Before you look at homes, get pre-approved. A pre-approval letter (not pre-qualification) is the difference between an accepted offer and a rejected one. In Northeast Florida, almost no seller takes you seriously without one.
The lender below is who Tim works with most often. She has a track record of clear communication, on-time closings, and patient guidance for both first-time buyers and seasoned homeowners. Reach out directly — tell her Tim sent you.
Tim's go-to loan officer
12+ years in finance and auditing before moving into mortgage lending. Background in financial compliance and credit union operations means she anticipates problems before they become problems. Lives in Green Cove Springs, knows Northeast Florida agents and timelines firsthand. Most pre-approvals turn around in 24 hours.
Loan programs worth knowing about
Frequently asked questions
Do I need a pre-approval before I start looking at homes?
Yes. Without a pre-approval letter, most sellers in Northeast Florida won't accept your offer — and you risk falling in love with a home outside your real budget. Pre-approval typically takes 24–48 hours and costs nothing.
Should I use my bank or a local mortgage lender?
Local lenders in Northeast Florida usually move faster, communicate better with the listing agent, and know our local appraisers. National banks can be cheaper on rate but often slower at closing. Shea Sherman at First Coast Mortgage Funding is local to Green Cove Springs and consistently closes on schedule.
What's the difference between pre-qualified and pre-approved?
Pre-qualified is a quick estimate based on what you tell the lender. Pre-approved means the lender pulled your credit, verified your income, and committed in writing to lend up to a specific amount. Always get pre-approved before making offers.
Wait — your wife is the lender? Isn't that a conflict?
Fair question, and worth answering directly. Yes, Shea Sherman is my wife. She's a fully licensed mortgage loan officer at First Coast Mortgage Funding, and I'm a licensed real estate agent — two separate businesses with no shared compensation. RESPA law prohibits referral kickbacks between agents and lenders, and we follow it strictly.
I recommend Shea because she closes on time and treats my clients well, not because we share a household. If you'd rather use a different lender for any reason — a second opinion, an existing banking relationship, a specialty program — just call or text me and I'll point you to other professionals who do good work.
Can I use a VA loan in Northeast Florida?
Yes — VA loans are widely accepted across Northeast Florida, especially near NAS Jacksonville and Mayport. Tim is a Navy veteran and works with VA buyers regularly. The lenders above who specialize in VA loans are flagged.
How much do closing costs run in Northeast Florida?
Plan on 2–3% of the purchase price for buyer closing costs in Florida, plus your down payment. Some loan programs allow seller credits to cover part of this. Tim can run a buyer net sheet so you see the real out-of-pocket number before you write an offer.
Ready to get pre-approved?
Pick a lender above and reach out directly, or book a quick call with Tim and he'll point you to the right one for your situation.
📅 Book 15 min with Tim 📞 Call nowFrequently Asked Questions & Local Intelligence
Q: How do CDD fees and HOA dues affect monthly costs?
A: Community Development District (CDD) bonds finance a community's infrastructure and are repaid through an assessment on the property tax bill, usually over decades; the amount differs by community and phase. HOA fees are separate and cover common-area maintenance. Ask how much bond debt remains on the specific lot — a district whose debt is nearly repaid costs less to own.
Q: What builder flex incentives are available for new construction?
A: Many builders offer incentive packages — often as rate buydowns or closing-cost credits through a preferred lender — and the amounts change month to month and community to community. Always get the current incentive sheet in writing and compare it against the total price, not in isolation. Bringing an independent buyer agent to your first visit protects your pricing rights. Homes zoned for highly rated schools often carry a price premium over otherwise comparable homes zoned elsewhere — the size of that premium shifts with the market, so compare recent sales on both sides of the boundary.
Q: What is the difference between an instant cash offer and listing on MLS?
A: A cash offer trades speed and certainty — an as-is close in days, no showings — against the open market, which usually nets more but takes longer and depends on condition, pricing and timing. Run both numbers side by side before deciding.