Francine Mira NC Mortgage Broker NMLS 2603041

Francine Mira NC Mortgage Broker NMLS 2603041 Bilingual Mortgage Loan Officer serving Western NC and beyond. Serving NC, SC, VA, and FL.

REALTOR® Licensed NC 326076
Mathewson Mortgage Capital LLC NMLS #2494312
Mortgage Broker
NMLS #2603041
Licensed in NC, SC, VA, and FL
Equal Housing Opportunity www.nmlsconsumeraccess.org I help first-time buyers, working families, self-employed borrowers, and Spanish-speaking households navigate the mortgage process from pre-approval to closing — clearly, honestly, and without the runaround. Loan programs I work with:

FHA | VA | USDA Rural Development
Conventional | 203K Renovation
ITIN and DACA options
1099 and Bank Statement loans for self-employed borrowers
Down payment assistance programs

Si prefieres hablar en español, con gusto te ayudo en todo el proceso. Francine Mira | NMLS #2603041
Mathewson Mortgage Capital | NMLS #2494312
Equal Housing Lender
📞 828-429-8368
🌐 francinemira.com

Buying a home with a well and septic system?It is not a bad thing at all.But it is different from buying a home connecte...
08/27/2026

Buying a home with a well and septic system?

It is not a bad thing at all.

But it is different from buying a home connected to public water and sewer, and there are a few extra things buyers should understand before closing.

Let’s break it down.

SEPTIC SYSTEM

A septic system handles the home’s wastewater on the property instead of sending it to a public sewer system.

One of the first things I want to verify is the septic permit.

Why?

Because the septic permit can determine how many bedrooms the property is legally designed to support.

A home may physically have four rooms being used as bedrooms, but if the septic permit is only approved for three bedrooms, that matters.

North Carolina brokers are expected to verify septic information and not simply rely on an old MLS listing.

During due diligence, I generally recommend having the septic system professionally evaluated.

Depending on the property and system, the inspection may include things like:

Tank condition

Liquid levels

Inlet and outlet components

Baffles

Drain field condition

Signs of sewage backup or failure

Location of the tank and drain field

Any obvious drainage or saturation concerns

If the ground around the septic area is unusually wet or smells like sewage, that is definitely something to investigate further.

And here is another thing buyers sometimes overlook:

Know where the septic system and drain field are located.

You do not want to plan a future pool, garage, addition, driveway, or other improvement over an area that needs to remain available for the septic system.

WELL WATER

A private well means the property has its own water source rather than being connected to municipal water.

That also means the homeowner becomes responsible for maintaining that water source.

I recommend testing the well water during due diligence.

Water testing can look for concerns such as bacteria and other contaminants, and North Carolina allows private well sampling through local health departments.

Depending on the property, buyers may also want to evaluate:

Water pressure

Well pump operation

Well depth and available records

Condition of the well head

Location of the well

Distance from the septic system

Water quality

Flow or yield concerns

Any treatment or filtration system

And yes, the water can look perfectly clear and still have something in it that you cannot see.

That is why testing matters.

WHAT IS DIFFERENT FROM CITY WATER AND SEWER?

With public utilities, you typically receive a monthly water and sewer bill and the municipality maintains the larger infrastructure.

With well and septic, you generally do not have a monthly municipal water and sewer bill, but you are responsible for maintaining your own systems.

That means planning for things like:

Septic pumping

Septic repairs

Well pump replacement

Water filtration

Water testing

Drain field maintenance

Unexpected repairs

So instead of paying the city every month, you need to think more long-term about maintenance.

WHAT SHOULD A BUYER CHECK?

Before closing on a well and septic property, I want my buyers asking:

Is there a septic permit?

How many bedrooms is the septic system approved for?

Where are the tank and drain field?

When was the septic system last serviced or pumped?

Has the septic system been inspected?

Has the well water been tested?

Are there any water-pressure concerns?

