Troy Lambert Home Loans - Equity Bank

Troy Lambert Home Loans - Equity Bank Member FDIC.

Troy Lambert | Mortgage Loan Officer
NMLS #719652 | Equity Bank, NMLS #438264
📞 C: 620-931-8759 | O: 316-779-1601
📧 [email protected]
🌐 www.troylamberthomeloans.com
Equal Housing Lender.

You don’t need a sermon. You have a story.That was one of my biggest takeaways from church today.I think we sometimes ma...
08/24/2026

You don’t need a sermon. You have a story.

That was one of my biggest takeaways from church today.

I think we sometimes make sharing our faith way more complicated than it needs to be.

We think we need to know all the right Bible verses.
We need to have the perfect answer.
We need some incredible testimony.
We need to know exactly what to say.

But sometimes sharing Jesus is simply telling someone:

“Here’s what He’s done in my life.”

Tell them about the prayer He answered.

Tell them about the season He carried you through.

Tell them about the grace you didn’t deserve.

Tell them about how He changed you, and how He’s still changing you.

Your story doesn’t have to be dramatic. It doesn’t have to be polished. And you certainly don’t have to have everything figured out.

It just has to be yours.

Because you never know when your story might be exactly what someone else needs to hear.

“Return home and tell how much God has done for you.” - Luke 8:39

Don’t underestimate what God can do with your story.

First-time homebuyers aren’t supposed to know how mortgages work.That’s why education matters.Most people don’t start th...
08/23/2026

First-time homebuyers aren’t supposed to know how mortgages work.

That’s why education matters.

Most people don’t start the process already understanding things like:

• Debt-to-income ratios
• Escrows
• Underwriting conditions
• Cash to close
• Discount points
• How qualifying income is calculated

And that’s okay.

The goal should be to make the process understandable enough that buyers know what’s happening, why it matters, and what decisions they’re making along the way.

Buying your first home is already a big step.

The mortgage process shouldn’t make it feel harder than it has to be.

Mortgage knowledge shouldn’t be a prerequisite for homeownership. Education should be part of the process.

🏡 Wichita buyers: you may have more negotiating power than you think.According to Zillow’s latest available sale-to-list...
08/17/2026

🏡 Wichita buyers: you may have more negotiating power than you think.

According to Zillow’s latest available sale-to-list data, 40.2% of Wichita home sales closed below list price. By comparison, 32.8% sold above list price.

If you’re still picturing the market from a few years ago… bidding wars, automatically offering over asking, and feeling like the seller held all the cards, it may be time to take another look!

Does this mean you should throw a lowball offer at every house? Absolutely not.

But it does mean buyers shouldn’t automatically assume there’s no room to negotiate.

Depending on the property, seller and loan program, there may be opportunities involving:

🏠 Purchase price
💰 Allowable seller-paid closing costs
🔨 Repairs
📅 Closing terms

And here’s something that gets overlooked: the best negotiation isn’t always the lowest purchase price.

Sometimes the way we structure the financing and allowable seller contributions can make a bigger difference to your cash needed at closing or overall financing strategy than simply getting a few thousand dollars knocked off the price.

If you’ve been sitting out because buying felt too competitive, today’s Wichita market may deserve another look.

Let’s start with the monthly payment you’re comfortable with and work backward from there.



Source: Zillow. Wichita, KS Housing Market; latest available sale-to-list metrics as of May 31, 2026.

Market conditions vary by property and can change. Seller contributions are subject to loan-program limits and underwriting requirements. General educational information only. All loans subject to credit approval and underwriting

💰 “But I made $80,000 last year!”That may be true… but when you’re applying for a mortgage, the bigger question is:How d...
08/14/2026

💰 “But I made $80,000 last year!”

That may be true… but when you’re applying for a mortgage, the bigger question is:

How did you make that $80,000?

Not all income is calculated the same way when qualifying for a home loan.

Your income might include:
🔹 Salary
🔹 Hourly wages
🔹 Overtime
🔹 Bonuses
🔹 Commission
🔹 Variable hours
🔹 Self-employment income

Some income may be straightforward to use. Other income may need a history, may be averaged, or may need to be documented as stable and likely to continue.

For example, earning a big overtime check last month doesn’t necessarily mean we can multiply that amount by 12 and call it your qualifying income.

The same can happen with commissions, bonuses or variable hours.

Your gross income and your mortgage qualifying income aren’t always the same number.

That’s why I recommend talking to a loan officer before you start calculating what you think you can afford based solely on your annual income.

I’d much rather figure out the numbers with you upfront than have you fall in love with a house based on income we can’t fully use.

🏡 Thinking about buying? Let’s figure out what your income actually looks like for mortgage qualification.


*All loans are subject to credit approval and underwriting. Not a commitment to lend.

🏡 Buyers finally have something they haven’t had much of lately: LEVERAGE.Redfin just reported that there were 51% more ...
08/13/2026

🏡 Buyers finally have something they haven’t had much of lately: LEVERAGE.

