News & Blog

As the year winds down and holiday celebrations begin, we wanted to pause for a moment and simply say thank you. Thank you for trusting us with such a meaningful part of your life. Whether you bought a home this year, refinanced, started your pre-approval journey, or just reached out with questions, we’re grateful to be in your corner. Home is never just a transaction. It’s where real life happens. Family dinners, quiet mornings, loud game nights, and fresh starts. Getting to play even a small role in that is something we don’t take lightly. This season also has a way of reminding us what “home” really means. For some, it’s a house filled with people, or a smaller space with a big sense of peace. For others, it’s a place that’s still being built, financially, emotionally, or literally. Wherever you are on that spectrum, we’re cheering you on. We’re also especially thankful for our community here in Winston-Salem and throughout the Triad. The relationships we’ve built with local families, real estate partners, and small businesses are the reason we love what we do.  From all of us at the Sharpe Mortgage Team, we wish you a warm, happy holiday season and a healthy, hope-filled New Year. May your home feel extra cozy, your table feel full (in all the best ways), and your days include at least a few quiet moments to breathe .

Winter has a way of revealing the “little things” in a home. The draft you never noticed in October. The gutter that was “fine” until the first cold rain. The door that suddenly won’t latch once the temperature drops. The good news: a few simple habits (plus a couple of smart upgrades) can make your home more comfortable, safer, and easier on your wallet through the cold months. Here are some winter homeowner tips we love because they’re practical, doable, and they actually make a difference. 1. Stop drafts before they start spending your money If your house feels chilly even with the heat running, air leaks are usually the culprit. Take a slow lap around exterior doors and windows and see where cold air is sneaking in. Replacing worn weatherstripping, adding a door sweep, or sealing small gaps can make your home feel noticeably warmer without touching the thermostat. And don’t forget the sneaky spots: the door from the garage into the house and attic access points are common draft zones. 2. Give your heating system a winter reset Your HVAC has one job right now, and it’s working overtime. Swapping the air filter is a simple step that helps airflow and efficiency immediately. It’s also worth checking that vents aren’t blocked by furniture or rugs, which can make rooms feel uneven and force the system to work harder. If you have a maintenance plan (or it’s been a while), a seasonal checkup can prevent those mid-winter surprises no one wants to deal with on a freezing night. 3. Protect pipes before the temperature drops Frozen pipes are one of those homeowner issues that can escalate fast. Disconnecting hoses and protecting outdoor spigots is a great start, but don’t stop there. If you have exposed pipes in a crawl space, basement, or garage, adding insulation can help prevent freezing during cold snaps. And if you’re traveling, keep the heat set to a safe temperature instead of turning it off completely. Protecting your plumbing is one of the most “boring-but-brilliant” winter moves you can make. 4. Do a quick roof and gutter check Winter weather is unforgiving when it comes to small roof problems. A loose shingle or clogged gutter might not look like a big deal—until water ends up where it shouldn’t. From the ground, look for anything that seems out of place along the roofline and make sure gutters aren’t packed with debris. You’re aiming to help water move away from your home, not pool near the foundation or find a shortcut into your attic. 5. Prioritize fireplace and heater safety If you’re using a fireplace or space heater, a few safety checks can keep “cozy” from becoming risky. Fireplaces and chimneys should be inspected and cleaned as recommended, and space heaters need space — keep them away from curtains, bedding, and anything flammable. This is also a great time to test smoke and carbon monoxide detectors and swap batteries if needed. It’s a five-minute task that protects your home and everyone in it. 6. Make walkways and entrances safer Winter in the Triad can be unpredictable, and slick steps or dim walkways are an accident waiting to happen. Replace burned-out exterior bulbs, add a sturdy mat or traction strip where things get slippery, and keep ice melt or sand nearby so you’re not scrambling when temperatures dip. These are small upgrades that make coming and going easier all season long — especially with kids, pets, or arms full of groceries. Bottom line Winter homeownership isn’t about doing everything. It’s about handling the right things early so they don’t turn into expensive surprises later. And if you’re weighing your next step — whether that’s refinancing, renovating, or planning for a future purchase — the Sharpe Mortgage Team is here to help you run the numbers and talk through smart options. Have questions about home financing in Winston-Salem or the surrounding area? Reach out to the Sharpe Mortgage Team at (336) 575-9448 . We’re always happy to help.

