VA, FHA, USDA & Conventional Loans — Johnson City, TN
Marine Veteran. Local loan officer. I'll tell you exactly what you qualify for, what it costs, and whether now is the right time — before you commit to anything.
★★★★★ 5.0 Google ReviewsMarine Corps VeteranServing TN & VA
★★★★★5.0 Google Reviews· Marine Corps Veteran · Serving TN & VA
From first-time buyers to experienced agents — here's what it's like to work with Sam across the Tri-Cities.
“I can't say enough good things about Sam. When it comes to something as important as buying a home, trust means everything, and Sam is someone I would confidently recommend to anyone. In fact, I trusted him to help my own family with their home purchase. He was knowledgeable, responsive, and made the loan process smooth from start to finish. He took the time to answer questions, communicate clearly, and genuinely cared about making sure everything went well. If you're looking for someone who is honest, dependable, and truly has your best interests at heart, I highly recommend Sam.”
Matt Lipps, Realtor®
July 22, 2026
“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!”
Emily Stephens
Google Review · Johnson City, TN
“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.”
Jeremy Roberts
Google Review · Tri-Cities, TN
“Worked with Sam to get a home loan. He's quick and responsive. Made the whole process really easy! A++ customer service! Would do business with him again!”
Jonathan Henderson
Home Buyer · Google Review
“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.”
Vicki J. Nelson, Realtor®
Weichert Realtors, Saxon Clark · Google Review
“As a realtor, Sam was great to work with. He was very efficient, patient, and calm through the entire process. While our situation came with a few bumps along the way, Sam had a solution to every issue that popped up, so it seemed as if the bumps never happened. Even though early forecasts seemed to indicate that we might need extra time to close, Sam was able to pull an on-time closing out of his hat. I really appreciated the early heads up about the possible need for an extension, but I really really really appreciated the fact that we did not actually need one in the end. Consider working with Sam to get your mortgage handled smoothly and effectively. You will be happy with the results!”
Norman Blue
Realtor · Google Review
“Sam was great to work with on the other side of the transaction. He kept me updated every week, which is better communication than I typically see, and everything went smoothly from start to finish. I appreciate his professionalism and follow-through.”
Mark Trent
Real Estate Agent · Google Review
“If you need financing, Sam Timlick with Top Flite Home Loans will work hard to get the best rate! He is awesome!”
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.
Live APR shown for USDA today. Other programs are coming soon — turned on once their real fee data is loaded in.
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Estimated Monthly Payment
Principal & Interest—
APR—
Est. Property Tax—
Est. Insurance—
Est. PMI—
Est. Total Payment—
Illustration only — these are sample figures, not an offer, quote, or locked rate, and not a commitment to lend. The rate and APR shown are samples that change as you move the sliders; 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. Equal Housing Lender.
Historical Context
Are today's rates actually high?
Averaging ~6.44% over the last 12 months — below the 54-year average of 7.73%.Read the full breakdown →
This Month in the Tri-Cities Market
What July's numbers mean for you
Tri-Cities buyers negotiated a lower final price in 64.5% of July sales even as sellers cut fewer asking prices upfront, per Fenley/CoreData — here's what that actually means depending on which side of the transaction you're on.
General market commentary from the latest Fenley/CoreData report, deemed reliable but not guaranteed and subject to revision — not personalized advice or a guarantee about any individual property or timeline. See all monthly reports →
NMLS# 2776469
Licensed TN & VA
5-Star Google Reviews
Marine Corps Veteran
Top Flite Home Loans
THDA Approved Lender
Why Buyers Choose Sam
Here's what you can count on.
Marine Corps Veteran
VA loans are my specialty — because I've been there.
Local Tri-Cities Resident
I live here, raise my family here, and know the market.
Zero-Down Options
VA, USDA, and THDA — most buyers don't know what they qualify for.
I served in the Marine Corps and used the VA home loan benefit myself — I know exactly what it’s worth, and how often eligible buyers leave it on the table. If you’re a Veteran or active-duty service member, I’ll show you exactly what you’ve earned: zero down, no monthly mortgage insurance, and a process run like a mission — squared away, 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.
$0
Down payment for eligible Veterans & active-duty buyers.
No PMI
VA loans carry no monthly mortgage insurance.
USMC
A Marine Corps Veteran who has used the benefit firsthand.
Loan Programs
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.
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.
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.
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.
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.
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.
For real estate investors: qualify using the property's rental income instead of personal income or tax returns. Built for buying or growing a rental portfolio in the Tri-Cities.
The Real Cost of Renting
What is your rent actually costing you?
