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States

Second home loans, state by state

Twenty-two states, and a page for each one covering where second home buying actually concentrates there and what tends to decide the file.

Call (619) 876-1504 See the states

Residential Mortgage, LLC is authorized to close loans in 22 states, and Bryan Piccolomini, NMLS #228509, originates second home and vacation home loans across all of them. The loan rules are federal and do not change at a state line, but the property side does: which markets exist, which of them run rental programs that conflict with second home occupancy, how condominium stock is built, and what insurance or access issues turn up in an appraisal. Each state page covers that.

The footprint

Where Bryan lends

The licensing question follows the property, not you. Buyers regularly live in one state and buy in another, and that is routine rather than a complication. If the property sits outside this list, you hear it in the first call.

The company license lines that are published, and the two NMLS identifiers worth verifying, are on the licensing page.

All 22

Pick the state the property is in

Each page names the regions where second home buying concentrates, the three guides that matter most for that state’s typical file, and what usually slows one down.

AKAlaskaKenai, Girdwood and the Mat-Su, where access and winter use decide the file.AZArizonaScottsdale, Sedona, Flagstaff and the White Mountains, split between winter and summer use.CACaliforniaTahoe, the Coachella Valley and the coast, where rental programs and insurance decide files.COColoradoSummit, Eagle, Routt and San Miguel counties, where the rental agreement decides the file.FLFloridaGulf coast, Panhandle and the Keys, where condo review and insurance run the clock.GAGeorgiaBlue Ridge, the lakes and the coast, where cabin rental history meets the occupancy rules.IDIdahoMcCall, the panhandle lakes and Sun Valley, where winter access and condo-hotels decide files.KYKentuckyLake Cumberland, Kentucky Lake and the Gorge, where dock rights and property type decide files.MOMissouriLake of the Ozarks and Table Rock, where rental programs and dock permits shape files.MTMontanaFlathead, Whitefish, Big Sky and the Gallatin, where acreage and access shape appraisals.NMNew MexicoTaos, the Enchanted Circle, Ruidoso and Santa Fe, where construction type drives appraisals.NVNevadaIncline Village, the Tahoe shore and Las Vegas high-rises, where the building decides the file.NCNorth CarolinaOuter Banks, the High Country and the lakes, where coastal rental design meets occupancy rules.OHOhioLake Erie islands and shore, Hocking Hills and the inland lakes, where seasonal use is the issue.OROregonSunriver, Bend, the north coast and Mount Hood, where managed resorts shape the file.SDSouth DakotaThe Black Hills, Terry Peak and the Missouri lakes, where thin comparables shape the file.TNTennesseeThe Smokies, Norris and Tellico, Dale Hollow and Center Hill, where the rental agreement decides the file.TXTexasHill Country, the Highland Lakes and the coast, where taxes and insurance drive the payment.UTUtahPark City, the Wasatch Back, St. George and Moab, where rental pools and zoning matter.WAWashingtonThe San Juans, Chelan, Leavenworth and the coast, where access and wildfire shape files.WIWisconsinDoor County, the Northwoods and Lake Geneva, where four-season use decides the classification.WYWyomingJackson Hole, Star Valley, Cody and Sheridan, where loan size and land shape the file.

Questions

Common questions

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.

Does the state I live in matter, or the state the property is in?

The property. A second home loan is secured by the property being purchased, so the licensing question is about where that property sits. Plenty of buyers live in one state and buy in another.

What if my property is outside the 22 states?

Bryan will tell you at the start rather than take the application. There is no version of this where a file is worked for weeks and then found to be outside the licensing footprint.

Next step

Send Bryan the address

Where the property sits decides the licensing question, and often the timeline as well.

Call Bryan at (619) 876-1504 Request a callback