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that’s right for you.
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Discover how Geovanne Colon simplifies the mortgage qualification process for you.
Apply today for the mortgage
that’s right for you.
Unlock Low Rates with Ease
Discover how Geovanne Colon simplifies the mortgage qualification process for you.
Low Rate.
Zero Hassles.
Get a free quote
Low Rate.
Zero Hassles.
Get a free quote
Feel Overwhelmed by Mortgage Choices? I Understand.
Feeling Lost in a Sea of Mortgage Options? Finding the right mortgage can be a daunting task. With an overwhelming array of rates, terms, and lenders, it's easy to feel lost and uncertain. Are you worried about high interest rates, hidden fees, or choosing a mortgage that doesn't fit your long-term goals?
Welcome to Your Gateway to Home Ownership
Embark on a seamless journey towards your dream home with Geovanne Colon, your trusted ally in mortgage solutions. With years of expertise and a commitment to securing the lowest rates, my mission is to transform the complex landscape of home financing into a simplified, transparent path leading straight to the keys of your new home.
Why Choose Us?
Ready to Start?
Your perfect home won't wait forever, and neither should you. Begin your journey today with a loan officer that puts you first. By choosing us, you're not just getting a loan – you're gaining a lifelong partner in all your mortgage endeavors.
Start your no-obligation consultation now and join the myriad of satisfied homeowners who have unlocked the doors to their future with ease and confidence. Dive into our world of simplified lending, and let's turn your homeownership dreams into reality.
Welcome Home!
Loan Programs We Help With
Seamless Solutions, Limitless Possibilities
Residential Mortgage Programs
1. FHA Loans
Federal Housing Administration (FHA) Loans
• Suitable for first-time homebuyers
• Low down payment options (as low as 3.5%)
• Requires mortgage insurance
• Lenient credit scores accepted
• 203K Renovation Loans Available
2. Conventional Loans
Conventional Mortgage Loans
• Preferred by borrowers with stronger credit
• Down payments as low as 3%
• Available in fixed or adjustable rates
• No government insurance premiums
• HomeStyle Renovation Loan Available
3. USDA Loans
US Department of Agriculture (USDA) Loans
• Ideal for eligible rural and suburban homebuyers
• Zero down payment
• Low insurance costs
• Income and geographic restrictions apply
4. VA Loans
Veterans Affairs (VA) Mortgage Loans
• Exclusively for veterans, active-duty service members, and eligible spouses
• No down payment required
• No mortgage insurance needed
• Competitive interest rates
A. ITIN - No Social Security Loans
• For borrowers with an Individual Tax Identification Number
• Lacks Social Security number
B. 1099 Loans
• Designed for independent contractors or self-employed individuals
• Based on the 1099 tax form income
C. VOE Only
• Verification of employment as the primary source of income validation
D. Asset Depletion
• Utilizes borrower's liquid assets for qualification purposes
E. Bank Statement Loans
• Income based on bank statements, suitable for self-employed borrowers
F. DSCR - Investor No Income Verification
• For real estate investors, using property cash flow as a qualification metric
Non-Qualified Mortgage (Non-QM) Loans
Loan Programs We Help With
Seamless Solutions, Limitless Possibilities
Residential Mortgage Programs
1. FHA Loans
Federal Housing Administration (FHA) Loans
• Suitable for first-time homebuyers
• Low down payment options (as low as 3.5%)
• Requires mortgage insurance
• Lenient credit scores accepted
2. Conventional Loans
Conventional Mortgage Loans
• Preferred by borrowers with stronger credit
• Down payments as low as 3%
• Available in fixed or adjustable rates
• No government insurance premiums
3. USDA Loans
US Department of Agriculture (USDA) Loans
• Ideal for eligible rural and suburban homebuyers
• Zero down payment
• Low insurance costs
• Income and geographic restrictions apply
4. VA Loans
Veterans Affairs (VA) Loans
• Exclusively for veterans, active-duty service members, and eligible spouses
• No down payment required
• No mortgage insurance needed
• Competitive interest rates
Non-Qualified Mortgage (Non-QM) Loans
A. ITIN - No Social Security Loans
• For borrowers with an Individual Tax Identification Number
• Lacks Social Security number
B. 1099 Loans
• Designed for independent contractors or self-employed individuals
• Based on the 1099 tax form income
C. VOE Only
• Verification of employment as the primary source of income validation
D. Asset Depletion
• Utilizes borrower's liquid assets for qualification purposes
E. Bank Statement Loans
• Income based on bank statements, suitable for self-employed borrowers
F. DSCR - Investor No Income Verification
• For real estate investors, using property cash flow as a qualification metric
More Loan Programs
Foreign National Loans
• Tailored for non-U.S. citizens looking to buy investment or vacation properties in the U.S.