Every month you rent, that money is gone. I built this tool to show Tri-Cities renters exactly what they could have built instead.
Your rent could buy
~$221,000 home
in the Tri-Cities at current rates
Illustrative only. Assumes 5% down, 6.8% rate, 3% yearly appreciation, and a ~6% cost to sell. Owning also carries property tax, insurance, and upkeep that aren't fully shown here. Talk to Sam for your real numbers.
Rent paid — gone forever
$84,000
Equity you'd build instead
$56,200
That's a full college fund — and it's yours.
Rent paid
Equity built
About Sam Timlick
Johnson City's mortgage loan officer who stays in it with you.
I'm Sam Timlick, a Marine Corps Veteran and mortgage loan officer serving Johnson City and the Tri-Cities. My wife and I are raising four boys here, and I treat every loan like it's for my own family.
Google reviews — from homebuyers and local real estate agents
USMC
Marine Corps Veteran — VA loan specialist
The Process
What happens after you call.
No obligation. No pressure. Just clarity on where you stand and what your options are.
1
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.
2
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.
3
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.
4
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.
For Real Estate Agents
A lender your clients will thank you for. Closes on time. Communicates proactively. Handles your buyers like family.
These are the real questions — the ones people ask before they're ready to talk numbers.
Your buying power depends on your income, debts, credit score, and the loan program you qualify for. I run a full affordability analysis during a free consultation — giving you a real number based on your actual picture, not a ballpark from a calculator. Use the estimator above to get a rough idea, then call me for the real figure.
Your monthly payment includes principal, interest, property taxes, homeowner's insurance, and mortgage insurance if applicable. I build a complete payment breakdown for every buyer so there are no surprises at closing.
Total cash to close includes your down payment plus closing costs — typically 2–5% of the loan amount. VA and USDA loans can reduce or eliminate the down payment for buyers who qualify. I walk every buyer through a Loan Estimate that shows the exact numbers before they commit to anything.
It depends on where you are today — credit, savings, income, and any prior financial history. Some buyers are ready immediately. Others need 30, 60, or 90 days. I give every buyer an honest timeline based on their actual situation. A short call is all it takes to find out.
Yes — two programs offer zero down for buyers who qualify. VA loans for Veterans and active-duty military. USDA loans for buyers in eligible areas, which covers a large portion of the Tri-Cities region including many communities in Carter, Greene, Hawkins, and Sullivan counties. Most buyers don't know how much of this area is USDA-eligible.
Communities like Elizabethton, Jonesborough, Gray, Limestone, Telford, Chuckey, Mosheim, Bluff City, and Roan Mountain frequently fall within USDA property-eligible boundaries. I verify USDA eligibility at no cost as part of any buyer consultation.
No — early is better. Buyers who talk to me 60 to 90 days before they're ready almost always end up in a stronger position than those who call after they've already found a house. There's no obligation and nothing to lose. The earlier we talk, the more options you have.
Often, yes. Tennessee buyers may qualify for down payment assistance — including programs through the Tennessee Housing Development Agency (THDA) — that can help cover part of your down payment or closing costs. The amounts and terms are set by the program and change over time, and not every buyer or property qualifies. I'll walk you through what's currently available, whether you're eligible, and how it fits your loan. And if you qualify for a zero-down VA or USDA loan, that's worth checking first. See your Tennessee down payment options →
It depends on the program. FHA loans can work with scores around 580. Conventional loans usually want about 620 or higher for the best terms. VA and USDA loans have no government-set minimum, though individual lenders set their own. A lower score doesn't always mean no — it often just changes your options. If you're not sure where you stand, a free, no-pressure look is exactly what that's for.
A pre-qualification is a quick, informal estimate based on what you tell me — good for a ballpark. A pre-approval is stronger: I verify your income, assets, and credit, so you and your agent know exactly what you can offer and sellers take your offer seriously. When you're ready to shop in the Tri-Cities, a solid pre-approval is what makes your offer competitive.
Lenders look at your debt-to-income ratio — your monthly debts compared to your gross monthly income. Many programs typically look for a back-end ratio below 41–45%, though FHA, VA, and USDA can allow higher with strong compensating factors. The honest answer is that it depends on your full picture, not one number. I'll run yours and tell you where you stand — and if paying down a single balance would meaningfully change your options, I'll tell you that too.
Free Resource
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.
Free to read. No email, no sign-up, nothing to fill out.
Service Area
Serving buyers across Tennessee and Virginia.
I'm licensed in Tennessee and Virginia and work with buyers across the entire state — with a focused presence in the Tri-Cities region and surrounding East Tennessee communities.
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.