Are there treatment or filtration systems?

Are there records for the well?

Are there any signs of drainage, moisture, sewage odor, or contamination?

The due diligence period is exactly when buyers should investigate these kinds of property issues. North Carolina specifically identifies septic inspections as one of the common due diligence investigations buyers may choose to complete.

One more thing.

A well and septic home can be a fantastic property.

I just do not want a buyer discovering after closing that the “four-bedroom house” has a three-bedroom septic permit or that the well needs thousands of dollars of work.

That is why we investigate first.

Buying the house is exciting.

Understanding what you are buying is even more important.

Francine Mira | REALTOR®
RE/MAX Journey
NC REALTOR® License #326076
121 Laurel Dr., Rutherfordton, NC 28139
Cell: 704-974-6460
[email protected]
[email protected]

Francine Mira | Mortgage Loan Originator
Mathewson Mortgage Capital LLC
Company NMLS #2494312
Francine Mira NMLS #2603041
649 S Post Road, Shelby, NC
Cell: 828-429-8368
[email protected]

Each Office Independently Owned and Operated.

Large deposits can create big questions during underwriting.And no, it’s not because the lender thinks the money isn’t y...
08/26/2026

Large deposits can create big questions during underwriting.

And no, it’s not because the lender thinks the money isn’t yours.

It’s because the lender may need to document where the money came from.

When you apply for a mortgage, underwriting is reviewing your assets to make sure the funds being used for your down payment, closing costs, and reserves are acceptable and properly sourced.

So if a large deposit suddenly shows up in your bank account, they may ask for documentation.

Examples can include:

Gift funds
Sale of a vehicle or other property
Transfers between accounts
Business income
Cash deposits
Money from family
Proceeds from selling personal items

The easier the paper trail, the easier the conversation.

For example, if you sold a vehicle, underwriting may ask for a bill of sale and proof that the funds were deposited into your account.

If the money was a gift, there may be gift documentation required.

If you transferred money from another account, they may need statements showing where the money originated.

And cash can be especially difficult because there may be no way to verify the source.

This is why I tell buyers:

Before moving large amounts of money, depositing cash, receiving gift funds, or selling something to help with your home purchase, talk to your lender first.

A five-minute conversation before the deposit can save you from days of trying to recreate a paper trail later.

The money may absolutely be yours.

The lender just needs to be able to document it.

If you are preparing to buy a home, start keeping your finances clean, organized, and easy to trace.

It makes the mortgage process much smoother.

Francine Mira | Mortgage Loan Originator
Mathewson Mortgage Capital LLC
Company NMLS #2494312
Francine Mira NMLS #2603041
649 S Post Road, Shelby, NC
Cell: 828-429-8368
[email protected]

Francine Mira | REALTOR®
RE/MAX Journey
NC REALTOR® License #326076
121 Laurel Dr., Rutherfordton, NC 28139
Cell: 704-974-6460
[email protected]
[email protected]

Each Office Independently Owned and Operated.

Due diligence money and earnest money are NOT the same thing in North Carolina.And if you're buying a home here, this is...
08/25/2026

Due diligence money and earnest money are NOT the same thing in North Carolina.

And if you're buying a home here, this is something you really need to understand before making an offer.

Let's break it down simply.

Due Diligence Fee

The due diligence fee is a negotiated amount the buyer pays directly to the seller.

It gives the buyer the right to investigate the property during the agreed due diligence period and, under the standard NC contract, terminate for any reason or no reason during that period.

Here's the part buyers need to pay attention to:

Once the contract becomes effective, the due diligence fee generally belongs to the seller.

If you decide during due diligence that you no longer want the house, you can usually terminate, but you may lose that money.

If the transaction successfully closes, the due diligence fee is credited back to you at closing.

So think of due diligence money as:

Money you are putting at risk for the opportunity to investigate the property and move forward with the contract.

Earnest Money Deposit

Earnest money is different.