• May require larger down payments and proof of foreign income.
Jumbo Loans
• Exceed the loan limits set by the FHFA for conventional mortgages.
• Requires non-traditional underwriting to accommodate the larger loan amount.
Real Estate Investor Loans
• Customized loans for experienced real estate investors.
• Can include options for multiple properties under a single loan (blanket loans).
Non-Warrantable Condo Loans
• For condos that do not meet specific requirements by Fannie Mae or Freddie Mac.
• Necessary for financing condos in buildings with more owner-occupied spaces or litigation issues.
Credit Event Loans
• Available to borrowers with significant derogatory credit events, such as bankruptcy or foreclosure.
• Typically requires a higher down payment or additional reserves.
Hard Money/Private Lending
•For immediate or short-term financing needs
• Higher-cost, short-term loans
• Asset-based lending criteria
• Terms typically around 12 months
Fix and Flips
• Loans crafted for renovating and flipping properties
Commercial Loans
•Tailored for businesses to purchase or refinance commercial property
• Offering solutions for office buildings, retail spaces, and industrial properties
• Custom terms to align with business strategies
New Construction
• Financing for ground-up construction projects
Small Business Administration (SBA) Loans
• Federally backed to help start or grow a business
• Lower down payments
• Longer repayment terms
• Focused on small businesses
Bridge Loans
• Short-term loans to bridge the gap during transitional periods
Down Payment Assistance Programs
• Provides prospective homebuyers with loans or grants that they can use toward the down payment for a house.
• Most down payment assistance programs are designed for first-time homebuyers and offered by various institutions, such as government, non-profits, or lenders.
More Loan Programs
Foreign National Loans
• Tailored for non-U.S. citizens looking to buy investment or vacation properties in the U.S.
• May require larger down payments and proof of foreign income.
Jumbo Loans
• Exceed the loan limits set by the FHFA for conventional mortgages.
• Requires non-traditional underwriting to accommodate the larger loan amount.
Real Estate Investor Loans
• Customized loans for experienced real estate investors.
• Can include options for multiple properties under a single loan (blanket loans).
Non-Warrantable Condo Loans
• For condos that do not meet specific requirements by Fannie Mae or Freddie Mac.
• Necessary for financing condos in buildings with more owner-occupied spaces or litigation issues.
Credit Event Loans
• Available to borrowers with significant derogatory credit events, such as bankruptcy or foreclosure.
• Typically requires a higher down payment or additional reserves.
Hard Money/Private Lending
•For immediate or short-term financing needs
• Higher-cost, short-term loans
• Asset-based lending criteria
• Terms typically around 12 months
Fix and Flips
• Loans crafted for renovating and flipping properties
Commercial Loans
•Tailored for businesses to purchase or refinance commercial property
• Offering solutions for office buildings, retail spaces, and industrial properties
• Custom terms to align with business strategies
New Construction
• Financing for ground-up construction projects
Small Business Administration (SBA) Loans
• Federally backed to help start or grow a business
• Lower down payments
• Longer repayment terms
• Focused on small businesses
Bridge Loans
• Short-term loans to bridge the gap during transitional periods
Down Payment Assistance Programs
• Provides prospective homebuyers with loans or grants that they can use toward the down payment for a house.
• Most down payment assistance programs are designed for first-time homebuyers and offered by various institutions, such as government, non-profits, or lenders.
Who We Help?
Seamless Solutions, Limitless Possibilities
First Time Home Buyers
We know how overwhelming the process of buying a home is, especially if it is the first time that you're doing it. We will work closely with you to explain the process, to protect you from making mistakes that could cost you later, and to ensure that your mortgage gets approved and you get the home that you are so excited to be buying!
Move Up and Second Home Buyers
Buying a new home when you currently own one has it's own unique set of concerns. We can answer all of your questions about how to qualify and purchase a home when you already own one whether you're buying a new primary residence or a second vacation home.
Refinancing Home Owners
If you already own your home but you are looking to refinance to either save money with a lower interest rate or possibly take some cash out for any reason, we can help you with that. We also can show you how to make sure you are structuring your new financing to get the best deal possible.
Investment Buyers
If you're buying real estate for investment purposes, we can help you secure low rate financing to maximize your ROI.
