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Tom Houston - Mortgage Originator

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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 wel

l 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.

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.

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.

08/28/2026

Mortgage Answers

One of the most misunderstood terms in home financing is amortization.

Amortization is simply the process of paying off your mortgage through regular monthly payments over the life of the loan.

What surprises many homeowners is how those payments are applied. During the early years of most mortgages, a larger portion of each payment goes toward interest, while a smaller portion reduces the loan balance. As time goes on, that gradually shifts, and more of each payment is applied toward principal.

Understanding how amortization works can help you better understand your mortgage statement, build equity over time, and make informed decisions about refinancing or making extra principal payments.

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. Not all applicants will qualify. Equal Housing Lender. NMLS 8768.

08/25/2026

Home Is Where Life Happens.

Some of life's best moments happen right at home... family dinners, backyard cookouts, birthdays, holidays, and quiet evenings on the patio.

If you've been dreaming about updating your kitchen, expanding your outdoor living space, remodeling a bathroom, or tackling other home improvements, your home's equity may already provide an opportunity to help make those plans possible.

For qualified homeowners, a cash-out refinance may allow you to put a portion of your home's equity to work while continuing to enjoy the place you already love.

Wondering whether refinancing is the right move? I recently put together a simple guide explaining how it works, the 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]
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. Cash-out refinance eligibility, loan-to-value limits, and available proceeds vary based on borrower qualifications and loan program. Guidelines, rates, and fees are subject to change without notice. Equal Housing Lender. NMLS 8768.

08/21/2026

Mortgage History

Here's a mortgage fact that surprises almost everyone...

The word "mortgage" comes from Old French and literally means "death pledge."

Fortunately, it's not nearly as dramatic as it sounds. 🤣

The "pledge" ended when the debt was fully repaid... or, centuries ago, if the borrower died before paying it off. Thankfully, today's mortgages come with much better consumer protections than they did hundreds of years ago.

It's one of those fascinating pieces of history that's survived long after the meaning stopped reflecting modern lending.

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. Not all applicants will qualify. Equal Housing Lender. NMLS 8768.

08/18/2026

Could a Refinance Help You Reach Your Goals?

Refinancing isn't just about getting a lower interest rate. Depending on your situation, it may help simplify your finances and better align your mortgage with your current goals.

For qualified homeowners, refinancing may provide opportunities to:

✔️ Simplify monthly payments by consolidating eligible debts.
✔️ Improve monthly cash flow by exploring your available home equity.
✔️ Put your home's equity to work for renovations, education expenses, or other financial goals.

Every homeowner's situation is unique, and the best option depends on your financial picture, long-term plans, and loan eligibility.

Not sure if refinancing is right for you? I recently put together a simple guide explaining how refinancing works, when it may make sense, 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]
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, available loan programs, and potential savings vary based on borrower qualifications. Guidelines, rates, and fees are subject to change without notice. Equal Housing Lender. NMLS 8768.

08/14/2026

Mortgage Answers

Buying a home involves many steps, but closing is the moment everything comes together.

At closing, the required documents are signed, funds are distributed, and ownership of the property is officially transferred to the buyer. If you're refinancing, it's the point where your new loan replaces the old one.

Although there's a lot happening behind the scenes before closing day, this final step marks the successful completion of the transaction.

Understanding the mortgage process can make buying or refinancing a home much less intimidating, one step at a time.

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. Not all applicants will qualify. Equal Housing Lender. NMLS 8768.

08/11/2026

Simplify Your Monthly Payments.

A refinance isn't always about getting cash out. For many homeowners, it's about finding a loan that better fits their current financial goals.

Depending on your situation, refinancing may help lower your monthly mortgage payment, consolidate higher-interest debt, or create additional breathing room in your monthly budget.

Every homeowner's situation is different, so it's worth taking a fresh look at your options before assuming your current mortgage is your only choice.

Not sure if refinancing makes sense for you? I recently put together a simple guide explaining how refinancing works, when it may be beneficial, 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
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, available loan programs, rates, fees, and monthly payment savings vary based on borrower qualifications and loan terms. Guidelines, rates, and fees are subject to change without notice. Equal Housing Lender. NMLS 8768.

08/07/2026

Mortgage History

The Federal Housing Administration (FHA) has been helping Americans achieve homeownership for more than 90 years.

Established in 1934 during the Great Depression, the FHA was created to stabilize the housing market and expand access to mortgage financing. Today, FHA loans remain one of the most widely used mortgage programs, helping many qualified buyers purchase a home with flexible qualification guidelines and low down payment options.

It's remarkable that a program introduced nearly a century ago continues to play such an important role in American homeownership.

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. Not all applicants will qualify. Equal Housing Lender. NMLS 8768.

08/06/2026

Love Where You Live.

Sometimes the best move isn't finding a new home. It's making the one you already love work better for your life.

For qualified homeowners, a cash-out refinance may provide access to a portion of your home's equity to help finance improvements like a remodeled bathroom, updated kitchen, home office, or other projects that add comfort and value.

If you've been putting off the upgrades you've always wanted, your home's equity may already hold the key.

Not sure if a cash-out refinance makes sense for your situation? I recently put together a simple guide explaining how it works, the 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
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. Cash-out refinance eligibility, loan-to-value limits, and available proceeds vary based on borrower qualifications and loan program. Guidelines, rates, and fees 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

Website

https://simonsleoni.com/tom-houston/

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