It is generally held in a trust or escrow account rather than being immediately paid to the seller.

It shows the seller that you are serious about purchasing the home.

If you terminate the contract properly during the due diligence period, the earnest money is generally refundable under the standard contract.

If you move past the due diligence deadline and later fail to close without a contractual right to terminate, your earnest money may be at risk.

So think of earnest money as:

A good-faith deposit connected to your performance under the contract.

Here's a simple example:

You offer on a home with:

$2,000 Due Diligence Fee
$1,000 Earnest Money Deposit

Then you complete your inspection and discover something you are not comfortable with.

If you terminate properly before the due diligence deadline:

You may lose the $2,000 due diligence fee.

But your $1,000 earnest money would generally be returned.

That's a $2,000 financial decision.

And this is why I never want a buyer choosing a due diligence amount simply because:

“That's what will make the offer look good.”

Yes, your offer needs to be competitive.

But your offer also needs to make financial sense for YOU.

Before deciding how much due diligence money to offer, think about:

How competitive the property is

How long you need for inspections

Whether financing and appraisal are involved

The condition of the home

How much money you can comfortably afford to lose

Your overall cash available for the transaction

And remember...

The due diligence period is when we may be working through:

Home inspection

Termite inspection

Septic inspection

Well and water testing

Survey

Repair estimates

Appraisal

Loan approval

Insurance concerns

Title questions

And anything else we need to learn about the property.

That deadline matters.

As a REALTOR®, one of the jobs is making sure you understand what you're agreeing to BEFORE your money is on the line.

Winning the house is exciting.

But protecting your money matters too.

Francine Mira | REALTOR®
RE/MAX Journey
NC REALTOR® License #326076
121 Laurel Dr., Rutherfordton, NC 28139
Cell: 704-974-6460
[email protected]
[email protected]

Francine Mira | Mortgage Loan Originator
Mathewson Mortgage Capital LLC
Company NMLS #2494312
Francine Mira NMLS #2603041
649 S Post Road, Shelby, NC
Cell: 828-429-8368
[email protected]

Each Office Independently Owned and Operated.

This is general educational information. Contract terms are negotiable and individual circumstances vary.

Buying a home costs more than just the down payment.And this is probably one of the biggest surprises for first-time buy...
08/24/2026

Buying a home costs more than just the down payment.

And this is probably one of the biggest surprises for first-time buyers.

When someone asks me:

“How much money do I need to buy a house?”

The answer is not just:

“3.5% down.”

There are really THREE different buckets of money we need to talk about.

DOWN PAYMENT

Your down payment is the portion of the purchase price you are putting toward the home instead of financing.

Examples:

FHA may require as little as 3.5% down.

Some Conventional programs may allow low down payments.

Eligible VA and USDA borrowers may have 0% down-payment options.

But that does NOT mean there are zero costs involved.

Your down payment is only one piece of the puzzle.

CLOSING COSTS

Closing costs are the expenses involved in actually creating, processing, insuring and closing the loan and real estate transaction.

Depending on the transaction, they may include things like:

Lender fees

Attorney and settlement fees

Title work

Recording fees

Credit report

Appraisal

Prepaid homeowners insurance

Property taxes and escrow setup

Discount points, if applicable

Other loan or property-related charges

These costs are separate from your down payment.

And here is where planning the transaction correctly can make a BIG difference.

Who can potentially help with closing costs?

The seller may be able to provide a negotiated seller credit, within the limits of the loan program.

A lender credit may sometimes be available, usually in exchange for the pricing or interest rate structure of the loan.

Eligible gift funds may be available from an acceptable family or other qualified donor, depending on the loan program.

Grants or approved assistance programs may also help eligible buyers.

And some programs allow assistance toward both down payment AND closing costs.

Important:

A normal seller closing-cost credit generally does NOT become your down payment.

Those are two different things.