From twinkling lights at Tanglewood to Moravian candles in Old Salem, Winston-Salem celebrates the holidays with serious style. Whether you’re new to the Triad or have been here for years, there are plenty of ways to soak up the season close to home.  Here are a few favorites to put on your list. Tanglewood Festival of Lights A classic for a reason. Each year, Tanglewood Park transforms into a drive-through winter wonderland with miles of light displays. Make it an easy weeknight outing with cozy clothes, a thermos of hot chocolate, and your favorite playlist. If you want to level it up, look into booking a horse-drawn carriage or hayride through the lights. Holidays in Old Salem Old Salem is charming any time of year, but the holidays are especially magical. Seasonal programming often includes Moravian music, decorations, and hands-on activities in the historic buildings. Keep an eye out for special events or evening tours if you want a deeper look at local traditions. Downtown Christmas Tree and Skating While you’re out enjoying downtown Winston-Salem this month, stop by the Christmas tree at Corpening Plaza. It’s a great spot for a quick photo, a short walk, and a little extra holiday spirit in the middle of a busy season. For more winter fun, you can lace up for public ice-skating sessions at the Winston-Salem Fairgrounds Annex . Holiday Performances If you love a good show, this is your season. Be sure to catch the local production of “A Christmas Carol” a beloved favorite put on by The Little Theater of Winston-Salem. It’s sure to be a great way to slow down for a couple of hours and enjoy the music, costumes, and seasonal story. Home for the Holidays For our team, these community events are part of what Winston-Salem feel like home. Its kids bundled in the backseat on the way to see the lights, neighbors meeting for the first time at a parade, or friends gathering in the kitchen after a show. If you’re thinking about putting down roots in the Triad, the Sharpe Mortgage Team is here to help. We’ll walk you through your options, answer questions, and help you find a home base that fits your life in every season. Ready to explore your next move? Call the Sharpe Mortgage Team at (336) 575-9448 to get started.

Saving for a down payment is often the biggest challenge buyers face. With rent, rising prices, and daily expenses, it can feel impossible. For many, a financial gift from family makes homeownership possible. Around the holidays, some families choose to turn part of their gift-giving into something bigger, like helping with a down payment. But gift funds can be used at any time of year, and lenders work with them regularly. The key is knowing the rules and getting the details right from the start. What Are Gift Funds? Gift funds are money someone gives you to help purchase a home, with no expectation of being paid back. Depending on your loan, gift funds may go toward your down payment, closing costs, and sometimes required reserves. Gift funds cannot be treated as a secret loan. If there is an agreement to repay the money later, it may cause problems with your mortgage approval and could even violate the rules of the loan. Who Can Give a Down Payment Gift? Different loan programs have their own rules, but in general, acceptable donors are usually immediate family, which often includes: Parents or step-parents Grandparents Siblings and children Spouses and domestic partners In many cases, a fiancé or longer-term romantic partner Gift funds cannot come from anyone who benefits from the sale, such as: The seller Your real estate agent The builder or developer Anyone else who might be paid a commission on the transaction Gift funds are generally for primary residences and sometimes second homes but are usually not allowed on investment properties. Your lender will look at who gave the money and how you are related, so be upfront about it early in the process. How to Document Gift Funds the Right Way Lenders are required to verify the source of your down payment and confirm that gift money is, in fact, a gift. That means a clear paper trail is a necessity. Here’s what that usually involves: Talk to Your Lender First Before anyone writes a check or sends a wire, have a conversation with your loan officer. They will be able to tell you what your loan program requires, so you don’t have to guess. Get a Gift Letter Signed Most lenders require a signed gift letter with the following information: Donor’s name and contact information Their relationship with you The exact amount of the gift A statement that the funds are a gift and do not need to be repaid Your lender will likely provide a simple template to make it easy. Show Proof of the Donor’s Funds In some cases, the donor may be asked to provide a recent bank statement or similar document to prove they had the funds available before the gift. This helps the lender verify that the money is legitimate and was not borrowed elsewhere. Show Proof of the Transfer You’ll also need to document how the money was deposited into your account. This can include: A copy of the cashier’s check or wire confirmation The donor’s bank statement showing the withdrawal Your bank statement showing the deposit It’s important to avoid large, unexplained cash deposits. Without clear documentation, it’s one of the most common reasons gift funds create delays. How the Sharpe Mortgage Team Can Help Using gift funds doesn’t need to be complicated. With the right guidance, it can be just another step in your homebuying plan. If you’re thinking about using a financial gift for your down payment, don’t hesitate to reach out. Our team can: Explain how gift funds work for your loan type Provide the right gift letter and documentation checklist Help you and your family members feel comfortable with each step Ready to talk through your options? Contact The Sharpe Mortgage Team at (336) 575-9448 to get started with a personalized plan.

