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If you’re house hunting in the Triad, you’ve probably asked the question: Do we build, or do we buy something that’s already done? Both paths can be smart. They just come with different trade-offs, and the best choice usually depends on your timeline, budget, and comfort zone. Below is a simple breakdown to help you decide which option may be the best fit for you. Building a Home Why it can be a great move Building can be a great fit if you want more control over the end result. Even when you’re selecting from a builder’s existing plans, you may still have options for layout adjustments, finishes, and upgrades that help the home feel more like you from day one. Another perk is that everything is new, which often means fewer immediate repairs early on. Depending on the builder and the home, there may also be warranty coverage on certain items, which can add peace of mind. Plus, new construction typically includes updated materials and modern systems that can improve comfort, efficiency, and maintenance in those first few years of homeownership. What to watch for Building also comes with a few things to plan for on the front end. Timelines can shift due to weather, permitting, supply chain delays, or inspection scheduling, so if you have a firm move date, that uncertainty matters. Costs can move around too. Model homes are designed to impress, and it’s easy for “upgrade creep” to kick in once you start adding finishes, selections, and possible lot premiums. And depending on the type of build, financing may involve more steps than a standard purchase, with additional timing considerations along the way. Buying a Completed Home (Move-In Ready) Why buyers love it Buying a completed home appeals to a lot of buyers because it’s usually simpler and more predictable. You can tour the home, schedule an inspection, and move forward with a more predictable closing timeline. What you see is what you get too. The neighborhood feel, commute, yard size, storage, and natural light are all right in front of you, rather than based on plans or a model. And depending on the home and the market, there may also be room to negotiate on price, repairs, or closing costs. What to watch for The trade-off with a completed home is that it can come with a little more history. Even well-cared-for homes may have older systems or maintenance needs, and some repair costs can pop up sooner than you’d like. You may also need to compromise — maybe you love the location, but the layout isn’t perfect, or the home checks most boxes but the kitchen isn’t your style. It often comes down to prioritizing what matters most and deciding what you’re willing to update over time. A Simple Way to Choose If you’re stuck between the two, ask yourself: How flexible is our move timeline? Do we want customization, or simplicity? How comfortable are we with variable costs? Are we set on a specific neighborhood or school zone? When those answers are clear, the decision usually gets easier. We're Here to Help Whether you’re leaning toward new construction or trying to win a move-in ready home, the Sharpe Mortgage Team can help you compare scenarios and understand how each path impacts your budget, timing, and monthly payment. Want to talk it through? Call (336) 575-9448. We’ll help you map out your next step.
Building a home is exciting — financing it is where things often feel confusing. A construction-to-perm loan (also called a one-time close construction loan) is designed to simplify that process by combining construction financing and permanent financing into one loan. Here’s how it works in North Carolina. Step 1: One Loan, One Closing Instead of taking out a short-term construction loan and refinancing later, a construction-to-perm loan closes once at the beginning. That means: One set of closing costs One approval process No second underwriting after construction Step 2: Construction Phase Once the loan closes, funds are released to the builder in stages called draws . Draws correspond to construction milestones (foundation, framing, drywall, completion, etc.). During construction: You typically make interest-only payments Payments are based only on funds that have been drawn Inspections are completed before each draw is released Step 3: Conversion to Permanent Mortgage After the home is complete and receives a Certificate of Occupancy, the loan automatically converts into a standard mortgage — usually a 30-year or 15-year fixed, or ARM. No re-qualifying. No re-closing. What Makes NC Construction Loans Different North Carolina construction lending is more documentation-heavy than many borrowers expect. Builder approval, detailed plans, specs, contracts, and timelines all matter. Working with a lender who does this regularly makes the difference between a smooth build and a stalled one. Bottom Line Construction-to-perm loans are powerful, but only when structured correctly from day one. The earlier the lender is involved, the smoother the entire build becomes. We’re here to help when you’re ready. Call (336) 575-9448 to get started today!
