Mortgages by Ellie

06/02/2026

At the moment, are you more:

A. “We should buy soon”
B. “Let’s keep renting for now”
C. “I go back and forth daily”

Honestly? A lot of smart people are sitting in C right now.

Usually not because they’re irresponsible or “not ready”… but because buying a home feels bigger and more confusing than the actual math behind it.

Most hesitation comes from not knowing:

• what the payment could realistically look like
• how much cash you’d need upfront
• what loan options are available
• whether buying even makes sense

Once people get clarity around those pieces, they usually get decisive pretty fast.

Not because they were talked into buying, but because uncertainty got replaced with information.

Sometimes the next step isn’t buying tomorrow, sometimes it’s just understanding your options well enough to make a confident decision either way.

05/28/2026

Should you pay off debt before buying a home?

Maybe… but not always.

This is one of the biggest misconceptions buyers have. A lot of people assume they need to completely “clean up” every debt before they can even think about buying, but the truth is: not all debt impacts your approval the same way.

For example:

• Credit card balances can affect your monthly debt-to-income ratio and credit utilization pretty quickly
• Student loans and car loans are often looked at differently depending on the payment and overall financial picture
• Sometimes keeping cash in savings is actually more helpful than aggressively paying off a balance first

And one of the biggest mistakes buyers make?

Paying off a large balance before talking to a lender.

I’ve seen situations where someone used a big chunk of savings to pay something off… when those funds may have helped more toward closing costs, reserves, or overall flexibility.

Every situation is different, which is why strategy matters more than blanket advice from TikTok or Google.

If you’re wondering whether paying off debt would actually help you qualify, DM me and we can talk through it.

05/27/2026

5.0 star review received on Experience.com for Ellie Breitbach by Katherine P - She responded quickly and was very patient and helpful.

Click to see all 100 reviews of Guild Mortgage - Ellie Breitbach, Loan Officer | NMLS # 1849568

05/21/2026

If you’re moving to Minnesota for residency, your homebuying timeline might not look like everyone else’s.

I’ve had a few conversations lately where someone assumed they needed months (or years) of income history before even thinking about buying and that’s not always the case.

Depending on your situation, you may be able to:

– get approved using your signed contract
– buy before your first day on the job
– explore options with little money down

It’s one of those things that can completely change how you plan your move.

I remember the first time I learned this and it kind of shifts how you think about timing altogether. Instead of “wait until everything is perfect,” it becomes “let’s understand what’s actually possible.”

If you’re relocating and trying to piece together your next steps, it’s worth having that conversation early.

05/19/2026

A lot of buyers use “pre-qualified” and “pre-approved” interchangeably… but they’re actually very different things.

Pre-qualification is usually a quick estimate based on basic financial information. It’s a helpful starting point.

Pre-approval is a more in-depth review of your income, assets, credit, and documentation so you can shop with much more clarity and confidence.

Why this matters during your home search:

• sellers want confidence the deal can close
• buyers can move faster when numbers are solid
• fewer surprises later in the process
• stronger prep can help in multiple-offer situations

One of the biggest mistakes I see?

Starting the home search with only a rough estimate and assuming you’re fully ready to buy.

If you’re thinking about buying this year and want to understand the smartest first step for your situation, send me a DM!

05/18/2026

5.0 star review received on Experience.com for Ellie Breitbach by Devon W - I worked with Ellie from Guild and she was fantastic. The application was simple, they communicated clearly throughout, and I got approved faster than expected. Great rates and friendly team. Would definitely use them again! Highly recommend.

Click to see all 98 reviews of Guild Mortgage - Ellie Breitbach, Loan Officer | NMLS # 1849568

05/18/2026

5.0 star review received on Experience.com for Ellie Breitbach by Richard N - Very helpful every step of the way. Thanks for your good work!

Click to see all 98 reviews of Guild Mortgage - Ellie Breitbach, Loan Officer | NMLS # 1849568

05/16/2026

5.0 star review received on Experience.com for Ellie Breitbach by Melanie C - Ellie was very prompt and always a ailable to answer any questions I had. Thank you Ellie for a great experienc.

Click to see all 96 reviews of Guild Mortgage - Ellie Breitbach, Loan Officer | NMLS # 1849568

05/12/2026

If you’re planning to buy a home, understanding your loan options is one of the most important first steps.

Here’s a simple breakdown of four common types of financing:

• Conventional Loan – A flexible option with as little as 3% down. If you put 20% down, you can avoid mortgage insurance.
• FHA Loan – Designed to be more accessible, with 3.5% down and more flexible credit requirements. Includes mortgage insurance.
• VA Loan – Available to eligible service members and veterans. Typically offers no down payment and no mortgage insurance.
• USDA Loan – For homes in eligible rural areas. Often requires no down payment and offers low-cost mortgage insurance.

Each loan type has different requirements, benefits, and long-term costs.

The right choice depends on your financial situation, goals, and where you’re buying.

Save this as a quick reference, and if you want help understanding which option fits you best, I’m happy to walk through it with you.