https://edgehomefinance.com/team-member/roxy-miles/

LoanSome Dough, 5860 Baker Road, Knoxville, TN (2025)

12/11/2025

A lot of folks think the annuity option is the “safe” play… but here’s why I disagree. 👉

If you win more than $5,000, you’ll pay 24% federal income tax on your lottery winnings.
(And for my fellow Tennesseans no state income tax here.)

So that “$1,000 a week for life”?
After tax, you’re really pocketing about $760 a week.

Sounds amazing...Until you factor in inflation.

What cost $760 in 2005 now costs $1,263.94 in 2025.
That means your weekly payout is losing purchasing power every single year.

This is why the lump sum would be my pick:

A $1,000,000 win becomes about $760,000 after taxes.

Now let’s look at what happens if she invests it and follows the 4% withdrawal rule:

Weekly withdrawal: $584 (yes, slightly lower than $760 but stick with me)

Since she didn't have to touch the principal here's what the balance looks like years later...
At 40: $1,742,237
At 50: $3,060,325
At 60: $5,709,023
That's all based on a 7% annual return.

And at age 60?
She could withdraw $4,391 per WEEK without ever touching principal.

That my friends is why Albert Einstein said "compound interest is the eighth wonder of the world".

12/10/2025

The Fed is meeting, The Fed is meeting!

Alright y'all. Word on the street is that we should get the final news of a .25% CUT (fancy folks will say 25 basis points, it's the same thing).

Now despite their good intentions some of the TikTok influencers and talking heards are going to start saying, "mortgage rates have been cut" but that's not actually how that works.

When the Fed cuts rates, it impacts short term debt.
We're talking credit cards, car loans, HELOCs, other adjustable debts.

Mortgage rates are (primarily) determined by the bond market and inflation.
So although there's a connection it's not a direct correlation.

With that being said, I just got off a call with realtors and loan officers from all over the country and most everyone says it's a BUYER'S MARKET.

What does that mean?
There are crazy awesome deals out there for BUYERS.

Matter of fact, I had someone buy a house this year...$1,200 out of pocket.
That was it.
The appraisal and inspection was all she paid for out of her own pocket.
For a $300K house.

She got seller credits (aka concessions) to cover closing costs and we went with a down payment assistance program.

So if you got one of those letters or are just tired of paying your landlords rent, give me a shout and let's see what you qualify for.

Let's make 2026 the year you start building wealth for you and your family instead of your landlord!

12/10/2025

And this is why you want to work with an honest, local realtor who will shoot you straight when it comes to home value and pricing 😉

12/09/2025

I've had some VERY successful agents tell me that if I paid for Zillow leads to the tune of $2,000/month then I could be their preferred lender partner...here's why my answer isn't just no but HELL NO.

Compass is suing Zillow for allegedly steering consumers, downplaying listings agents and promoting Zillow's own brokerage over competitors.

Compass rejected Zillow's $1.6 BILLION annual revenue 'uplift' deal that would restrict homeowner's choice and funnel listings into Zillow's ecosystem. 😬

If that doesn't make you raise an eyebrow...keep reading.

Leaked internal slides came out and WOW. 🤯
Here are some direct quotes:

"we want to punish the agent for choosing to put their listings on alternate networks"

"desired outcomes: get sellers to switch agents...get agents to switch brokerages"

"who do we target? entire brokerages. more collateral damage = more innocent parties affected"

Any my personal favorite from Zillow's legal team.

"if initial tactics look to be insufficient we will escalate carrots to friends and sticks to foes. Carrots = more direct payment for content; sticks = listings ban and Z products ban at brokerage level (local or national to discuss)"

Now for the icing on the cake:

"goal is 90% of listings on Zillow, isolate Compass and any other bad actors that emerge"

Tell me does ANY of that sound like it puts clients first?

Because nothing about "punishing agents", "collateral damage", or "isolating bad actors" sounds consumer friendly to me.

I'm not paying $24,000/year to an outfit strategizing how to control the market, punish agents and steer consumers.

🏡 IF YOU'RE A HOMEBUYER, THIS IS FOR YOU:
I'm sharing all this because it matters who you work with.

Your realtor and mortgage advisor should have YOUR goals in mind.
Not the goals of a mega corporation focused on market domination.

You deserve strategy.
You deserve transparency.
You deserve people who work for YOU.

12/09/2025

With Elon being the richest guy on the planet, might be worth taking this advice?😉

12/08/2025

There’s so much misinformation out there when it comes to buying a house.

A big one is around down payments...

Recently I worked with someone who had saved up 3.5% down and now they're in their dream home.

There are even programs out there to help with down payments!

DM me if you're curious about whether you qualify!