Seniors Seeking Reverse Mortgages
If you are 62 years or older and are looking for options to stay in your home without a mortgage payment or to access your home's equity while still living there, I can answer your questions about reverse mortgages so you can decide if they are right for you.
What My Clients Say
Ready to Find Your Perfect Mortgage?
Are You A First Time Home Buyer?
Download Our Free Home Buyer's Guide
Other Resources You'll Find Helpful
Buyer's Guide for Real Estate Agent
(English)
Buyer's Guide for Real Estate Agent
(Spanish)
Seller's Guide for Real Estate Agent
(English)
Seller's Guide for Real Estate Agent
(Spanish)
Calculate Your Mortgage Payment
Our Blogs
Buying in a Hot Market: How to Get Your Offer Accepted in Boston’s Competitive Housing Market
Buying in a Hot Market: How to Get Your Offer Accepted in Boston’s Competitive Housing Market
Boston’s real estate market has long been known for its competitiveness, with limited housing inventory, high demand, and rising prices. Whether you're a first-time homebuyer, relocating to the area, or a seasoned investor, navigating Boston’s fast-paced housing environment in 2025 requires strategy, preparation, and creativity.
As a Massachusetts mortgage broker with years of experience helping buyers across Boston, Cambridge, Brookline, and beyond, I’ve seen what works (and what doesn’t) when trying to win a bidding war. In this guide, I’ll break down everything you need to know to boost your odds of success.
Why Boston’s Real Estate Market Is So Hot
Boston is a magnet for professionals, students, researchers, and families alike. With its world-class hospitals, universities, tech startups, and financial institutions, there’s constant demand for housing. Combine this with:
Low housing inventory
Strict zoning laws limiting new construction
High-paying jobs driving demand
Desirable neighborhoods like South End, Back Bay, and Charlestown
...and you get fierce competition.
1. Get Pre-Approved With a Local, Reputable Lender
A pre-approval letter isn’t optional in this market — it’s the bare minimum. But not all pre-approvals are created equal. Sellers and listing agents trust offers backed by local lenders who understand Boston’s unique closing timelines and property quirks (like condos with HOA complications).
💡 Tip: Go a step further with a fully underwritten pre-approval — this shows sellers your loan is practically guaranteed, giving you a competitive edge.
Why Local Matters
National lenders may offer flashy rates online, but local brokers:
Understand neighborhood-specific appraisal challenges
Have relationships with local underwriters and attorneys
Can often close faster
2. Work With a Savvy, Connected Realtor
An experienced local agent can help you:
Get early access to listings before they hit Zillow
Craft competitive offers tailored to each seller
Understand if a property is underpriced to start a bidding war
Know when a home is likely to go over asking
They may even have relationships with listing agents — and in a market like Boston, trust and communication can make or break a deal.
3. Make Your Offer Stand Out (Without Always Being the Highest)
Money talks, but terms walk. Here are offer strategies that can help you win:
✅ Offer Above Asking (But Be Smart)
In neighborhoods like Jamaica Plain or Somerville, homes regularly sell 5-10% over list. Your realtor can guide you based on comps and how long the property has been on the market.
✅ Include an Escalation Clause
This clause lets your offer automatically increase if competing offers come in — up to a certain limit.
✅ Increase Earnest Money Deposit
This shows you’re serious. 5-10% instead of the usual 1-3% can signal commitment.
✅ Flexible Closing Timeline
Accommodate the seller’s needs — whether they want to move out fast or need a rent-back agreement.
✅ Minimize Contingencies
Waive inspection (or do a pre-offer inspection)
Shorten financing contingency period
Waive appraisal contingency if you have cash to cover a shortfall
⚠️ Note: These tactics involve risk. Only waive contingencies if your agent and lender agree it’s financially safe.
4. Write a Personal Letter (Sometimes)
A heartfelt letter can help you stand out — especially if the seller has lived in the home for decades. Keep it short and sincere:
"We fell in love with your home the second we walked in. We could picture our family gathered in the kitchen just like yours."
Be cautious: Some sellers don’t read letters due to fair housing laws. Your agent will know if it’s appropriate.
5. Understand the Psychology of the Seller
Every seller has different motivations:
Some want top dollar
Some want a quick, painless sale
Some are emotionally tied to the property
Your realtor can help identify what matters most. Matching your offer to the seller’s priorities makes it more likely to be accepted.
