A second home is a different loan. Work with someone who does them.
Bryan Piccolomini originates second home and vacation home mortgages through Residential Mortgage, LLC in 22 states. You work with him directly from the first call through closing, not with a call center and not with a handoff.
What Bryan actually does
Most mortgage originators handle second homes occasionally, between primary residence purchases. Bryan concentrates on them, along with the vacation properties that fall into the same category and the files that do not fit a simple template: self-employed borrowers, income that varies, and buyers carrying an existing mortgage while purchasing another property.
Bryan Piccolomini
Mortgage Loan OriginatorNMLS #228509
Residential Mortgage, LLC
NMLS #167729
A second home is underwritten as its own occupancy class
That focus matters because a second home is underwritten as its own occupancy class. The programs available are narrower than most buyers expect, and the payment on the home you already own counts in full while the new loan is reviewed. Those two facts shape every second home file, and they are the reason general homebuying advice tends to mislead people in this situation.
How it works
Four steps, and the first one is short.
- A conversation
Occupancy, a rough price, what you already owe and what you have available. Fifteen minutes settles whether the plan works at all.
- Your documents
Income, assets and the details of the property you already own. The documents guide lists what usually gets collected.
- Underwriting and the property
The file is reviewed, the property is appraised, and conditions are cleared. On a resort property this stage is usually the longest.
- Closing
Documents are prepared, you sign, and the loan funds.
Guides worth reading before you call
Thirteen guides covering how second home financing actually works. Where a guide states a figure it names the public source it came from, and where a figure depends on your own file it says so instead of inventing one.
Run your own numbers first
Three calculators work entirely from figures you enter. They recommend nothing, store nothing and send nothing anywhere. You get a number you can take into a conversation instead of a blank page.
All three sit on the calculators page, and they work the same way for a cabin or a resort condominium as for a house.
21 five-star Zillow reviews
“I have now done multiple loans with Bryan. He is the ideal loan officer for navigating the loan process. He always answers his phone and always has patience answering questions. He is going to get a call from me on all my future loans too.”
Tyler D., Mesa, AZ“Getting a loan as a business owner is incredibly challenging. Bryan is an expert at working with business owners. If you have a complex situation, I would highly recommend working with him.”
Bill D., Summerfield, NC“Bryan is the best mortgage officer I have ever dealt with for people who have complex financials and estate plans with family partnerships. He is patient, diligent, knowledgeable, and a man of his word.”
Perry Muscelli, Las Vegas, NVFive-star reviews from Bryan’s Zillow profile, earned during his time at JPMorgan Chase and Citibank.
Prefer Bryan to Call You?
Leave your name and number. Bryan will call you back personally, usually the same day. No email, no email list, no obligation.
Thank you
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No forms to fill out for an hour
- ●A real conversation firstBryan calls you. No questionnaire, no portal, no qualifying quiz.
- ●No email listThe form asks for a name and a number. That is all it collects.
- ●An honest read on fitIf the property or the plan is outside what he can do, you hear it in the first call.
Common questions
How much do I need to put down on a second home?
It varies with the loan program and with the rest of your financial profile, and there is no single figure that applies to everyone. For conforming loans, Fannie Mae's Eligibility Matrix, August 2026 edition, lists 90% as the maximum loan-to-value on a one-unit second home purchase, which works out to a 10% minimum down payment.
What is a good debt-to-income ratio for a mortgage?
There is no single figure that applies to everyone. The CFPB removed the General Qualified Mortgage 43 percent limit in its December 2020 final rule and replaced it with price-based thresholds; a later rule moved the mandatory compliance date to October 1, 2022. Debt-to-income is still evaluated closely; it simply is not governed by that one number any more.
How is a second home different from an investment property?
They are different occupancy classifications and different loan programs. Fannie Mae requires a second home to be occupied by the borrower for some portion of the year, restricted to one-unit dwellings, suitable for year-round occupancy, and under the borrower's exclusive control. An investment property is owned but not occupied by the borrower.
Which states can Bryan lend in?
Residential Mortgage, LLC is authorized to close loans in AK, AZ, CA, CO, FL, GA, ID, KY, MO, MT, NM, NV, NC, OH, OR, SD, TN, TX, UT, WA, WI and WY. That is 22 states, and it is the list published by the company.
Start with a conversation
Bring a price, what you already owe, and how you plan to use the property. That is enough for a useful first call.