Mortgage Broker in Virginia

A bank can only sell you the one mortgage that bank offers. As a licensed Virginia mortgage broker, Home Loans Inc submits one application and puts your file in front of 50+ wholesale lenders at once, then takes the strongest approval back to you. That difference is biggest in Virginia for two reasons most buyers never hear about until they are already under contract.

First, lenders stack their own credit overlays on top of agency rules, so the same Virginia borrower can be approved by one investor and declined by another on identical income and credit. Shopping the file finds the lender who actually wants your scenario. Second, Virginia is a deed-of-trust state, not a mortgage state: your loan is secured by a deed of trust with a neutral trustee, and a default is resolved through non-judicial foreclosure rather than a court process. That makes Virginia an efficient, low-friction state for lenders to write in, which is exactly the kind of market where having 50+ of them compete for your loan pays off.

Founder Jason Sharon is a U.S. Navy veteran who built Home Loans Inc as a veteran-owned brokerage; he holds NMLS #1281448 (company NMLS #1728740) and has spent 8+ years originating across exactly these loan programs. You work the whole loan online with one broker, not a rotating call-center queue.

Virginia is really two lending markets in one state, and the dividing line is the conforming loan limit. For 2026 the baseline one-unit conforming limit is $832,750 across most of Virginia. But the high-cost Washington, D.C. suburbs, Arlington, Fairfax, Loudoun, Prince William, and the independent cities of Alexandria, Fairfax, Falls Church, Manassas, and Manassas Park, carry the federal high-cost ceiling of $1,249,125 for a one-unit home. That gap is the single most important number for a Northern Virginia buyer.

Here is why it matters in practice. In the high-cost counties you can finance up to about $1.25M and still use a high-balance conforming loan, with its lower down-payment options, rather than crossing into jumbo territory. Cross that ceiling and you are in jumbo underwriting, with its own reserve and documentation rules. For veterans, the math is different again: a buyer with full VA entitlement has no VA loan limit at all, but if your entitlement is partial, the county limit caps the zero-down portion, and above it we structure a VA-jumbo with a down payment only on the overage. We run all three scenarios, high-balance conforming, jumbo, and VA-jumbo, on your actual numbers so you know your real cash to close before you tour NoVA listings.

Virginia runs some of the better first-time buyer support in the country, and a broker who pairs it with the right first mortgage is how you actually use it. Virginia Housing (the agency formerly known as VHDA) offers a Down Payment Assistance Grant of roughly 2 to 2.5% of the purchase price, and because it is a true grant it never has to be repaid. Separately, the Commonwealth's DHCD runs the HOMEownership Down Payment and Closing Cost Assistance program for income-eligible first-time buyers at or below 80% of area median income. Most of these programs require a Virginia Housing-approved homebuyer education course before closing and have income and purchase-price limits that vary by county.

We help you check which program you qualify for and, just as important, pair it cleanly with a first-time buyer loan, a conventional loan, or an FHA loan so the assistance and the mortgage work together instead of canceling each other out. A first-time buyer in Virginia is generally someone who has not owned a primary residence in the past three years, which means more people qualify than expect to.