VA, FHA, USDA & Conventional Loans — Johnson City, TN
Serving the Tri-Cities region. I'll tell you exactly what you can afford, what it costs, and how soon you can buy — before you commit to anything. NMLS# 2776469.
Here's what you can count on.
A Marine handling your VA loan.
I served in the Marine Corps, and I’ve used the VA home loan benefit myself. I know what it’s worth — and I see how often eligible buyers leave it on the table or get talked into something more expensive.
If you’re a veteran or active-duty service member, I’ll walk you through exactly what you’ve earned: zero down payment for those who qualify, no monthly mortgage insurance, and a process I run like a mission — squared away, on time, no surprises.
Sam Timlick is a Marine Corps veteran. He and Top Flite Financial, Inc. are not affiliated with, endorsed by, or sponsored by the U.S. Department of Veterans Affairs or any government agency.
Every major loan program, clearly explained.
Most buyers don't know what they qualify for until someone sits down and shows them. That conversation happens before we do anything else — and it costs nothing.
VA Loans
Zero down payment for veterans and active-duty military. One of the best loan programs available, and one of the most underused. As a Marine Corps veteran, I know this program inside and out — and I make sure every eligible buyer uses it.
Conventional Loans
The most common loan for buyers with solid credit and stable income. Flexible terms, competitive rates, and no mortgage insurance with 20% down. The workhorse of the Tri-Cities market.
FHA Loans
Lower down payment requirements and flexible credit guidelines. A strong option for first-time buyers or anyone building their financial footing. More of the Tri-Cities buys with FHA than most people realize.
USDA Loans
Zero down payment for buyers in eligible areas — which covers a large portion of the Tri-Cities region. Communities like Elizabethton, Limestone, Jonesborough, and Mosheim are frequently USDA-eligible. Most buyers don't know this option exists.
Refinancing
Lower your payment, shorten your term, or access equity. I'll run the numbers and tell you honestly whether it makes sense for your situation — even if the answer is not yet.
Get a ballpark before you call.
Plug in some numbers to see what a payment might look like. Then call me — I'll give you the real figure based on your actual situation.
Illustration only — these are sample figures, not an offer, quote, or locked rate, and not a commitment to lend. The rate shown is a sample you can change; actual rate, APR, taxes, insurance, and eligibility vary by situation and are set only after a full review. Contact Sam Timlick for real numbers based on your file. NMLS# 2776469. Equal Housing Lender.
What is your rent actually costing you?
Every month you rent, that money is gone. Sam Timlick, mortgage loan officer in Johnson City, TN, built this tool to show Tri-Cities renters exactly what they could have built instead.
Johnson City's mortgage loan officer who stays in it with you.
I'm Sam Timlick — a mortgage loan officer in Johnson City, TN. I served in the Marine Corps and was proud to do it. That service mindset didn't go away when I got out — I just found a new place to apply it. Helping someone navigate the biggest financial decision of their life, making sure they understand exactly what they can afford, what it costs, and what their options are — that's service.
My wife and I chose the Tri-Cities and we're here for the long haul — our fourth baby is on the way and we couldn't imagine raising our family anywhere else. East Tennessee has something that's hard to put into words: the mountains, the outdoor recreation, the kindness of the people, the food, the slower pace that lets you actually enjoy your neighbors and your life. We love it here, and nothing makes me happier than helping other families plant deep roots in this place too.
That's why I'm not here for one transaction. I want to know your family, understand your goals, and be the person you call for years — whether it's your first home, a refinance, or your next move.
Real buyers. Real closings. Real results.
From Johnson City to Elizabethton, Kingsport to Mosheim — here's what Tri-Cities buyers say about working with Sam Timlick.
"Working with Samuel Timlick at Top Flite made my first time buying a home so easy! He answered every question I had and helped walk me through the process!"
"Sam was great! He was very responsive throughout the process and made sure everything closed on time."
