Erin Waddell
CUSTOMERS Come First
Whether you dream about purchasing your first home, or third, we are here to help your homeownership dream become a reality—which is why we’ve made buying a home easier than ever with our leading-edge technology, alleviating piles of traditional paperwork.
When you work with Novus Home Mortgage, you can close on your home simply faster with our digital mortgage application process.
Why Homebuyers Love Working with NOVUS
Buying or refinancing a home is a big decision. You deserve straight answers. No jargon. No guesswork. You get clear explanations, real guidance, and consistent updates from pre-approval through closing.
Your goals, budget, and timeline are unique, so your mortgage should be too. Whether you are exploring:
• Conventional financing
• FHA (Federal Housing Administration) loans
• VA (Department of Veterans Affairs) loans
• USDA (United States Department of Agriculture) loans
• Investment property loans
• Second home loans
• Construction loans
• And more!
We help you compare your options and choose a loan that fits your life.
You should never feel like just another name on a list. With Novus, you get a loan officer who truly listens, cares about your goals, and guides you through every step with clarity and support. We blend personal care with smart technology to make your experience easier long after the closing table.
SPECIAL FINANCING · RATE BUYDOWN
What if this home came with
a lower payment to start?
When the seller, Novus Home Mortgage, or both put money toward a temporary buydown, your monthly payment drops for the first 1 year of the loan, then returns to the full payment. The list price stays the same.
TEMPORARY RATE BUYDOWN FAQs
Answers to the most common questions about temporary rate buydowns, including costs, qualification, loan eligibility, refinancing, and seller contributions.
Novus Home Mortgage contributes up to the amount shown above. The seller then negotiates their share on top. It can also be funded by a builder, or by the buyer. The seller’s portion is agreed per property and written into the contract — it is not automatic and not a standing offer on every home.
Sometimes a seller lists slightly higher to fund their share, and sometimes they fund it out of the existing price. Either way the buyer sees the price and the credit in the contract. What a buydown avoids is a public price reduction, which is why sellers often prefer it.
No. Discount points permanently reduce the note rate for the life of the loan. A temporary buydown leaves the note rate alone and subsidizes the payment for the first year or two from an escrow account. Points cost more; a temporary buydown buys a bigger visible drop for less money, but it does not last.
The full note rate, not the reduced year-one rate. That’s the part people get wrong. A temporary buydown lowers what you pay in the early years; it does not increase how much you can borrow. A permanent buydown does lower the qualifying rate.
Funds left in the buydown escrow are generally applied to the payoff, so the unused portion is not lost. The exact treatment is set by the buydown agreement on your specific loan — ask before you assume.
Conventional, FHA and VA all permit temporary buydowns, subject to program rules and occupancy restrictions. Contribution limits differ by program and by how much you put down. We confirm what a specific file allows before anything goes into a contract.
A price cut moves the monthly payment surprisingly little. The same money aimed at the rate moves it a lot more — so the home reaches buyers who were shopping below the price. It also avoids a public reduction and the days-on-market story that follows one.
That’s exactly what this is for. Put in the list price and the contribution you think the seller would consider, and it shows the payment story you can take to them. For the full picture — net proceeds, price-cut comparison, contribution limits — call and we’ll build it on the actual property.
Learn how to Buy Your First Home
Buying a home is a big step — and I’m here to make it easier. I’ll walk you through your options, answer your questions, and help you find the right loan to fit your life and goals.
Our Services
Home Purchase Loans
Refinancing Options
Personalized Consultations
Loan Program Guidance
In Our Community
Our work doesn’t stop at helping families buy homes—we’re committed to strengthening the places we live and work. From sponsoring youth programs to supporting local charities, we’re proud to give back to our community.
Proudly Giving Back
Local Food Drives
Youth Sports Sponsorships
Estimate your mortgage
See estimated monthly payments based on your loan details. Compare scenarios to find what best fits your budget.
Steps to Easy Home Buying with Novus
Buying a home is a major milestone. You deserve a path to homeownership that feels clear and supported at every step. The Novus Path brings together experienced loan officers, innovative technology, and industry-leading knowledge in both traditional and Non-Qualified Mortgage (Non-QM) lending.
Get Pre-Approved
Explore Your Loan Options
Find the Right Home
Apply and Submit Documents
Processing and Underwriting
Closing, Getting Your Keys, And Beyond
Real Stories from Real Owners
Erin was absolutely fantastic throughout the entire home loan process. She made everything incredibly easy to understand, was always quick to respond, and stayed on top of every detail from beginning to closing. Any time I had a question or needed something handled, Erin was there and made sure it got taken care of quickly. Buying a home can be stressful, especially when it comes to financing, but Erin made the process feel smooth and straightforward. I always felt like she was looking out for me and doing everything she could to get the loan across the finish line. Her communication, professionalism, and attention to detail were outstanding. I couldn’t have asked for a better loan officer and would absolutely recommend Erin to anyone buying or refinancing a home. I’ll definitely be using her again in the future. Thank you, Erin, for helping make buying my new home such a great experience!
Extremely helpful in finding me every possible discount very professional woman
Erin was amazing to work with! We are first time homebuyers so had a lot of questions, she answered and explained every step of the way with us. Made the process way less overwhelming!
Working with Erin Waddell was an absolute pleasure. From start to finish, she was incredibly qualified, experienced, and easy-going while taking the time to explain every step of the loan process and thoroughly answering all questions my wife and I had. What could have been a demanding experience felt smooth and manageable because of her expertise. We highly recommend Erin to anyone looking for a trusted mortgage professional!
From start to finish, Erin was reliable, helpful, and a great listener. She was always accessible to speak with us and made the entire refinancing process easy to appreciate. We highly recommend her!
Erin gets it done, and I appreciate her help so much!
Erin did a great job helping secure my first home. She was so polite. She encouraged me to ask a lot of questions and never made me feel like a burden for doing so. She was transparent through every step and made this process a smooth one. It was a relief having someone on my team who made it feel like they wanted me to achieve this dream as much as I did. I'm forever grateful for her service and dedication. Thanks to her hard work I purchased my dream home. Thank you Erin and her team!
Erin couldn’t have been any better through this process. She was fast to relay all information. She set clear goals and showed us everything we needed to complete the process. She is exactly who you want as a mortgage loan officer!