Hi. Birkin here. I have two jobs: supervise treats and help humans simplify things that sound complicated. “Construction loan” is one of those phrases that makes people assume the process is impossible unless you have unlimited money, unlimited patience, and a contractor who texts back within 3 minutes. The truth? It’s more straightforward than you might expect. Let’s bust the three most common construction loan myths we hear, so you can decide if building is a real option for you. Myth #1: "Construction loans are only for people with a massive down payment." Reality: Construction loans often require more money down than a standard purchase loan, but “massive” is not a universal rule. Down payment requirements can vary based on the lender, the program, your credit and income profile, and the details of the build. In some cases, land equity can help . If you already own the lot, that value may be able to offset part of what you’d otherwise need to bring in cash (depending on the loan program and how the land is titled/financed). What to know: Down payment requirements vary, and the goal is clarity upfront. Think of it like my treat budget: we’re not guessing, we’re mapping out what’s needed for your build and what options you can use to get there. Myth #2: "You get all the funds upfront, and you can change things anytime." Reality: Construction financing is structured around a defined plan, and lenders do not typically hand you the full loan amount on day one. Most construction loans work on a budget + timeline model. That means your plans, specs, and costs matter. The project is reviewed upfront, and the loan is set up with guardrails. Changes can happen, but they’re not always simple, because they can impact cost, timing, and approvals. What to know: Construction loans run on a defined scope and budget, and changes can ripple into cost and timing. It’s like my daily walks: a little flexibility is fine, but the smoother builds start with a solid route and fewer surprise detours. Myth #3: "It's just like a regular mortgage. You start paying the full payment right away." Reality: Construction loans are typically funded in stages, and the payment structure during the build is often different than a traditional mortgage. During construction, funds are usually released in draws as work is completed. That means the builder is paid in phases, not all at once. During the build, many borrowers make payments based on what has been drawn so far , which can look very different than a standard monthly mortgage payment. What to know: The process is designed to match the build timeline, portioned and timed like my kibble. Funds are released in stages, and payments often reflect what’s been drawn, so it’s structured, not just guesswork. A quick bonus myth Birkin hears a lot Some buyers assume building always means two closings. Sometimes it does. Sometimes it doesn’t. There are construction loan structures that can be set up to reduce the number of times you close, depending on the program and the lender. Our One-Time Close (OTC) construction loan lets you close once upfront for both the construction phase and the permanent mortgage. It's worth a quick conversation early so you’re not planning around the wrong version of the process. Ready to build with less stress and confusion? If you’re thinking about building in the Triad or surrounding area, the Sharpe Mortgage Team can help you understand how construction financing works, what the timeline typically looks like, and what you need from a builder to get started. We’re here to help when you’re ready. Call (336) 575-9448 to get started today!
If buying a home in the Triad or surrounding area is on your 2026 to-do list, here’s an important update to know early. Loan limits are officially higher for 2026. It sounds technical, but it can affect how much home you can finance and which loan options may fit your needs, especially if you’re shopping in a higher price range. Here’s the simple breakdown. Conventional Loans: Up to $832,750 in Many Areas For many counties, the 2026 conforming (conventional) loan limit is now up to $832,750. If your budget is near last year’s ceiling, this update may help you: Avoid jumbo financing Qualify under more flexible guidelines Use a lower down payment than you might expect Bottom line: depending on where you’re buying, you may not need to move into a jumbo loan as quickly as you would have last year. FHA Loans: $541,287 in Most Areas For most areas, the 2026 FHA loan limit is $541,287 , with higher limits available in select counties. FHA can be a strong option if you’re looking for: A low down payment (starting at 3.5% ) More flexible credit guidelines The ability to use gift funds If you assumed FHA wouldn’t work because of loan limits, this update may give you a little more breathing room. VA Loans: Up to $832,750 in Most Areas For eligible VA borrowers, limits are also higher in 2026. In most areas, that means up to $832,750 , higher limits may be available in certain markets. That can mean: More buying power No down payment required (for qualified borrowers) Competitive rates and flexible guidelines If you’re a Veteran or active-duty service member in the Triad and haven’t revisited your numbers recently, this is a great reason to. Why This Matters Many homebuyers are still working off last year’s numbers. With the new limits in place, you may have more flexibility than you think as you start your search. These new limits are helpful, but the real question is how they apply to your plans. If you want clarity before you start touring homes, the Sharpe Mortgage Team can walk through your options and make sure you’re working with the right numbers. Ready when you are. Call (336) 575-9448 to get started!