"I had a great experience working with Sam Timlick throughout the loan process. He was professional, responsive, took the time to explain every step clearly, which made the entire process much less stressful. I would definitely recommend him to anyone looking for a reliable mortgage lender."
"I had the pleasure of working with Sam Timlick on a recent closing, and I can confidently say he is an outstanding Mortgage Loan Officer. Sam was incredibly responsive, professional, and truly dedicated to making the process as smooth as possible for everyone involved. He consistently went above and beyond — not only addressing my needs as the agent but also taking exceptional care of my clients. Communication was always prompt, clear, and proactive. In this business, having a reliable and attentive lender can make or break a deal, and Sam proved to be an invaluable partner."
"Sam Timlick is my go-to for loan help for my clients. He is very knowledgeable. He meets with clients and teaches them all about loans and what to do to be prepared to get a loan. He responds quickly to my messages and helps clients promptly. If you need a mortgage loan, Sam Timlick is the guy to call! He is kind and great at what he does!"
Reviews are from real clients and reflect their individual experiences. Your experience may vary.
What happens after you call.
No obligation. No pressure. Just clarity on where you stand and what your options are.
We talk — 15 to 20 minutes.
Tell me where you are: buying timeline, rough income, any credit concerns, what type of home you're thinking about. I ask the questions that matter.
I run your numbers and show you the full picture.
What you can afford. What the monthly payment looks like. What programs you may qualify for. What it actually costs to close — to the dollar.
You get a Loan Estimate — in writing.
Not a verbal quote. A federal disclosure that commits me to those numbers. That's when you know the offer is real.
We close — on time, without surprises.
I communicate throughout the process so you and your agent always know where things stand. And I'm there long after closing day for anything that comes up.
A lender your clients will thank you for.
Your reputation is on the line every time you refer a lender. Sam Timlick, mortgage loan officer in Johnson City, TN, partners with agents across the Tri-Cities who need a lender that closes on time and takes care of their clients.
I close on time.
Deals die at the closing table when the lender isn't prepared. I manage the file proactively so there are no last-minute surprises for you or your client.
You'll always know where things stand.
I keep you in the loop at every stage — not just when there's a problem. Prompt communication is non-negotiable on my end.
I take care of your clients.
I treat every buyer you send me like family. I educate them, answer their questions, and make sure they feel confident — which reflects well on you.
Fast pre-approvals.
When your buyer needs to move quickly, I'm ready. I can turn pre-approvals fast so your clients can write competitive offers without waiting.
"I had the pleasure of working with Sam Timlick on a recent closing, and I can confidently say he is an outstanding Mortgage Loan Officer. Sam was incredibly responsive, professional, and truly dedicated to making the process as smooth as possible for everyone involved. He consistently went above and beyond — not only addressing my needs as the agent but also taking exceptional care of my clients. Communication was always prompt, clear, and proactive. In this business, having a reliable and attentive lender can make or break a deal, and Sam proved to be an invaluable partner."
Pick a time that works for you.
30 minutes, no cost. I'll tell you exactly where you stand and what your options look like — before you commit to anything.
Talk to Sam Timlick
Mortgage Loan Officer · Johnson City, TN
NMLS# 2776469
Questions I hear from buyers every week.
These are the real questions — the ones people ask before they're ready to talk numbers.
Not ready to call yet? Start here.
Get the First-Time Buyer Checklist — a plain-English guide to what you need to know before applying for a mortgage in Tennessee. What to prepare, what to avoid, and what questions to ask your lender. Free to read — no sign-up or email required.
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Serving buyers across Tennessee and Virginia.
Sam Timlick is licensed in Tennessee and Virginia and works with buyers across the entire state — with a focused presence in the Tri-Cities region and surrounding East Tennessee communities.
Ready to find out what you actually qualify for?
No obligation. One conversation. I'll tell you exactly where you stand and what your options are — before you commit to anything.
The best clients I've ever worked with came from someone saying, "you should call Sam." If you know someone buying a home — first home or fifth — I'd be honored if you passed my name along. I'll treat them like family.