Frequently Asked Questions

Q: Do you specialize in VA loans?

A: Yes. Ben Miller specializes in VA loans for veterans, active duty service members, and their families, including VA purchase loans and VA refinancing. He is licensed in Tennessee and Virginia.

Q: What areas do you serve?

A: Ben Miller serves home buyers across Northeast Tennessee, including Jonesborough, Johnson City, and Kingsport, and he is also licensed in Virginia.

Q: Do you offer down payment assistance?

A: Yes. Ben Miller offers THDA down payment assistance in Tennessee and VHDA down payment assistance in Virginia for eligible buyers.

Q: How do I start an application?

A: You can apply online at benmillerloans.com or call (423) 430-9278 to schedule a consultation.

Q: How much house can I afford in Northeast Tennessee?

A: It depends on your income, your monthly debts, your credit, and the loan program you qualify for. Lenders compare your total monthly debts, including the new house payment, against your gross income. Online calculators give you a ballpark. A pre-approval based on your actual verified documents gives you the real number, and it is the number sellers and listing agents take seriously. I run that analysis on your real income, debts, and credit before you start shopping, so you are looking at homes in the right range from day one.

Q: How soon can I buy a house?

A: It depends on where you stand today with credit, savings, and income. Some buyers are ready right now. Others need 30, 60, or 90 days to pay down a balance, correct a credit report error, or build up funds for closing. A pre-approval conversation tells you honestly which group you are in and what to work on if you are not ready yet. There is no cost and no obligation to find out. I do not charge you upfront for your credit report, and I do not collect for the appraisal upfront either. Some lenders and mortgage brokers charge upfront for the credit report and again for the appraisal when it is ordered, so it is worth asking before you apply anywhere.

Q: Are there zero down payment options in Northeast Tennessee?

A: Yes, for buyers who qualify. VA loans offer zero down payment for veterans, active duty service members, and eligible surviving spouses, with no monthly mortgage insurance. A VA funding fee applies on most VA loans and can be rolled into the loan, and veterans with a service-connected disability are generally exempt from it. USDA loans also offer zero down payment for buyers purchasing in eligible areas, and much of Northeast Tennessee falls inside USDA eligible territory. If neither fits, down payment assistance through THDA in Tennessee or VHDA in Virginia can cover part or all of a down payment for qualifying buyers, and I will check those before assuming you need to save longer.

Q: What credit score do I need to buy a house?

A: It depends on the program. The VA itself sets no minimum credit score for a VA loan, though individual lenders set their own requirements on top of VA guidelines. FHA loans can work with scores around 580. Conventional loans generally require a score of about 620 or higher. A lower score rarely means an automatic no; it usually changes which programs and terms you qualify for. If you are not sure where you stand, finding out is free and takes one conversation.