There’s something about a new year that makes fresh starts feel possible. Maybe your “new home” goal is a bigger kitchen, a quieter street, or finally getting out of the rent cycle. Whatever your vision looks like, now is a great time to turn that idea into a homeownership plan you can follow. Step 1: Define your goal (and your comfort zone) Before you jump into listings, take a moment to get clear on what a “new home” really means to you. What would make your day-to-day life easier or better? More space, a shorter commute, a yard, a home office, a different school district? Along with preferences, identify a monthly payment range that feels comfortable for your life, not just what a lender might approve. When you know your priorities and your comfort zone, you’ll be able to shop with more confidence and less stress. Step 2: Get pre-approved (so you're shopping with real numbers) Scrolling homes online is fun, but it’s smart to confirm your price point before you fall in love. Pre-approval gives you a realistic estimate of your payment and puts you in a stronger position when you’re ready to make an offer. It’s also the perfect time to talk through options like down payment ranges, ways to structure closing costs, and what to expect with documentation. Step 3: Shop with a strategy (not just a wish list) Once you’re pre-approved, focus on homes that fit your goals. A smart strategy includes a few practical decisions. Non-negotiables vs. nice-to-haves: what you truly need, and what you’d love if the right home checks the rest of the boxes Neighborhood priorities: commute time, schools, lifestyle, and resale considerations Offer readiness: knowing what matters beyond price, like timelines, contingencies, and financing terms This is where having the right team matters, because good strategy helps you compete without overextending. Step 4: Close with confidence (and fewer surprises) Once you’re under contract, there are a lot of moving pieces, like inspections, appraisal, underwriting, and the final walk-through. It may sound overwhelming, but with a clear plan and strong communication, the closing process becomes a series of manageable steps. Our team will keep you informed, organized, and moving forward so you’re not left wondering what’s next or stressed about every update. Start where you are Whether you’re ready to buy now or still exploring your options, getting clarity early helps you make confident decisions when the right opportunity comes along. If a new home is on your goal list this year, the Sharpe Mortgage Team would love to help you take the next step. Whether you’re ready to start the pre-approval process or you simply want to talk through your options, reach out anytime. We’re here to answer questions, help you build a smart plan, and simplify your path to homeownership. Ready to get started? Call us at (336) 575-9448 !
As the year winds down and holiday celebrations begin, we wanted to pause for a moment and simply say thank you. Thank you for trusting us with such a meaningful part of your life. Whether you bought a home this year, refinanced, started your pre-approval journey, or just reached out with questions, we’re grateful to be in your corner. Home is never just a transaction. It’s where real life happens. Family dinners, quiet mornings, loud game nights, and fresh starts. Getting to play even a small role in that is something we don’t take lightly. This season also has a way of reminding us what “home” really means. For some, it’s a house filled with people, or a smaller space with a big sense of peace. For others, it’s a place that’s still being built, financially, emotionally, or literally. Wherever you are on that spectrum, we’re cheering you on. We’re also especially thankful for our community here in Winston-Salem and throughout the Triad. The relationships we’ve built with local families, real estate partners, and small businesses are the reason we love what we do. From all of us at the Sharpe Mortgage Team, we wish you a warm, happy holiday season and a healthy, hope-filled New Year. May your home feel extra cozy, your table feel full (in all the best ways), and your days include at least a few quiet moments to breathe .
