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
Why the Iran Conflict Drove Mortgage Rates to 6.75 Percent and What the Peace Framework Changes
The Global Chain Reaction That Has Been Moving Your Mortgage Rate
If mortgage rates have felt like they were responding to international news rather than anything happening in the domestic economy over the past several months that is exactly what has been happening. The connection between the Iran conflict and the rate being quoted to buyers right now is direct and understandable once the chain reaction is laid out clearly.
How the Conflict Pushed Rates Higher
When the conflict began in late February it disrupted oil flow through critical shipping routes in the region. Oil prices jumped in response to that supply disruption. Higher oil makes almost everything more expensive to produce and transport and that broad-based cost increase feeds directly into inflation across the economy.
When inflation heats up investors who hold bonds demand higher returns to compensate for the purchasing power erosion that inflation creates. That demand for higher returns pushes bond yields up and the ten-year Treasury yield is the benchmark that mortgage rates follow most closely. When the ten-year yield rises mortgage rates rise alongside it.
That sequence played out consistently over the months following the February escalation and rates climbed as a result peaking near 6.75 percent in May.
Why Rates Are Starting to Come Back Down
A new peace deal framework has reopened the key oil shipping route that the conflict disrupted. Oil prices have dropped in response to that development. The easing of the inflationary pressure that elevated oil creates has allowed bond yields to pull back and mortgage rates have followed sitting at their lowest level in a month as of now.
As Tom Seaman explains your rate moves with the headlines. The same global events that pushed rates higher over the past several months are now creating the conditions that are allowing rates to ease toward more favorable territory. Whether that easing continues depends on whether the peace framework holds and oil prices remain subdued or whether the geopolitical situation deteriorates again and disrupts the dynamics that produced this improvement.
What This Means for Buyers Right Now
The practical takeaway from understanding how this rate cycle has worked is simple and actionable. Rates do not move on a predictable schedule. They respond to events that nobody can forecast with certainty and they can move meaningfully in either direction in a matter of days based on a single development thousands of miles away.
Staying ready to act when rates dip is the smart play. Buyers who are pre-approved and have identified their target price range can lock a rate quickly when a favorable window appears. Buyers who are still in the early stages of the process when an improvement occurs often watch the window close before they can capture it.
Tom Seaman works with buyers to stay informed about rate movements and to be positioned to act when the market creates the right opportunity. Reach out to Tom Seaman to find out what the current rate environment means for your specific situation and how to make sure you are ready when the next favorable window appears.
Sources
FederalReserve.gov
TreasuryDirect.gov
MortgageNewsDaily.com
EnergyInformationAdministration.gov
CNBC.com
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