Thanksgiving weekend is famous for Black Friday and Cyber Monday. Big-box deals, online carts, and doorbusters get most of the headlines. But the most important shopping day for Winston-Salem might be the quiet one in the middle: Small Business Saturday , the Saturday after Thanksgiving, was created to encourage people to shop with small, local businesses. When you choose local that day, you are not just crossing names off a gift list. You are helping your neighbors pay employees, renew their leases, sponsor youth sports, and keep our city’s favorite streets vibrant. What Is Small Business Saturday? Small Business Saturday began in 2010 as a national initiative to shine a spotlight on independently owned shops and services. It falls every year on the Saturday after Thanksgiving and sits right between the biggest days for national retailers and online giants. In Winston-Salem, the “City of Arts and Innovation,” that mission fits perfectly. Our local economy is powered by artists, makers, restaurateurs, boutique owners, coffee shop baristas, fitness studios, and professional services that all call this community home. Where to Shop Small in Winston-Salem You could spend all weekend exploring Winston-Salem’s neighborhoods and still not hit every local gem, but here are a few good places to start. Downtown Arts District and Trade Street Stretching along Trade and Liberty Streets between Fifth and Seventh, the Downtown Arts District is packed with galleries, studios, boutiques, and restaurants. It is a colorful mix of vintage clothing, handmade jewelry, local art, candles, and one-of-a-kind gifts from Winston-Salem creatives. If you want a gift that feels personal and unique, this is a great place to wander with a hot coffee in hand and see what catches your eye. Reynolda Village and the Reynolda Road Shopping District Reynolda Village sits on the historic R.J. Reynolds estate, with former working buildings now home to shops and restaurants. The area feels like a small English village and offers everything from clothing and home décor to student art galleries and cozy places to grab a bite. It is a perfect spot to tackle your holiday list, then linger over lunch or a warm drink at a local café. Local Markets and Pop-Up Events Beyond shops and restaurants, Winston-Salem also has a strong market scene. Seasonal vendor markets like Winston Junction Market and the Water Tower Market at Radar Brewing bring together local makers, bakers, artists, and vintage sellers under one roof. Around the holidays, you will often find special Small Business Saturday events, craft fairs, and markets. Before that weekend arrives, check the Visit Winston-Salem events calendar to see what is happening this year and plan your route. And of course, do not forget the small businesses right in your own neighborhood: hair stylists, gyms, yoga studios, repair shops, and family-owned restaurants that rely on local support. Every purchase and every review adds up. For small business owners, a busy Small Business Saturday can set the tone for their entire holiday season. How the Sharpe Mortgage Team Supports Local Business The Sharpe Mortgage Team is proud to count itself among Winston-Salem’s local businesses. Our team lives here, works here, and partners with other small businesses across the Triad. When you work with a local mortgage team, you are doing more than getting a home loan: You are tapping into a network of local real estate agents, attorneys, inspectors, insurance agents, and other professionals. You are working with people who understand Winston-Salem neighborhoods, market trends, and property values. You are helping keep more of your dollars in the local economy instead of sending your loan off to an anonymous call center in another state. We see firsthand how homebuyers support small businesses once they settle in: they hire local movers, shop at nearby hardware stores, pick out décor from downtown boutiques, and become regulars at local restaurants and coffee shops. Make Small Business Saturday a Winston-Salem Tradition This Small Business Saturday, consider skipping at least a few of the big-box lines and spending that time exploring Winston-Salem’s streets, villages, and markets instead. You will find real stories behind the products, more personal service, and the satisfaction of knowing your dollars are staying close to home. And if buying or refinancing a home is part of your plans this season, the Sharpe Mortgage Team is here to help you navigate your options and feel confident about your next steps.  Have questions about home financing in Winston-Salem or the surrounding area? Reach out to the Sharpe Mortgage Team at (336) 575-9448. We are always happy to talk about numbers, neighborhoods, and your next move.