For example, under Fannie Mae guidelines, seller financing concessions can cover allowable closing costs and prepaids, but cannot be used to satisfy the borrower's down payment.

THE UPFRONT COSTS PEOPLE FORGET ABOUT

This is the money you may spend BEFORE you ever get to the closing table.

In North Carolina, that can include:

Due diligence fee

Earnest money deposit

Home inspection

Termite or pest inspection, if needed

Septic inspection

Well inspection or water testing

Survey, depending on the transaction

Appraisal, depending on how the lender collects the fee

Specialty inspections if something is discovered

Engineer or foundation inspections on certain properties

And this is important:

Some of these costs may eventually be credited toward your transaction at closing, but you still need the money available upfront.

For example, under the commonly used North Carolina Offer to Purchase and Contract, the due diligence fee is a negotiated amount paid to the seller and, if the transaction successfully closes, it is credited back to the buyer at closing. But buyers need to understand the risk because the fee can generally be lost if they terminate the contract except under certain circumstances.

So when somebody tells me:

“I don't have 20% down, so I can't buy.”

My response is:

“Let's actually look at the numbers first.”

Because your money could potentially come from a combination of:

Your own savings

Gift funds

Down-payment assistance

A grant

Seller-paid allowable closing costs

Lender credits

And the right loan program

The exact combination depends on your loan, income, credit, property and program eligibility.

THE TRUE COST OF HOMEOWNERSHIP DOESN'T STOP AT CLOSING EITHER.

Once you own the home, your budget also needs room for:

Mortgage payment

Property taxes

Homeowners insurance

Possible mortgage insurance

Utilities

Maintenance

Repairs

HOA dues, if applicable

Septic or well maintenance, if applicable

And the occasional “Why is the water heater making THAT noise?” expense. 😂

That is why I do not want to just get somebody approved.

I want buyers to understand the whole picture.

The goal isn't just:

“Can I close on this house?”

The better question is:

“Can I comfortably own this house after closing?”

Those are two very different questions.

If you're thinking about buying in North Carolina, even if you aren't sure you have enough saved yet, let's look at the numbers before you count yourself out.

Francine Mira | Mortgage Loan Originator
Mathewson Mortgage Capital LLC
Company NMLS #2494312
Francine Mira NMLS #2603041
649 S Post Road, Shelby, NC
Cell: 828-429-8368
[email protected]

Francine Mira | REALTOR®
RE/MAX Journey
NC REALTOR® License #326076
121 Laurel Dr., Rutherfordton, NC 28139
Cell: 704-974-6460
[email protected]
[email protected]

Each Office Independently Owned and Operated.

Programs, assistance amounts, loan requirements and eligibility are subject to change and qualification. Seller credits, gift funds and assistance must meet the requirements of the applicable loan program and lender.

Manufactured homes CAN be financed.But the process can look a little different from buying a traditional stick-built hom...
08/23/2026

Manufactured homes CAN be financed.

But the process can look a little different from buying a traditional stick-built home.

And this is where buyers sometimes get surprised.

First, let’s clear up something important:

A manufactured home is not the same thing as a modular home.

A modular home is generally treated much more like a traditional site-built home.

A manufactured home is built to federal HUD construction standards, transported to the property on a permanent chassis, and has some additional requirements that we have to verify.

So what are we looking for?

HUD tags and data plate

Manufactured homes built after June 15, 1976 should have HUD certification labels attached to the home.

There is also normally a data plate inside the home showing information such as the manufacturer, model, serial numbers and certification information.

Missing tags do not automatically mean the transaction is impossible, but they can create extra steps.

The foundation matters

For many manufactured-home loans, we need to verify that the home is permanently installed and that the foundation meets the requirements of the particular loan program.

Depending on the loan, a licensed structural engineer may need to inspect the foundation and provide a certification.

This is one of the biggest differences from a typical stick-built purchase.

Tie-downs, anchoring and setup matter

Manufactured homes have specific installation requirements.