12/03/2025

Recently I talked to someone who wasn't sure if they would qualify to buy a home BUT they'd gotten a notice from their landlord that rent was going up an extra $500 A MONTH. 🤯

Since they were a bit nervous about the whole thing, I said the worst thing that's going to happen is that you DO qualify and then you've got a decision to make about what you'd like to do, keep renting or buy.

Well lo and behold then did qualify for a home and found one that they absolutely loved close to one of their closest friends.

Their mortgage payment is $352 less than what their new rent was going to be. 🎉
And that was with just 3.5% down!

Wondering if you'd qualify too? Let's check out your options!

12/02/2025

When is the juice worth the squeeze? 🍊

I've had conversations with folks considering refinances and sometimes they say, "oh Roxy, I don't think I want to do all this to save $150 a month"

Which is fair BUT here's the deal, that's not the whole story!

Here's an example for you:

At first glance these folks would save $337 a month = $4,044 a year.

Current Payment
Principal: $529
Interest: $1,588
Taxes & HOA: $638
Total: $2,755

Refi
Principal: $646
Interest $1,134
Taxes & HOA: $638
Total: $2,418

But when you look closer they're saving $454 A MONTH in interest.
More of their hard-earned money is going towards principal 🎉

So if you're curious about how much you can save a money not only from the payment perspective but also in interest, let's run the numbers for you!

You can reach me at 865-424-7997!

12/01/2025

If you've been thinking about making a move in the Knoxville / Maryville / East Tennessee NOW is your time.

Now before you say, 'ugh Roxy, I just want to wait until after the New Year.' or 'I'm just going to wait until interest rates drop'.

Sure. That sounds good....

But as your mortgage advisor, I've got to share the facts with you.

👉 December (and even January) have fewer buyers in the market.
That means less competition and a lot more negotiating power for you.

👉 Appraisers and inspectors aren’t slammed right now.
So things get scheduled faster, completed faster, and the whole process is smoother.

👉 Knoxville was just ranked as one of the TOP places people are expected to move in 2026. 🤯
Meaning demand is only going UP from here.

So be honest…
When spring hits and sellers are getting multiple offers, do you think they’ll be handing out seller credits, repair requests, or closing cost help?

Probably not. Because they’ll just take the next offer.

If you want to see what the numbers look like, shoot me a text at 865-424-7997 and we'll get you taken care of!

11/25/2025

I know I know, the trend is about what we're gonna let slide.

But by now you've probably realized I'm a little bit spicier than most.

Unfortunately, with the market being a bit slower (in general) than it has been in the past it seems as though we're seeing more and more sneaky 💩 going on.

And well, I'm just NOT gonna let it slide.

We do apples-to-apples comparisons for folks all.the.time.

9 times out of 10 I'm able to save them money (and a headache from a lender with a bad reputation).

For that rare occasion you can get a better deal elsewhere, I tell folks that too.

Because when I first got started in financial services and I asked a mentor how they'd been so successful he said, "It's really easy Rox do what's right by people and they'll do what's right by you".

That keeps things real simple.

11/17/2025

You want to qualify for an FHA loan.

So I was talking to a wonderful person who wanted to do an FHA refi and based on the initial numbers everything was looking good and we could save them about $200 per month 🎉

Then I pulled credit and there’s more debts on there then they estimated that actually pushed them over the limit as far as debt-to-income comes. 😢

They proceed to tell me they actually make about $2,000 a month in bonuses 🥂 (and have for the past two years)

But there were $0 in bonuses on the paystub, so naturally I ask about them.

To which they reply, ‘oh it’s cash.’

I ask, ‘ok do you claim this on your taxes?’

Their answer, ‘Hell no Roxy. Why would I claim all that cash and have to pay taxes on it?’

To qualify for a mortgage Walter White. That’s why.

If you’re in sales, beauty business, restaurant business, sell feet pics and want to use that cash to qualify for an FHA loan. You’ve got to claim it on your taxes y’all!

11/17/2025

You want to qualify for an FHA loan.

So I was talking to a wonderful person who wanted to do an FHA refi and based on the initial numbers everything was looking good and we could save them about $200 per month 🎉

Then I pulled credit and there's more debts on there then they estimated that actually pushed them over the limit as far as debt-to-income comes. 😢

They proceed to tell me they actually make about $2,000 a month in bonuses 🥂 (and have for the past two years)

But there were $0 in bonuses on the paystub, so naturally I ask about them.

To which they reply, 'oh it's cash.'

I ask, 'ok do you claim this on your taxes?'

Their answer, 'Hell no Roxy. Why would I claim all that cash and have to pay taxes on it?'

To qualify for a mortgage Walter White. That's why.

If you're in sales, beauty business, restaurant business, sell feet pics and want to use that cash to qualify for an FHA loan. You've got to claim it on your taxes y'all!

LoanSome Dough

12/11/2025

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