First-time buyers

Nobody is born knowing how to buy a house.

Every homeowner you know once had no idea what escrow meant. This guide — and this team — exists so your first purchase feels understood, not endured.

💬 Start the conversation Ballpark a payment

is it dumb that I have no idea where to even start? 🫣

It would be weird if you DID know — they don't teach this anywhere! That's literally why we exist. Start here: what's your monthly rent right now?

Myth-busting

Six "facts" that keep renters renting.

Tap any myth to see what's actually true.

~~You need 20% down.~~

The truth: Conventional loans go as low as 3% down for first-time buyers, FHA is 3.5%, and VA and USDA can be $0 down. Minnesota Housing can even help cover what you do need. 20% only means skipping mortgage insurance — it was never the price of entry.

~~You need perfect credit.~~

The truth: Many programs work from around a 620 score, FHA can go lower, and lenders price in tiers — not pass/fail. If your score needs work, we can map exactly which moves raise it fastest before you apply.

~~You should wait for rates to drop.~~

The truth: Nobody can time rates — not us, not anyone. What you can control: if rates fall later, you can refinance. If home prices rise while you wait, that equity went to someone else. The right time is when the payment fits your life.

~~Getting pre-approved hurts your credit.~~

The truth: A mortgage credit pull is a small, temporary dip of a few points — and multiple mortgage inquiries within a shopping window count as one. The information you gain is worth far more than the blip.

~~Find the house first, then figure out the money.~~

The truth: Backwards — and it loses homes. Sellers take offers with pre-approvals seriously and skip the rest. Fifteen minutes of money-first saves weeks of heartbreak-later.

~~Student loans mean you can’t buy.~~

The truth: Student debt is a factor in your debt-to-income ratio, not a disqualification. Plenty of our first-time buyers carry student loans. The math either works or we build a plan until it does.

The path

Conversation to keys in six steps.

The conversation

Text or call. We learn your situation — income, savings, timeline, worries. Zero paperwork, zero commitment. Just a real conversation about what’s possible.

Pre-approval

A short application through Fairway’s secure system. We verify income and credit, and you get a real number sellers respect — often the same day.

Your real budget

Pre-approved for $400K doesn’t mean spend $400K. We show your payment at different price points so you pick a number that fits your actual life.

Shop with confidence

You tour homes knowing exactly what they cost per month. Your agent writes offers backed by a lender who answers the listing agent’s call.

Under contract

Offer accepted! Now our processing team takes over the heavy lifting — appraisal, underwriting, conditions — while we keep you updated at every milestone.

Clear to close

The magic words. A final walkthrough, a signing appointment, and the keys are yours. Average tears at the closing table: at least a few. Happy ones.

Minnesota down payment help

The state of Minnesota wants to help you buy.

Minnesota Housing programs can put thousands toward your down payment and closing costs — and every year, money goes unused because buyers don't know it exists. Our team pairs these programs with first mortgages constantly.

How MN Housing assistance works →

wait, the STATE will help with my down payment?? what's the catch

Genuinely small catch: income & price limits by county, and it's usually a second loan (often deferred — no monthly payment). We check your eligibility in one conversation.

Real clients, real reviews

Five stars.4.89 across 423 verified reviews

In clients' own words — from Experience.com, Google, Facebook & Zillow.

Ashland was absolutely wonderful to work with throughout our home-buying process. She was knowledgeable, responsive, and always willing to answer our questions. She kept us informed every step of the way, making what could have been a stressful experience feel smooth and manageable. We truly appreciated her professionalism, attention to detail, and dedication to helping us close on our new home. We highly recommend Ashland to anyone looking for a great lending experience!

Molly S. · Lino Lakes, MNExperience.com

We can't thank Ashland enough for her expertise, efficient communication, and hard work in assisting us in closing on a lake property (in record time)! Highly recommend Ashland and her team!

Melissa H.Google

Ashland and her team are simply THE BEST!!! If you are looking to buy a home I would recommend them 100%!! Great communication and they are awesome at helping answer questions and make the process as smooth as possible!!!

Wendy P.Google

Ashland's open line of communication was top notch and she was always available for questions and answered them in a timely manner. I would highly recommend Ashland for all your mortgage needs. Her team was also very responsive in assisting in our mortgage application and closing process!

David L. J. · Westby, WIExperience.com

Ashland is very helpful and knowledgeable. She went out of her way to individualize our experience with her and made sure we had all the information we needed to make a decision. Her little tips emails especially made us feel well taken care of throughout this process. We would highly recommend her to all our family and friends!

Dawn B. · Faribault, MNExperience.com

Ashland truly went above & beyond for my family to help us buy our first home! She was always there if we had any questions & we couldn't believe how fast Ashland & her team worked to get us our home in such a short time span! 10/10!

Ann W. · Saint Cloud, MNExperience.com

Molly S. · Lino Lakes, MNExperience.com

We can't thank Ashland enough for her expertise, efficient communication, and hard work in assisting us in closing on a lake property (in record time)! Highly recommend Ashland and her team!

Melissa H.Google

Wendy P.Google

David L. J. · Westby, WIExperience.com

Dawn B. · Faribault, MNExperience.com

Ann W. · Saint Cloud, MNExperience.com

Read all 423 reviews on Experience.com →

Money questions, straight answers

First-time buyer FAQ

How much money do I actually need to buy a first home in Minnesota?

Less than most people think. Between low-down-payment programs (3–3.5% down) and Minnesota Housing down payment assistance, many first-time buyers bring less than $10,000 to the table on a starter-priced home — sometimes much less. The honest answer depends on price point and program, which is a 10-minute conversation.

What credit score do I need?

Roughly 620 for most conventional programs, with FHA options below that. But the score you have today isn’t the end of the story — we regularly help buyers build a 60-to-90-day plan that raises their score before they apply.

What is Minnesota Housing down payment assistance?

State-run programs (like Start Up) that lend eligible buyers thousands toward down payment and closing costs — some versions deferred with no monthly payment until you sell or refinance. Income and price limits apply by county. Our team works with these programs constantly.

How long does the whole process take?

Pre-approval: often same-day. From accepted offer to keys: typically 30–45 days. The shopping phase in between is entirely up to you — some buyers find their home in a weekend, some take six months. Both are fine.

Do I pay Lending Lakes & Co for any of this?

Pre-approval, education, and guidance are free. Lender costs only exist inside an actual loan closing, where every fee is disclosed in writing before you commit — regulated, itemized, and explained in plain English.

Your first home starts with one text.

No pitch, no pressure — just a conversation about where you are and what's possible from here.

💬 Text Ashland: 612-505-7663 Apply with Ashland