Winter has a way of revealing the “little things” in a home. The draft you never noticed in October. The gutter that was “fine” until the first cold rain. The door that suddenly won’t latch once the temperature drops. The good news: a few simple habits (plus a couple of smart upgrades) can make your home more comfortable, safer, and easier on your wallet through the cold months. Here are some winter homeowner tips we love because they’re practical, doable, and they actually make a difference. 1. Stop drafts before they start spending your money If your house feels chilly even with the heat running, air leaks are usually the culprit. Take a slow lap around exterior doors and windows and see where cold air is sneaking in. Replacing worn weatherstripping, adding a door sweep, or sealing small gaps can make your home feel noticeably warmer without touching the thermostat. And don’t forget the sneaky spots: the door from the garage into the house and attic access points are common draft zones. 2. Give your heating system a winter reset Your HVAC has one job right now, and it’s working overtime. Swapping the air filter is a simple step that helps airflow and efficiency immediately. It’s also worth checking that vents aren’t blocked by furniture or rugs, which can make rooms feel uneven and force the system to work harder. If you have a maintenance plan (or it’s been a while), a seasonal checkup can prevent those mid-winter surprises no one wants to deal with on a freezing night. 3. Protect pipes before the temperature drops Frozen pipes are one of those homeowner issues that can escalate fast. Disconnecting hoses and protecting outdoor spigots is a great start, but don’t stop there. If you have exposed pipes in a crawl space, basement, or garage, adding insulation can help prevent freezing during cold snaps. And if you’re traveling, keep the heat set to a safe temperature instead of turning it off completely. Protecting your plumbing is one of the most “boring-but-brilliant” winter moves you can make. 4. Do a quick roof and gutter check Winter weather is unforgiving when it comes to small roof problems. A loose shingle or clogged gutter might not look like a big deal—until water ends up where it shouldn’t. From the ground, look for anything that seems out of place along the roofline and make sure gutters aren’t packed with debris. You’re aiming to help water move away from your home, not pool near the foundation or find a shortcut into your attic. 5. Prioritize fireplace and heater safety If you’re using a fireplace or space heater, a few safety checks can keep “cozy” from becoming risky. Fireplaces and chimneys should be inspected and cleaned as recommended, and space heaters need space — keep them away from curtains, bedding, and anything flammable. This is also a great time to test smoke and carbon monoxide detectors and swap batteries if needed. It’s a five-minute task that protects your home and everyone in it. 6. Make walkways and entrances safer Winter in the Triad can be unpredictable, and slick steps or dim walkways are an accident waiting to happen. Replace burned-out exterior bulbs, add a sturdy mat or traction strip where things get slippery, and keep ice melt or sand nearby so you’re not scrambling when temperatures dip. These are small upgrades that make coming and going easier all season long — especially with kids, pets, or arms full of groceries. Bottom line Winter homeownership isn’t about doing everything. It’s about handling the right things early so they don’t turn into expensive surprises later. And if you’re weighing your next step — whether that’s refinancing, renovating, or planning for a future purchase — the Sharpe Mortgage Team is here to help you run the numbers and talk through smart options. Have questions about home financing in Winston-Salem or the surrounding area? Reach out to the Sharpe Mortgage Team at (336) 575-9448 . We’re always happy to help.
