Tom Houston - Mortgage Originator

Call Directions Website

Tom Houston - Mortgage Originator I also enjoy sharing information about the communities that I serve and local events & entertainment. Above all I want this page to be fun and entertaining.

Tom Houston-Licensed since 1997
NMLS #225040 FL Lic
Simons & Leoni Home Loans - NMLS #8768
Florida Office of Financial Regulation MLD1529
Equal Housing Lender Tom Houston:
NMLS #225040 FL Lic

Simons & Leoni Home Loans LLC:
Licensed by the Florida Office of Financial Regulation - MLD #1529 NMLS #8768

Most content on this page will be related to Real Estate and Financing as well as informative and interesting articles that pertain to your financial well being. I am passionate about culture and traveling so expect some articles on this subject as well. I have a great sense of humor and I love to laugh and make those around me laugh. Feel free to message me with any subjects that you would like to hear about. Please LIKE and SHARE my page with your family & friends.

You don’t have to be moving to stay informed about your home.My complimentary Homebot resource helps homeowners explore ...
10/19/2026

You don’t have to be moving to stay informed about your home.

My complimentary Homebot resource helps homeowners explore estimated value, equity, and local market information. Future buyers can explore their next home, too.

Home values are estimates, not appraisals, and estimated equity is not a loan approval.

Explore free access:
https://mymortgageanswers.com/home-value

Tom Houston | 813-601-0964
NMLS #225040 | FL LO9924
Simons & Leoni Home Loans, LLC | NMLS #8768
Subject to applicable program requirements and underwriting approval. Not all applicants will qualify. Equal Housing Opportunity.

Realtors: an early income review can help clarify a self-employed buyer’s financing options before writing an offer.How ...
10/18/2026

Realtors: an early income review can help clarify a self-employed buyer’s financing options before writing an offer.

How does the business earn income? What documentation is available? Which options fit the complete file?

Traditional financing may fit. In other cases, an alternative documentation program may be worth exploring.

Have a financing scenario? Contact me to discuss what we need to review.

Tom Houston | 813-601-0964
NMLS #225040 | FL LO9924
Simons & Leoni Home Loans, LLC | NMLS #8768
Subject to applicable program requirements and underwriting approval. Not all applicants will qualify. Equal Housing Opportunity.

Would you like your parent to live closer—but they cannot qualify for a home on their own?In certain family situations, ...
10/16/2026

Would you like your parent to live closer—but they cannot qualify for a home on their own?

In certain family situations, conventional financing may allow you to purchase a home for your parent with primary-residence treatment, even though you live elsewhere.

The loan structure matters. Review the options before making an offer.

Learn what we consider:
https://mymortgageanswers.com/parent-home

Tom Houston | 813-601-0964
NMLS #225040 | FL LO9924
Simons & Leoni Home Loans, LLC | NMLS #8768
Subject to applicable program requirements and underwriting approval. Not all applicants will qualify. Equal Housing Opportunity.

Your business is doing well—but does your taxable income tell the whole story?For eligible self-employed borrowers, bank...
10/14/2026

Your business is doing well—but does your taxable income tell the whole story?

For eligible self-employed borrowers, bank statement mortgage programs may offer another way to document qualifying income. These loans still require a detailed review of your business, bank activity, credit, assets, and property.

Explore the guide:
https://mymortgageanswers.com/bank-statements

Tom Houston | 813-601-0964
NMLS #225040 | FL LO9924
Simons & Leoni Home Loans, LLC | NMLS #8768
Subject to applicable program requirements and underwriting approval. Not all applicants will qualify. Equal Housing Opportunity.

A mortgage question should not require a dictionary.I’m Tom Houston with Simons & Leoni Home Loans. I’ve worked in the m...
10/12/2026

A mortgage question should not require a dictionary.

I’m Tom Houston with Simons & Leoni Home Loans. I’ve worked in the mortgage business since 1997, helping people understand their financing options and the steps involved.

Whether you are buying, refinancing, or planning ahead, I can help you work through the questions.

Follow this page for practical mortgage answers for Florida homebuyers and homeowners. Have a question about your situation? Call me at 813-601-0964.

Tom Houston | 813-601-0964
NMLS #225040 | FL LO9924
Simons & Leoni Home Loans, LLC | NMLS #8768
Subject to applicable program requirements and underwriting approval. Not all applicants will qualify. Equal Housing Opportunity.

**What Could Your Home’s Equity Help You Do?**For some homeowners, refinancing is not just about changing an interest ra...
10/07/2026

**What Could Your Home’s Equity Help You Do?**

For some homeowners, refinancing is not just about changing an interest rate. It can also be a way to access available home equity and put those funds toward other financial goals.

That might mean:

• Building the backyard pool you’ve been thinking about
• Remodeling a bathroom or other part of your home
• Creating a dedicated home office
• Consolidating higher-interest debt to simplify monthly expenses

A **cash-out refinance** replaces your current mortgage with a new loan and allows you to receive a portion of your available equity in cash, subject to loan guidelines and qualification requirements.

The right approach depends on your current mortgage, available equity, credit, monthly obligations, and what you hope to accomplish.

