I’ve seen buyers save thousands of dollars over the life of a loan simply by reviewing their credit early and making a few strategic adjustments.
If you’re thinking about buying a home this year, checking your credit report is one of the smartest first steps you can take.
📩 Happy to answer questions or help you understand what lenders actually look. Contact me directly at 303-919-4288
Alexandra Erlich