6. Be Fast, Flexible, and Focused
In Boston, homes go under agreement in days — sometimes hours. Here’s how to be ready:
Set alerts on MLS/Zillow/Realtor.com
Visit homes same-day if possible
Keep pre-approval updated every 30-45 days
Time is money. Being decisive could win you your dream home.
7. Work With a Broker Who Can Communicate Quickly
As a mortgage broker, I’ve helped buyers get last-minute pre-approval updates, funding letters, and quick turnarounds to help secure deals.
Realtors know which brokers get things done — and that matters when agents evaluate competing offers. A great team (realtor + lender + attorney) means smoother closings.
8. Explore Off-Market and Coming Soon Opportunities
In a tight inventory market, the best deals never hit the open market. Your agent may know of properties:
Coming soon
Seller-testing
FSBO (For Sale By Owner)
Some mortgage brokers also get leads through investor or relocation networks.
9. Consider Renovation Loan Options
If you’re struggling to find a move-in ready home, consider buying a fixer-upper with a renovation loan like:
FHA 203(k)
Fannie Mae HomeStyle
These allow you to finance the purchase and repairs into one loan. Your dream kitchen or new roof could be part of your mortgage.
10. Have a Plan B and Stay Encouraged
Homebuying in Boston can be emotionally taxing. You may lose out on several homes before you win one. That doesn’t mean you’re doing it wrong.
Keep your financial documents updated, stay in close contact with your broker and realtor, and don’t overextend your budget.
You only need one "yes."
Areas Where Competition Is Especially Fierce
Certain neighborhoods are hotter than others:
Cambridge: Tech and biotech central
Brookline: Top-ranked schools, transit access
South End: Brownstones + walkability
Jamaica Plain: Vibrant, artsy, green
Dorchester & East Boston: Hot up-and-coming spots
Prices vary, but multiple offers are common everywhere.
Final Thoughts: Winning in Boston Without Losing Your Mind
You don’t have to be the highest bidder every time to win a home. But you do need to be the smartest. That means:
Being financially prepared
Crafting strong offers
Acting fast
Working with experienced professionals
If you're serious about buying in Boston, the right mortgage strategy can make all the difference.
Let’s Talk Strategy — Get a Local Mortgage Expert on Your Side
Want to get pre-approved fast or learn more about your options in today’s market?
📞 Contact me today at 1-617-821-1757
📧 Email: [email protected]
🌐 Visit: loanswithgeo.com
NMLS : 1880655
Company NMLS: MB9462
Let’s build a plan that gets you the keys to your new Boston home — without losing sleep or blowing your budget.
Buying in a Hot Market: How to Get Your Offer Accepted in Boston’s Competitive Housing Market
Buying in a Hot Market: How to Get Your Offer Accepted in Boston’s Competitive Housing Market
Boston’s real estate market has long been known for its competitiveness, with limited housing inventory, high demand, and rising prices. Whether you're a first-time homebuyer, relocating to the area, or a seasoned investor, navigating Boston’s fast-paced housing environment in 2025 requires strategy, preparation, and creativity.
As a Massachusetts mortgage broker with years of experience helping buyers across Boston, Cambridge, Brookline, and beyond, I’ve seen what works (and what doesn’t) when trying to win a bidding war. In this guide, I’ll break down everything you need to know to boost your odds of success.
Why Boston’s Real Estate Market Is So Hot
Boston is a magnet for professionals, students, researchers, and families alike. With its world-class hospitals, universities, tech startups, and financial institutions, there’s constant demand for housing. Combine this with:
Low housing inventory
Strict zoning laws limiting new construction
High-paying jobs driving demand
Desirable neighborhoods like South End, Back Bay, and Charlestown
...and you get fierce competition.
1. Get Pre-Approved With a Local, Reputable Lender
A pre-approval letter isn’t optional in this market — it’s the bare minimum. But not all pre-approvals are created equal. Sellers and listing agents trust offers backed by local lenders who understand Boston’s unique closing timelines and property quirks (like condos with HOA complications).
💡 Tip: Go a step further with a fully underwritten pre-approval — this shows sellers your loan is practically guaranteed, giving you a competitive edge.
Why Local Matters
National lenders may offer flashy rates online, but local brokers:
Understand neighborhood-specific appraisal challenges
Have relationships with local underwriters and attorneys
Can often close faster
2. Work With a Savvy, Connected Realtor
An experienced local agent can help you:
Get early access to listings before they hit Zillow
Craft competitive offers tailored to each seller
Understand if a property is underpriced to start a bidding war
Know when a home is likely to go over asking
They may even have relationships with listing agents — and in a market like Boston, trust and communication can make or break a deal.