From twinkling lights at Tanglewood to Moravian candles in Old Salem, Winston-Salem celebrates the holidays with serious style. Whether you’re new to the Triad or have been here for years, there are plenty of ways to soak up the season close to home. Here are a few favorites to put on your list. Tanglewood Festival of Lights A classic for a reason. Each year, Tanglewood Park transforms into a drive-through winter wonderland with miles of light displays. Make it an easy weeknight outing with cozy clothes, a thermos of hot chocolate, and your favorite playlist. If you want to level it up, look into booking a horse-drawn carriage or hayride through the lights. Holidays in Old Salem Old Salem is charming any time of year, but the holidays are especially magical. Seasonal programming often includes Moravian music, decorations, and hands-on activities in the historic buildings. Keep an eye out for special events or evening tours if you want a deeper look at local traditions. Downtown Christmas Tree and Skating While you’re out enjoying downtown Winston-Salem this month, stop by the Christmas tree at Corpening Plaza. It’s a great spot for a quick photo, a short walk, and a little extra holiday spirit in the middle of a busy season. For more winter fun, you can lace up for public ice-skating sessions at the Winston-Salem Fairgrounds Annex . Holiday Performances If you love a good show, this is your season. Be sure to catch the local production of “A Christmas Carol” a beloved favorite put on by The Little Theater of Winston-Salem. It’s sure to be a great way to slow down for a couple of hours and enjoy the music, costumes, and seasonal story. Home for the Holidays For our team, these community events are part of what Winston-Salem feel like home. Its kids bundled in the backseat on the way to see the lights, neighbors meeting for the first time at a parade, or friends gathering in the kitchen after a show. If you’re thinking about putting down roots in the Triad, the Sharpe Mortgage Team is here to help. We’ll walk you through your options, answer questions, and help you find a home base that fits your life in every season. Ready to explore your next move? Call the Sharpe Mortgage Team at (336) 575-9448 to get started.
Saving for a down payment is often the biggest challenge buyers face. With rent, rising prices, and daily expenses, it can feel impossible. For many, a financial gift from family makes homeownership possible. Around the holidays, some families choose to turn part of their gift-giving into something bigger, like helping with a down payment. But gift funds can be used at any time of year, and lenders work with them regularly. The key is knowing the rules and getting the details right from the start. What Are Gift Funds? Gift funds are money someone gives you to help purchase a home, with no expectation of being paid back. Depending on your loan, gift funds may go toward your down payment, closing costs, and sometimes required reserves. Gift funds cannot be treated as a secret loan. If there is an agreement to repay the money later, it may cause problems with your mortgage approval and could even violate the rules of the loan. Who Can Give a Down Payment Gift? Different loan programs have their own rules, but in general, acceptable donors are usually immediate family, which often includes: Parents or step-parents Grandparents Siblings and children Spouses and domestic partners In many cases, a fiancé or longer-term romantic partner Gift funds cannot come from anyone who benefits from the sale, such as: The seller Your real estate agent The builder or developer Anyone else who might be paid a commission on the transaction Gift funds are generally for primary residences and sometimes second homes but are usually not allowed on investment properties. Your lender will look at who gave the money and how you are related, so be upfront about it early in the process. How to Document Gift Funds the Right Way Lenders are required to verify the source of your down payment and confirm that gift money is, in fact, a gift. That means a clear paper trail is a necessity. Here’s what that usually involves: Talk to Your Lender First Before anyone writes a check or sends a wire, have a conversation with your loan officer. They will be able to tell you what your loan program requires, so you don’t have to guess. Get a Gift Letter Signed Most lenders require a signed gift letter with the following information: Donor’s name and contact information Their relationship with you The exact amount of the gift A statement that the funds are a gift and do not need to be repaid Your lender will likely provide a simple template to make it easy. Show Proof of the Donor’s Funds In some cases, the donor may be asked to provide a recent bank statement or similar document to prove they had the funds available before the gift. This helps the lender verify that the money is legitimate and was not borrowed elsewhere. Show Proof of the Transfer You’ll also need to document how the money was deposited into your account. This can include: A copy of the cashier’s check or wire confirmation The donor’s bank statement showing the withdrawal Your bank statement showing the deposit It’s important to avoid large, unexplained cash deposits. Without clear documentation, it’s one of the most common reasons gift funds create delays. How the Sharpe Mortgage Team Can Help Using gift funds doesn’t need to be complicated. With the right guidance, it can be just another step in your homebuying plan. If you’re thinking about using a financial gift for your down payment, don’t hesitate to reach out. Our team can: Explain how gift funds work for your loan type Provide the right gift letter and documentation checklist Help you and your family members feel comfortable with each step Ready to talk through your options? Contact The Sharpe Mortgage Team at (336) 575-9448 to get started with a personalized plan.