If your mortgage rate starts with a 6 or a 7 , you’re not alone. After the last few years of fluctuation, a lot of homeowners landed in that range and are now asking the same question: “If I’m already in the 6s or 7s… is it even worth looking at a refinance or cash-out?” The short answer: maybe. The better answer: it depends on your goals, not just the number on your statement. Let’s walk through when that 6- or 7-something rate might actually be an opportunity, when it makes sense to sit tight, and how to get clear answers without doing any math on your own. Where Rates Are Sitting Now (and Why Your Number Might Feel "Stuck") We’re still in a world where most 30-year fixed mortgage rates land somewhere in the 6s, and on some days in the 7s. That’s very different from the ultra-low rates we saw a few years ago, which is why so many homeowners feel like they missed out. Now, even small shifts in the market can create windows of opportunity. The key is understanding what that opportunity looks like for you . If Your Rate Starts with a 7, Don't Ignore It Let’s say your current rate is 7-point-something. You make your payment every month, but you keep hearing that rates have eased a bit from their highs. Here’s why refinancing is worth serious thought in that situation: Small changes can add up. Dropping even a fraction of a percent on a larger loan, over 20–30 years, can mean money back in your budget. You might be able to reset your term. Maybe you’re a few years into your 30-year loan. A refi could let you move into a new 30-year with a lower payment, or even a shorter term (20 or 15 years) while keeping your payment manageable. You can clean up your financial picture. If you’re also juggling high-interest credit cards or personal loans, a cash-out refinance may let you tap home equity to consolidate those balances into one payment at a lower rate than your other debts. None of this means “everyone in the 7s should refinance.” But if this sounds like you, it’s absolutely worth having our team run the numbers so you can see the full picture. Already in the 6s? Now It's More About "Fit" Than FOMO Being in the 6s is a little more nuanced. You might not see a huge rate drop, so this becomes less about chasing the lowest possible number and more about whether your current loan still fits your life . A refinance might still make sense if: You’re in the high 6s and today’s options are meaningfully lower. You’d benefit from switching loan types, such as: FHA to conventional to remove monthly mortgage insurance (if you now have enough equity), or ARM to a fixed rate if you’d sleep better with a stable payment. You’re ready to tap equity for a clear, specific reason: maybe a major remodel, a new roof, or consolidating higher-interest debts into one structured payment. In these cases, the “win” isn’t always a dramatically lower rate. Sometimes it’s a more predictable payment, short path to being debt free, or the ability to tackle big projects without turning to credit card debt. Refi, Cash-Out, or Stay Put? Think of It as a Mortgage Checkup The easiest way to make sense of all this is to treat it like a checkup for your mortgage. When you talk with the Sharpe Mortgage Team, we can walk through: Your current rate, balance, and remaining term Your estimated home value and available equity A few simple “what if” scenarios From there, you can see how your monthly payment would change, how long it will take to break even on closing costs, and even the total interest you’d pay in each scenario over time. Allowing you to easily decide if a refinance or cash-out is right for you. Ready for Your Mortgage Checkup? Contact the Sharpe Mortgage Team at (336) 575-9448 to start your personalized refi or cash-out review. You bring your “6 or 7.” We’ll help you decide what to do with it.

