Questions everyone has. Answers nobody hides.

No. Conversations, pre-approvals, payment scenarios, and every guide on this site are free. Lender costs only exist inside an actual loan closing, where every fee is disclosed in writing before you commit.

A real team with named owners: Ashland and the origination side handle your approval and structure; Melissa runs processing; Ella keeps the front half organized; Olivia often makes the first connection. You always know who has your file and why.

First-timers are a specialty, not a limit. The team closes move-up purchases, new construction, refinances, jumbo loans, VA and USDA loans, and works with Minnesota Housing programs constantly.

Ashland is licensed in Minnesota, Wisconsin, Iowa, South Dakota, Texas, Arizona, Florida, Montana, North Dakota & New Hampshire. If you're buying outside those states, reach out anyway — Fairway lends nationwide and we'll connect you with the right teammate.

Perfect timing, honestly. A year out is when a conversation is most valuable — credit moves, savings targets, and program timing all work better with runway. We’re happy to build a plan and check in quarterly.

As low as 3% conventional (first-time buyers), 3.5% FHA, and $0 on VA and USDA. Minnesota Housing assistance can help cover down payment and closing costs for eligible buyers. The 20% figure is only about avoiding mortgage insurance.

Most conventional programs start around 620, FHA can go lower, and pricing improves in tiers as scores rise. If your score needs work, we’ll tell you exactly which moves matter most — that advice is free too.

Any lender quoting a rate before seeing your credit, loan type, down payment, and property is guessing (or advertising). Rates are personal. We quote real numbers after a real conversation — that’s the honest way to do it.

Yes — gift funds from family are allowed on most programs with a simple gift letter. It’s one of the most common ways first purchases happen, and we walk your family through the paperwork.

Typically 2–4% of the purchase price, covering lender, title, appraisal, and prepaid items. They can be negotiated into the deal (seller credits), offset with assistance programs, or in some cases rolled into refinance loans.

Often the same day you apply. The application through Fairway’s secure system takes minutes; verification usually completes within hours during business days.

Typically 30–45 days from accepted offer to closing, and Fairway’s turn times are among the fastest in the industry. When a contract demands speed, tell us the date — we plan the file backward from it.

Nobody can time rates — we’ll never pretend otherwise. What’s knowable: if rates drop later you can refinance, and if prices rise while waiting, that equity went to someone else. Buy when the payment fits your life.

The classics: new debt during underwriting (no new cars, no new credit cards), job changes without a heads-up, and large unexplained deposits. We give every buyer the “don’t do these five things” talk early — follow it and closings stay boring, in the best way.