**Wondering what your home’s equity could do for you?** I can help you review the numbers and compare your options.

Tom Houston
Mortgage Loan Originator
Simons & Leoni Home Loans
NMLS #225040 | FL LO9924
📞 813-601-0964

*Loan programs, guidelines, terms, and eligibility requirements are subject to change. Not all borrowers or properties will qualify. Additional restrictions may apply.*

🏠 **Investing in Real Estate? Your Rental Income May Help You Qualify.**Traditional mortgage loans generally focus heavi...
10/02/2026

🏠 **Investing in Real Estate? Your Rental Income May Help You Qualify.**

Traditional mortgage loans generally focus heavily on your personal income. A **Debt Service Coverage Ratio (DSCR) loan** takes a different approach.

With a DSCR loan, the lender looks primarily at whether the rental income generated by the investment property is sufficient to cover the property's mortgage payment.

For real estate investors, this can be especially helpful when personal tax returns don't tell the whole story.

**So what does DSCR mean?**

Simply put, it compares the property's qualifying rental income to its required housing payment. A ratio of **1.00** generally means the property generates enough qualifying income to cover the payment.

DSCR loan programs can vary significantly by lender, including requirements for credit, down payment, reserves, property type, and the minimum DSCR.

👉 **Thinking about buying or refinancing an investment property?** I can help you determine whether a DSCR loan might fit your situation.

Tom Houston
Mortgage Loan Originator
Simons & Leoni Home Loans
NMLS #225040 | FL LO9924
📞 813-601-0964

AVAILABLE NOW! 2027 Maximum Conventional Conforming Loan Limits:Official 2027 conforming loan limits haven’t been releas...
09/18/2026

AVAILABLE NOW! 2027 Maximum Conventional Conforming Loan Limits:

Official 2027 conforming loan limits haven’t been released but based on estimates ahead of the official FHFA announcement we’re honoring increased loan limits for eligible conventional loans!

Tom Houston
NMLS 225040 ∙ FL Lic LO9924

Apply Now: https://simonsleoni.my1003app.com/225040/register?time=1718284633028

Office Phone: 813-258-6767 x 232
Cell Phone: 813-601-0964

Terms and Conditions Apply. Not all applicants will qualify. Subject to formal underwriting, credit, acceptable income, assets, and property appraisal. Guidelines, rates, and fees are subject to change without notice. Income limitations may apply to some loan products. Not all applicants will meet this timeline. Equal Housing Lender. NMLS 8768

Mortgage HistoryThe VA home loan program has been helping eligible veterans achieve homeownership for more than 80 years...
09/04/2026

Mortgage History

The VA home loan program has been helping eligible veterans achieve homeownership for more than 80 years.

Established in 1944 through the Servicemen's Readjustment Act, better known as the GI Bill, the program was created to help returning World War II veterans transition back to civilian life. One of its most lasting benefits was making homeownership more attainable for those who had served our country.

Today, the VA home loan program continues to help eligible veterans, active-duty service members, and certain surviving spouses purchase a home with benefits that can include no down payment, competitive interest rates, and no monthly mortgage insurance.

It's another great example of how a program created decades ago continues to make a meaningful difference for American families.

Tom Houston
813-601-0964
NMLS 225040 • FL Lic LO9924

Information provided for educational purposes only and is not a commitment to lend. Loan approval is subject to credit, income, property approval, and program guidelines. VA eligibility requirements apply. Not all applicants will qualify. Equal Housing Lender. NMLS 8768.

Less Juggling. More Living.Life gets busy.Between mortgage payments, credit cards, home projects, and everyday expenses,...
09/01/2026

Less Juggling. More Living.

Life gets busy.

Between mortgage payments, credit cards, home projects, and everyday expenses, it can sometimes feel like you're managing a dozen different financial priorities at once.

For some qualified homeowners, refinancing may provide an opportunity to simplify monthly finances, improve cash flow, or put home equity to work toward other financial goals.

Every situation is different, which is why it's worth taking a closer look before assuming your current mortgage is your best option.

If you're wondering whether refinancing could make sense for you, I recently put together a simple guide that explains the process, potential benefits, and what to consider before making a decision.

👉 https://mymortgageanswers.com/should-i-refinance-my-mortgage-a-simple-guide-for-florida-homeowners/

Tom Houston
📞 (813) 601-0964
✉️ [email protected]
Mortgage Advisor Since 1997
NMLS 225040 ∙ FL Lic LO9924

Terms and Conditions Apply. Not all applicants will qualify. Subject to formal underwriting, credit, acceptable income, sufficient home equity, and property appraisal. Refinance eligibility, loan-to-value limits, debt consolidation options, available proceeds, rates, and fees vary based on borrower qualifications and loan program. Guidelines are subject to change without notice. Equal Housing Lender. NMLS 8768.

Address

701 N. Westshore Boulevard , Suite 284
South Tampa, FL
33609

Opening Hours

Monday 8am - 6pm
Tuesday 8am - 6pm
Wednesday 8am - 6pm
Thursday 8am - 6pm
Friday 8am - 6pm
Saturday 10am - 3pm

Telephone

+18132586767

Alerts

Be the first to know and let us send you an email when Tom Houston - Mortgage Originator posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Shortcuts

Share

Category