Andrea Roylance Intercap Lending

Andrea Roylance Intercap Lending Andrea Roylance is an Intercap loan officer providing home loans and refinance for Utah homeowners.

I’m Andrea Roylance, a Loan Officer with Intercap Lending in Farmington, UT. With over 10 years in the mortgage industry, I help clients reach their homeownership goals through clear communication and personalized solutions. My experience allows me to confidently guide first-time buyers, move-up families, veterans, and investors. Outside of work, I enjoy reading, writing, and traveling with my family. I live in Cache Valley, where I stay active and connected in the community.

Spring is a great time to take a fresh look at your finances, especially your mortgage.I recommend a semi annual review ...
04/29/2026

Spring is a great time to take a fresh look at your finances, especially your mortgage.

I recommend a semi annual review to look at:

Your current payment
Your interest rate
Property taxes and insurance
Your overall financial profile

From there, we can see if a refinance or HELOC makes sense based on your goals.

At the very least, you walk away knowing you are in the best possible position with what you have today.

A quick review now can create opportunities you did not even realize were there.

Choosing the right lender is about more than just rate. It is about having the right options and the right support when ...
04/27/2026

Choosing the right lender is about more than just rate. It is about having the right options and the right support when you need it.

What I focus on:

FLEX Loans for self employed borrowers and non traditional credit profiles
ITIN loan options
Commercial lending solutions
Build Now Pay Later 2 Time Close construction loans

And just as important, being available when you need guidance. Not just Monday through Friday from 9 to 5.

Every client has a different story. The right lending strategy should reflect that.

A lot of buyers assume they need perfect credit to even start the process. That is simply not true.There are loan option...
04/24/2026

A lot of buyers assume they need perfect credit to even start the process. That is simply not true.

There are loan options designed for buyers with a wide range of credit profiles.

What matters more is:

Your overall financial picture
Your income and stability
Your plan moving forward

I spend a lot of time helping buyers understand where they stand and what options are available now versus what could improve with a little time.

You do not need perfect credit. You just need a strategy.

According to Experian, the average FICO score for approved mortgages spans a wide range, not just top tier borrowers.

Source: Experian Mortgage Credit Trends Report 2025.

The mortgage process does not have to feel confusing or overwhelming.What I focus on is making it clear, personalized, a...
04/22/2026

The mortgage process does not have to feel confusing or overwhelming.

What I focus on is making it clear, personalized, and aligned with your goals from the start.

That means:

Clear expectations at every step
A strategy built around your financial picture
Consistent communication so you always know what is happening next

No two buyers are the same, so the process should not feel one size fits all.

When the process is done right, clients feel confident, informed, and in control from start to finish.

When it comes to paying off debt, there is no one size fits all approach. I usually walk clients through two common stra...
04/20/2026

When it comes to paying off debt, there is no one size fits all approach. I usually walk clients through two common strategies:

Debt Snowball
Focus on paying off the smallest balances first to build momentum and quick wins.

Debt Consolidation
Combine multiple debts into one payment, often with a lower interest rate.

The right option depends on your goals. Some people need motivation and structure. Others need to reduce interest and simplify payments.

Understanding both can help you choose a strategy that actually works long term.

Source: Federal Reserve Household Debt Report 2025.

I hear this a lot right now. Buyers are waiting because rates feel high.But here is the part that often gets missed.Less...
04/17/2026

I hear this a lot right now. Buyers are waiting because rates feel high.

But here is the part that often gets missed.

Less competition can create opportunity. Fewer buyers in the market can mean:

💥More negotiating power
💥Potential seller credits
💥Lower purchase prices

When rates eventually shift, competition often increases again.

It is not just about the rate. It is about the full picture of price, terms, and timing.

According to Redfin, homes in 2025 are seeing longer days on market compared to peak competition years, giving buyers more room to negotiate.

Source: Redfin Market Report 2025.

One question I get all the time is how long it takes to close on a home. The answer depends on the situation, but most p...
04/15/2026

One question I get all the time is how long it takes to close on a home. The answer depends on the situation, but most purchases fall into three timelines:

30 days
Best for buyers who are fully pre approved and ready to move quickly.

45 days
A great middle ground that gives both buyers and sellers some flexibility.

60 days
Helpful when the seller needs more time or the home requires repairs or coordination.

The right timeline depends on the strength of the buyer and the needs of the seller.

Understanding this upfront can help you write a stronger offer and set better expectations.

Source: Ellie Mae Origination Insight Report 2025.

Your credit score plays a big role in your loan options and interest rate, but the good news is there are ways to improv...
04/13/2026

Your credit score plays a big role in your loan options and interest rate, but the good news is there are ways to improve it faster than most people think.

Here are a few strategies I often recommend:

Pay down high balances
Lowering your credit utilization can have a quick impact.

Make smaller, more frequent payments
Paying every two weeks instead of once a month can help keep balances lower.

Ask about a rapid rescore
In some cases, updates can be reflected quickly to improve your score before applying.

Even small changes can make a meaningful difference when it comes to loan options and pricing.

Source: Experian State of Credit Report 2025.

One of the biggest myths I still hear is that you need 20% down to buy a home.The reality is there are multiple options ...
04/10/2026

One of the biggest myths I still hear is that you need 20% down to buy a home.

The reality is there are multiple options depending on your situation:

0% down options for qualified buyers
Low down payment programs around 3% to 5%
10% down and higher for more flexibility

The right option depends on your goals, not just a rule you heard online.

According to the National Association of Realtors, the median down payment for first time buyers was just 8% in 2025.

If you are waiting to save 20%, it may be worth exploring what is actually available now.

Source: NAR 2025 Home Buyers and Sellers Report.

One of the biggest surprises for buyers is closing costs. I always break these down early so nothing feels unexpected.He...
04/08/2026

One of the biggest surprises for buyers is closing costs. I always break these down early so nothing feels unexpected.

Here is what they typically include:

Loan Service Fees
This covers processing, underwriting, and administrative work to get your loan approved.

Legal and Ownership Protections
Title insurance, escrow services, and recording fees to protect your ownership.

Prepaids
These are future costs like property taxes and homeowners insurance that are set up at closing.

Closing costs usually range from about 2% to 5% of the purchase price depending on the loan and location.

Understanding these upfront helps buyers plan and avoid surprises at the finish line.

Source: Freddie Mac BorrowSmart Guide 2025.

If you are thinking about buying your first home, a little preparation goes a long way.Here are a few key steps I always...
04/06/2026

If you are thinking about buying your first home, a little preparation goes a long way.

Here are a few key steps I always recommend before you start shopping:

Check Your Credit
Your score plays a big role in your loan options and interest rate.

Get Pre Approved
This shows sellers you are serious and helps you understand your budget.

Audit Your Savings
Plan for your down payment and closing costs ahead of time.

Know Your Monthly Payment
Look beyond just the purchase price and understand the full payment.

Buyers who prepare early tend to have a smoother experience and stronger offers.

Source: National Association of Realtors 2025 Home Buyers and Sellers Report.

Address

Farmington, UT

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm

Telephone

+18016643460

Website

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