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

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

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!

11/12/2025

I'm seeing this and hearing from other mortgage friends that this is happening more often....

You get someone pre-approved.
They go under contract.

THEN they shop lenders.

Which leads to point #1:
When that clock starts ticking and you're looking around your house at all the crap you've got to pack.
The stress level starts to rise.
Most people don't make their best decisions when they're stressed out.
I'm not saying that's you. Just most people.
🫶 So with love, if you want to lower your stress, shop lenders BEFORE you go under contract.

Let's get back to this story, shall we?

This is the first time this gal is buying on her own.
In the past her ex handled all this stuff.
So she starts shopping lenders after going under contract.

Since she used my pre-approval and we'd built a good relationship she was kind enough to send me the other fee sheet so I could do an apples-to-apples comparison for her.

Now at a glance it looked like it would be $500 less for her. 👍
BUT they were missing about $2,500 in fees. 👎
They are a 1-800 company who isn't familiar with our area and lowballed the government fees and didn't include any HOA fees.

As you can imagine, they got the boot.

Then like freakin' whack-a-mole another she's got another quote.

Again at first glance it looks good, a couple hundred dollars less than mine.
BUT here's the deal.

Us mortgage people only control certain fees.

So we did a side-by-side of those fees and wouldn't you know I am $2,500 LESS.
👋 Bye Felicia. Cause who doesn't want to save $2,500?

With all that being said, if you work with a mortgage pro who you feel like you can trust make sure you give them the chance to review these quotes so you get a true apples-to-apples.

Because you might not be looking at a great deal, just a lowball estimate.

11/11/2025

Listen, I get it. There are so many misconceptions out there about VA loans because most loan officers have no clue what they're doing. 😆

Luckily we're teamed up with the #1 VA broker NATIONWIDE.

Let's bust some of those myths shall we:

❌VA loans are full of red tape and take forever to close.
✅ Turn times are about the same as conventional or FHA when your lender knows what they're doing.

❌Zero down is risky.
✅ VA loans have the LOWER default rates than FHA or conventional.

❌VA appraisals always come in low.
✅ VA appraisal standards are almost identical to FHA. They add a few Veteran focused protections and actually give you a chance to fix the issue before value is set.

To recap, VA loans are awesome.

Oh, and we offer an appraisal credit for our Veterans.
Which is usually $650-$850. 😉

Hit me up for details!

11/11/2025

Remembering my dad today, who served 20 years in the Army.

Even after he retired, you'd typically find him in army green or khaki.

Whenever he'd talk about his time in the service his eyes would light up like a Christmas tree.

I also think about my grandfather, grandmother and great-grandmother all of whom were prisoners in Japanese work camps during WWII.

My grandfather would talk about how that camp was liberated by American troops.

When he talked about that experience his eyes would also light up, with love, gratitude and appreciate for those who serve.

Today we honor the incredible men and women of our military.
As well as their families. 🇺🇸

11/10/2025

📣 50 Year Mortgages???

Alright friends, over the weekend the Trump Administration announced they're wokring on a 50 year mortgage option.

If you're like me, my initial reaction was, 'holy 💩! that's a long time!'

And if you have mortgage friends here on the socials, there's A LOT of debate about it.

But then there are some stats to consider....

1. Most folks are in their home for 8 to 12 years.
So most of us never see the end of a 30-year mortgage.

2. Homeowners net worth on average is 44 TIMES renters.
You can find this stat all over the dang place.
I saw this in action, time and time again, when I was a financial advisor before getting into mortgage.

Y'all ready for my 10 cents? 😉

If this comes to market and a 50 year mortgage is how someone is going to qualify to buy their first home and the numbers work for them. I'm HERE FOR IT.

Are the banks going to make way more money on a 50-year loan then 30-year? Abso-freakin-lutely. But like we talked about most people are in that house for 8-12. And hello, what about a refi?

Like I tell the folks that I work with, I honestly don't care what program we use.

My goal is to find the best fit for YOU.

Whatever meets your short-term goals and sets you up for success long-term.

Real estate continues to be the #1 way families generate wealth so if a 50-year mortgage is how we help MORE families, so be it.

What do you think about a 50-year option?!

11/04/2025

If this is you because your loan officer isn't explaining what the heck is going on, give me a shout 😉

10/30/2025

A lot of folks don't know this until they start the process.

If your credit is pulled for any dang reason AT ALL during the loan process, our team is notified.

One time, I got a notice that a client's credit was pulled at a Chevy dealer and when I called him he was still there.

I told him if you want to close on this house, you better just be test driving that truck. 😂

Make sure to call your mortgage pro BEFORE doing anything that impacts your financial situation and we'll keep you out of trouble!

LoanSome Dough

12/03/2025

12/02/2025

12/01/2025

11/25/2025

11/17/2025

11/17/2025

11/12/2025

11/11/2025

11/11/2025

11/10/2025

11/04/2025

10/30/2025

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