Your Local Mortgage Lender
Located in Appleton, Wisconsin
Personalized Mortgage Experience
Tom Seaman offers personalized service and loan options you'll love. We shop multiple lenders to find the best rate and product for you, getting you into your dream home faster.
With wholesale interest rates and cutting-edge technology, we make the mortgage process seamless. Trust the experts who focus solely on mortgages. Support your local community and experience elite client service.
Let us help you achieve your homeownership dreams!
The Home Loan Process
Mortgage Pre-Approval
Get pre-approved from one of our Loan Officers to see how much you can afford.
House Shopping
Work with a trusted Real Estate Agent to find a home you would like to move into.
Loan Application
Complete your home loan application to get the lending process started.
Don't take my word for it
Mortgage Programs
Experience the best mortgage experience located in Appleton, Wisconsin.
Home Loan Options
Our experienced mortgage advisors will walk you through the best mortgage loan program that will fit your specific scenario.
Conventional Home Loans.
FHA Home Loans.
USDA Home Loans.
VA Home Loans.
Frequently Asked Questions
How often can I refinance my mortgage?
There is no limit to the number of times you can refinance. However, you must qualify every time you apply and there will be costs associated with closing the loan each time.
Can I buy a home if I do not have money for a down payment?
Yes! There are a number of bond programs that offer low or no down payment financing options.
How do I know which mortgage is right for me?
The key to choosing the right mortgage is to understand the range of options and features available to you, as well as your budget, circumstances, and goals. Our licensed mortgage professionals are here to help you navigate that process. The more you know, the more comfortable and confident you will be choosing the best option for you and your family.
How long will the loan process take?
The Truth in Lending Act (TILA) does not permit a lender to close a loan until at least seven (7) business days have passed from the date your application was received. A typical home loan takes 30 days, as a number of third-party services such as appraisals, title work, and credit are required in conjunction with the mortgage process. Once you familiarize your Loan Officer with the details of your specific loan scenario, they will be able to provide you with a more specific timeline.
Will I qualify for a home loan?
The only way to find out is to speak with a qualified mortgage professional. Our Loan Officers have helped numerous clients who didn’t know if they could qualify to become home owners. We take the time to understand your financial situation and long-term financial goals, and then match you with the loan program that best fits your needs. Your approval for a loan may also largely depend on the price of the home you are financing. Getting pre-qualified prior to beginning your home search can give you an idea of what you may be able to afford.
Why do people refinance their mortgages?
Homeowners typically refinance to save money, either by obtaining a lower interest rate or by reducing the term of their loan. Refinancing is also a way to convert an adjustable loan to a fixed loan or to consolidate debts.
How much money will I have to pay upfront to buy a home?
This question does not have a simple, one-size-fits-all answer. The exact amount will depend on the price of the home you buy as well the type of mortgage financing you choose. Depending on your loan program, your down payment could be as much as 20% of the home’s price or as little as 3%, while some loans require no down payment at all.
Can I get a mortgage after bankruptcy?
You may still qualify for a home loan even if you have experienced a bankruptcy. The best way to find out if you qualify is to talk with a Loan Officer to discuss your options. Be sure to bring all paperwork regarding your bankruptcy so your Loan Officer can find the program that best fits your situation.
Should I lock my interest rate now, or wait until we are closer to our closing?
Interest rates fluctuate all day, every day. If an interest rate is good, it may be in your best interest to lock now. If you wait, you run the risk of an increase in rates later. If you are concerned that rates may go down after you lock, contact your Loan Officer to discuss your options. Some programs allow you to lock for an extended period and choose to lower your rate should a better one become available.
Most Recent Blog Updates
The Renter Built Zero Equity in Year One and the Buyer Built Over 24000 Dollars Here Is the Math
The Side-by-Side Comparison That Changes How You Think About That $900 Difference
There is a $500,000 house on the market right now. You can rent it for $2,500 a month or buy it for $3,400 a month. That $900 difference feels significant and for a lot of people it is the number that keeps them renting rather than buying.
But here is what happens when you actually run the numbers on both sides over 12 months.
What the Renter Builds in Year One
The renter pays $2,500 every single month. After 12 months they have paid $30,000 in rent. The landlord's mortgage is paid down. The landlord's equity has grown. The landlord's net worth has increased.
The renter's net worth from this housing decision after 12 months of payments?
Zero.
Every dollar left their account and built something for someone else. That is not a judgment. It is just math.
What the Buyer Builds in Year One
The buyer pays $3,400 every month. That number is higher and it is real. But here is what is happening inside that payment that the rent comparison completely misses.
Every month approximately $450 of that mortgage payment reduces the outstanding loan balance. That money does not disappear. It becomes equity. It is the buyer's money being stored in the asset rather than handed to someone else permanently.
At 4 percent annual appreciation a $500,000 home gains approximately $20,000 in value over the year. That works out to roughly $1,600 per month in appreciation adding to the buyer's net worth simply by virtue of owning the asset during a period when it is growing in value.
Combined the buyer is building approximately $2,050 per month in net worth through principal paydown and appreciation. Over 12 months that is more than $24,000 in real financial progress.
What the $900 Difference Actually Is
The renter is paying $2,500 and building nothing. The buyer is paying $3,400 and building $2,050 every month in net worth.
As Tom Seaman explains that $900 monthly difference is not a cost. It is the price of access to $2,050 per month in wealth building. Looked at that way the buyer is getting a return on that $900 that almost no other monthly expenditure in personal finance can match.
The renter ends year one having spent $30,000 with nothing to show for it financially. The buyer ends year one having spent $40,800 in total housing costs but having gained more than $24,000 in net worth in the process. The actual out-of-pocket cost of homeownership in this scenario after accounting for equity built is closer to $16,000 for the year rather than $40,800.
That is the number that changes the conversation for buyers who have been looking at the monthly payment difference and concluding that renting makes more financial sense.
Share this with someone who is thinking about buying a home in 2026 and reach out to Tom Seaman to run the specific numbers for your market and your situation.
Sources
NAR.realtor
Zillow.com
MortgageNewsDaily.com
Investopedia.com
ConsumerFinancialProtectionBureau.gov
Mortgage Calculator
See your total mortgage payments using the tool below.
| Year | Interest | Principal | Balance |
|---|