The anchoring system, support system, drainage, utilities and overall installation may need additional review.

You may hear terms like:

Foundation certification
Engineer inspection
Tie-down inspection
Permanent foundation
HUD-compliant installation

That is normal in manufactured-home lending.

The title has to be checked

In North Carolina, a manufactured home may begin as titled personal property, similar to a vehicle.

When it becomes permanently affixed to land, there is a legal process that can allow the title to be surrendered and the home to become part of the real property.

That paperwork matters.

Before assuming a manufactured home is ready for traditional mortgage financing, we need to know:

Who owns the land?
Is there still a DMV title?
Was the title properly surrendered?
Is the home legally considered real property?

Those questions can make or break a transaction.

The appraisal is different

The appraiser is not simply comparing the home to any house nearby.

Manufactured-home appraisals have specific requirements and the appraiser may need to identify things such as:

HUD labels
Data plate information
Manufacturer
Serial numbers
Number of sections
Foundation and installation characteristics
Comparable manufactured-home sales

If the appraiser sees a foundation or property concern, additional inspections may be required.

You still want a regular home inspection

An engineer’s foundation certification is NOT the same thing as a buyer’s home inspection.

I would still want my buyer looking at the overall condition of the property:

Roof
HVAC
Plumbing
Electrical
Moisture
Floor system
Windows and doors
Water and septic systems
General safety and maintenance concerns

Each inspection has a different purpose.

The loan program matters

FHA, VA, USDA and Conventional programs can all have different manufactured-home guidelines.

Age of the home, foundation, property classification, whether it has been moved, condition, appraisal findings and other factors can affect eligibility.

That is why I never like to tell someone:

“It’s a manufactured home, so yes, it qualifies.”

We need to review the actual home.

The biggest takeaway?

Manufactured homes are absolutely a homeownership option.

They just require us to do a little more homework upfront.

And I would much rather figure out the HUD tags, title, foundation and financing requirements BEFORE you spend money on inspections, due diligence and an appraisal.

That is where having your REALTOR® and lender communicating early can save a buyer a lot of stress.

Francine Mira | REALTOR®
RE/MAX Journey
NC REALTOR® License #326076
121 Laurel Dr., Rutherfordton, NC 28139
Cell: 704-974-6460
[email protected]
[email protected]

Francine Mira | Mortgage Loan Originator
Mathewson Mortgage Capital LLC
Company NMLS #2494312
Francine Mira NMLS #2603041
649 S Post Road, Shelby, NC
Cell: 828-429-8368
[email protected]

Each Office Independently Owned and Operated.

Loan eligibility and property requirements vary by loan program, lender guidelines and the individual property.

An appraisal and a home inspection are NOT the same thing.I know they both happen somewhere between “we’re under contrac...
08/22/2026

An appraisal and a home inspection are NOT the same thing.

I know they both happen somewhere between “we’re under contract!” and “where are my keys?” 😂

But they have two completely different jobs.

The home inspection is primarily for YOU, the buyer.

The inspector looks at the condition of the home and may identify concerns involving things like:

Roof
HVAC
Electrical
Plumbing
Foundation or structural components
Moisture
Appliances
Safety concerns
General condition of the property

The appraisal is primarily for the LENDER.

The appraiser develops an opinion of the property’s market value and, depending on the loan program, may also identify certain property-condition concerns that affect lending requirements.

Here’s the important part:

A home can appraise for the purchase price and still have inspection problems.

And a home can be in beautiful condition but still appraise lower than the contract price.

Two different professionals.
Two different reports.
Two different purposes.

As a REALTOR®, I’m watching what the inspection may mean for the property and your transaction.

As a Mortgage Loan Originator, I’m watching what the appraisal may mean for the financing.

That’s why understanding the entire process matters.

You don’t need to become a real estate expert before buying a home.

You just need people around you who will actually explain what’s happening and why.

Have a homebuying question you’ve been afraid to ask?