Redfin just reported that there were 51% more home sellers than buyers nationwide in July.

About 1.46 million sellers.
967,000 buyers.

That doesn’t mean houses suddenly went on clearance though…

In fact, high home prices and mortgage rates are part of the reason there are fewer buyers in the market.

But if you’re financially ready to buy?

Less competition can change the conversation.

Depending on the property and loan program, you may have more opportunity to negotiate things like:

Price
Seller-paid closing costs
Repairs
Closing timeline
Or an allowable seller-funded rate buydown

And this is why I wouldn’t automatically sit on the sidelines waiting for the “perfect” mortgage rate.

Sometimes the better opportunity isn’t a dramatically lower rate.

It’s negotiating a better deal on the house you’re buying.


*National housing data does not necessarily reflect local market conditions. Seller concessions and buydowns are subject to loan-program limits, eligibility and underwriting requirements. All loans subject to credit approval.

🏦 Why does your bank balance suddenly matter when you’re buying a house?During the mortgage process, it’s not just about...
08/12/2026

🏦 Why does your bank balance suddenly matter when you’re buying a house?

During the mortgage process, it’s not just about how much money you have…. We may also need to document where it came from.

💵 Cash deposits: That wad of cash you’ve been saving? Depositing it right before closing can create problems because cash generally has no paper trail. If it can’t be properly sourced, we may not be able to count it toward the funds needed for your loan.

💰 Lots of small deposits: Splitting cash into smaller deposits doesn’t necessarily fix the issue. Underwriting may still need documentation showing where the money came from.

🔄 Transfers: Moving money between accounts is usually fine, but we may need statements from both accounts to document the trail.

🎁 Gift funds: Gifts may be allowed, but there are rules about who can provide them and how they’re documented.

Bottom line: Before making unusual deposits or moving large amounts of money while buying a home, call your loan officer first. A quick conversation can save a lot of paperwork later.

General information only. Loan requirements vary by program and borrower. Subject to credit approval and underwriting

“But Google says mortgage rates are 5.875%…”I hear versions of this conversation all the time.Here’s the problem:Another...
08/10/2026

“But Google says mortgage rates are 5.875%…”

I hear versions of this conversation all the time.

Here’s the problem:

Another website might say 6.5%.

Another might say 6.7%.

And believe it or not, none of them necessarily has to be “wrong.” Today’s major national rate trackers are actually showing noticeably different numbers because they’re measuring different pools of loans and assumptions.

Your mortgage rate isn’t determined by whatever number happens to show up first on Google.

It can depend on your:

✅ Credit profile
✅ Down payment
✅ Loan program
✅ Property
✅ Loan amount
✅ Occupancy
✅ Lock period
✅ Discount points

And discount points are a big one.

Sometimes that amazingly low rate you see advertised requires thousands of dollars upfront.

That doesn’t necessarily make it a bad deal.

It just means we need to answer a much better question:

“How much am I paying to get this rate, and how long will it take me to recover that cost?”

I would much rather put two complete loan options side-by-side and show you:

RATE
APR
POINTS
CLOSING COSTS
MONTHLY PAYMENT
CASH TO CLOSE

Then you can actually make an informed decision.

Because the goal isn’t to win the lowest-rate contest.

The goal is to get the mortgage that makes the most sense for your money.

*Rates and loan terms are subject to change and individual qualification. Loans are subject to credit approval and underwriting. Rates displayed are for illustrative purposes only.

Some seasons make sense while you’re walking through them. Others don’t.I’m learning that faith isn’t having every answe...
08/10/2026

Some seasons make sense while you’re walking through them. Others don’t.

I’m learning that faith isn’t having every answer. It’s trusting God enough to keep moving even when I can only see the next step.

I may not know exactly where every road leads, but I know who I’m following.

“Your word is a lamp for my feet, a light on my path.” Psalm 119:105

Praying for a peaceful Sunday and a week full of clarity, strength, and trust in what God is doing.

⭐ Saturday Realtor Review SpotlightThere’s nothing better than a smooth closing, especially when everyone involved is wo...
08/09/2026

⭐ Saturday Realtor Review Spotlight

There’s nothing better than a smooth closing, especially when everyone involved is working toward the same goal.

I recently had the opportunity to work alongside Tonya L., the Realtor representing one of my buyers, and I really appreciated her feedback:

“Troy was the lender working with one of my buyers and the process was incredibly smooth and without any hiccups. Troy was able to keep our short timeline for closing on track and the Buyers could not be happier. I look forward to working with Troy again in the future!”

Thank you, Tonya! Keeping everyone informed, staying ahead of deadlines, and working together as a team can make a huge difference for our buyers.

⭐ Realtors: I’d love the opportunity to work alongside you on a future transaction.

Review reflects an individual experience. Results and timelines may vary. This is not a commitment to lend. All loans are subject to credit approval and underwriting. Equal Housing Lender. Member FDIC.

Address

3313 N Ridge Road
Wichita, KS
67205

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