3. Make Your Offer Stand Out (Without Always Being the Highest)
Money talks, but terms walk. Here are offer strategies that can help you win:
✅ Offer Above Asking (But Be Smart)
In neighborhoods like Jamaica Plain or Somerville, homes regularly sell 5-10% over list. Your realtor can guide you based on comps and how long the property has been on the market.
✅ Include an Escalation Clause
This clause lets your offer automatically increase if competing offers come in — up to a certain limit.
✅ Increase Earnest Money Deposit
This shows you’re serious. 5-10% instead of the usual 1-3% can signal commitment.
✅ Flexible Closing Timeline
Accommodate the seller’s needs — whether they want to move out fast or need a rent-back agreement.
✅ Minimize Contingencies
Waive inspection (or do a pre-offer inspection)
Shorten financing contingency period
Waive appraisal contingency if you have cash to cover a shortfall
⚠️ Note: These tactics involve risk. Only waive contingencies if your agent and lender agree it’s financially safe.
4. Write a Personal Letter (Sometimes)
A heartfelt letter can help you stand out — especially if the seller has lived in the home for decades. Keep it short and sincere:
"We fell in love with your home the second we walked in. We could picture our family gathered in the kitchen just like yours."
Be cautious: Some sellers don’t read letters due to fair housing laws. Your agent will know if it’s appropriate.
5. Understand the Psychology of the Seller
Every seller has different motivations:
Some want top dollar
Some want a quick, painless sale
Some are emotionally tied to the property
Your realtor can help identify what matters most. Matching your offer to the seller’s priorities makes it more likely to be accepted.
6. Be Fast, Flexible, and Focused
In Boston, homes go under agreement in days — sometimes hours. Here’s how to be ready:
Set alerts on MLS/Zillow/Realtor.com
Visit homes same-day if possible
Keep pre-approval updated every 30-45 days
Time is money. Being decisive could win you your dream home.
7. Work With a Broker Who Can Communicate Quickly
As a mortgage broker, I’ve helped buyers get last-minute pre-approval updates, funding letters, and quick turnarounds to help secure deals.
Realtors know which brokers get things done — and that matters when agents evaluate competing offers. A great team (realtor + lender + attorney) means smoother closings.
8. Explore Off-Market and Coming Soon Opportunities
In a tight inventory market, the best deals never hit the open market. Your agent may know of properties:
Coming soon
Seller-testing
FSBO (For Sale By Owner)
Some mortgage brokers also get leads through investor or relocation networks.
9. Consider Renovation Loan Options
If you’re struggling to find a move-in ready home, consider buying a fixer-upper with a renovation loan like:
FHA 203(k)
Fannie Mae HomeStyle
These allow you to finance the purchase and repairs into one loan. Your dream kitchen or new roof could be part of your mortgage.
10. Have a Plan B and Stay Encouraged
Homebuying in Boston can be emotionally taxing. You may lose out on several homes before you win one. That doesn’t mean you’re doing it wrong.
Keep your financial documents updated, stay in close contact with your broker and realtor, and don’t overextend your budget.
You only need one "yes."
Areas Where Competition Is Especially Fierce
Certain neighborhoods are hotter than others:
Cambridge: Tech and biotech central
Brookline: Top-ranked schools, transit access
South End: Brownstones + walkability
Jamaica Plain: Vibrant, artsy, green
Dorchester & East Boston: Hot up-and-coming spots
Prices vary, but multiple offers are common everywhere.
Final Thoughts: Winning in Boston Without Losing Your Mind
You don’t have to be the highest bidder every time to win a home. But you do need to be the smartest. That means:
Being financially prepared
Crafting strong offers
Acting fast
Working with experienced professionals
If you're serious about buying in Boston, the right mortgage strategy can make all the difference.
Let’s Talk Strategy — Get a Local Mortgage Expert on Your Side
Want to get pre-approved fast or learn more about your options in today’s market?
📞 Contact me today at 1-617-821-1757
📧 Email: [email protected]
🌐 Visit: loanswithgeo.com
NMLS : 1880655
Company NMLS: MB9462
Let’s build a plan that gets you the keys to your new Boston home — without losing sleep or blowing your budget.
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South Wind Financial, Inc.
Mortgage Broker Lic #MB9462
Branch NMLS #86116
1356 Atwood Ave. Johnston, RI 02919
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