Ask it.

Chances are, somebody else is wondering the exact same thing.

Francine Mira | REALTOR®
RE/MAX Journey
NC REALTOR® License #326076
121 Laurel Dr., Rutherfordton, NC 28139
Cell: 704-974-6460
[email protected]
[email protected]

Francine Mira | Mortgage Loan Originator
Mathewson Mortgage Capital LLC
Company NMLS #2494312
Francine Mira NMLS #2603041
649 S Post Road, Shelby, NC
Cell: 828-429-8368
[email protected]

Each Office Independently Owned and Operated.

Just because you’re approved for a certain amount does not mean you have to spend every dollar of it.This is something I...
08/21/2026

Just because you’re approved for a certain amount does not mean you have to spend every dollar of it.

This is something I wish more buyers heard before they started looking at homes.

A pre-approval tells you what you may qualify for based on the loan guidelines and the information reviewed.

But your real life budget matters too.

Your mortgage payment is only one piece of homeownership.

You still have:

Utilities

Maintenance

Repairs

Furniture

Groceries

Car payments

Childcare

Savings

Vacations

Life. 😂

And sometimes the house that looks affordable on paper can feel very different once you actually live with that monthly payment.

So when I work with buyers, I don’t just want to know:

“What are you approved for?”

I also want to know:

“What payment are you actually comfortable with?”

Those are not always the same number.

There is nothing wrong with buying below your maximum approval.

Actually, sometimes that is the smartest move you can make.

The goal is not to become house poor.

The goal is to own a home you love and still be able to enjoy your life.

If you’re thinking about buying, start with the payment you are comfortable living with and build the home search around that.

That conversation can save you a lot of stress later.

Francine Mira | Mortgage Loan Originator
Mathewson Mortgage Capital LLC
NMLS #2603041
649 S Post Road, Shelby, NC
Cell: 828-429-8368
[email protected]

Francine Mira | REALTOR®
RE/MAX Journey
NC REALTOR® License #326076
121 Laurel Dr, Rutherfordton, NC 28139
Cell: 704-974-6460
[email protected]
[email protected]

Each Office Independently Owned and Operated.

A pre-approval is a great start.But it is not the same thing as being cleared to close.This is one of those things I wis...
08/20/2026

A pre-approval is a great start.

But it is not the same thing as being cleared to close.

This is one of those things I wish every buyer understood before going under contract.

A pre-approval is based on the information available at that time.

Once you find a home and go under contract, there are still several pieces that have to come together.

Your lender may still need to verify things like:

Income and employment

Bank statements and available funds

Updated credit and debts

The property appraisal

Homeowners insurance

Title work

Loan conditions from underwriting

And sometimes additional documentation depending on the file

That is why I tell buyers:

Do not disappear after you get pre-approved.

Keep sending requested documents quickly.

Do not make major financial changes.

Do not move large amounts of money around without explaining it first.

And please, please do not assume that because you have a pre-approval letter, nothing else can change.

The goal is not just to get pre-approved.

The goal is to get all the way to the closing table.

That takes communication, documentation, and a good team working together.

If you are thinking about buying a home, even if you are months away, starting early can make the process much smoother.

Francine Mira | Mortgage Loan Originator
Mathewson Mortgage Capital LLC
NMLS #2603041
649 S Post Road, Shelby, NC
Cell: 828-429-8368
[email protected]

Francine Mira | REALTOR®
RE/MAX Journey
NC REALTOR® License #326076
121 Laurel Dr, Rutherfordton, NC 28139
Cell: 704-974-6460
[email protected]
[email protected]

Each Office Independently Owned and Operated.

Address

649 S. Post Road
Shelby, NC
28152

Opening Hours

Monday 8am - 5pm
Tuesday 8am - 5pm
Wednesday 8am - 5pm
Thursday 8am - 5pm
Friday 8am - 5pm

Telephone

+18284298368

Website

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