Moving is expensive. Between deposits, new furniture, and a dozen “we didn’t think of that” purchases, the first few months in a new home can feel tight. The FHA Home Start Advantage is designed to ease that early stretch without changing your loan long term. What It Is With Home Start Advantage, the seller or builder covers the interest portion of your mortgage payment for an agreed period, typically 1 to 6 months. During that time, you pay principal + escrow (taxes/insurance) only. That means smaller early payments while you’re getting settled. A Quick Example On a $290,000 purchase at 6.375%, Home Start Advantage could trim roughly $7,500 in interest over the first five months. That’s money you can redirect to furniture, paint, movers, or a rainy-day fund. Why You'll Love It Breathing room early on. Lower payments during the most expensive months of homeownership. Same fixed loan. This isn’t a teaser rate—your loan terms stay the same. Real savings. Less interest up front = more cash for your priorities. Stand Out to Sellers Sellers love options that attract buyers without cutting price. Asking your agent to explore Home Start Advantage can make your offer stand out, especially on new construction where builders often fund incentives. When This Makes Sense Home Start Advantage can be a great match for: First-time buyers who want a smoother landing Move-up buyers juggling overlapping costs New-construction buyers (builders commonly participate) Availability depends on your contract, eligibility, and whether the seller or builder opts in. We’ll map out options for your price point and the current market. Our team will run your numbers, coordinate with your agent and the seller/builder, and show exactly how much you could save with Home Start Advantage. Let's Make Your First Months Easier Contact the Sharpe Mortgage Team at (336) 575-9448 and ask about the FHA Home Start Advantage . Not a commitment to lend. All loans subject to credit approval and program availability. Seller/builder participation required. Terms may change without notice.

If you’re an eligible service member, Veteran, or surviving spouse, a VA loan can make buying a home easier on both your savings and your monthly budget. Let’s go over all the benefits of a VA loan to help you understand what you actually get and what the terms mean. What is a VA Loan? A VA loan is a home mortgage issued by private lenders and backed by the U.S. Department of Veterans Affairs that helps eligible service members, veterans, and certain surviving spouses purchase or refinance a primary residence , often with $0 down and no PMI. Who is Eligible? Active-duty service members, Veterans, many Guard/Reserve members, and certain surviving spouses may qualify. Not sure of your eligibility? We can help you confirm your service and request your Certificate of Eligibility ( COE ), the VA’s official confirmation that you can use the benefit. What are the Benefits of a VA Loan? Lower Upfront Costs $0 down. You can finance 100% of the purchase price. You’ll still have standard closing costs ; within VA rules, sellers can help cover some of them. No PMI, ever. Private Mortgage Insurance (PMI) is an extra monthly fee added to most loans with less than 20% downs to protect the lender if the borrower defaults. VA loans don’t require it, which may save you money each month. Funding fee, explained. Most borrowers pay a one-time VA funding fee. This is usually financed into the loan and helps keep the benefit available. Many Veterans with service-connected disability benefits, and some surviving spouses, may be exempt. Easier to Qualify and Built Around Real Life Competitive Rates. Because the VA backs the loan, pricing is often comparable to other popular loan programs. Approval that looks at the full picture. VA considers residual income —money left after your housing payment, taxes, and major debts—to ensure the payment fits your day-to-day life, not just your credit score. Property Protections So You’re Not Surprised Later Appraisal with safety basics. The VA appraisal checks value and Minimum Property Requirements (MPRs), which include heat, water, roof condition, and other must-haves, so you’re less likely to inherit big problems. Limits on certain fees. VA caps some charges to keep costs reasonable. Seller concessions (seller-paid costs) are allowed within VA rules and may further reduce what you’re required to bring to closing. Flexibility Down the Road A lifetime benefit you can reuse. Your VA entitlement (the VA’s backing on your loan) can be restored after you sell, and in some cases, you can have more than one VA loan if you have remaining entitlement. Assumable loans can be a resale perk. With VA and lender approval, a qualified buyer may be able to assume (take over) your VA loan, including your rate. If rates are higher down the road, that could make your home stand out. Simple to refinance when rates drop. Already have a VA loan? The IRRRL (Interest Rate Reduction Refinance Loan) can help lower your rate or payment with minimal paperwork. There’s also a cash-out refinance to access equity, if approved. Let's Talk If you’ve served, you’ve earned a powerful path to homeownership. The Sharpe Mortgage Team will help you confirm eligibility, compare VA side-by-side with other options, and outline clear next steps from pre-approval to closing so you know exactly what you can afford and why. Ready to put your benefit to work? Call us at (336) 575-9448 to get started.