Mortgage F.A.Q.

The Moreira Team has been serving Georgia homebuyers since 2015, giving us more than two decades of experience navigating the ever-changing real estate and mortgage markets. Over that time, we’ve helped 7,000+ borrowers purchase or refinance homes across Atlanta, Athens, Augusta, Savannah, Macon, Columbus, and nearly every county in the state. Our longevity is proof of consistency — we remain successful because our clients consistently refer us to friends, family, and coworkers.

While we are headquartered in Atlanta, we serve the entire state of Georgia and are licensed in multiple states for clients relocating or buying investment properties. Whether someone is purchasing their first home in Gwinnett, upgrading in Alpharetta, downsizing in Decatur, or refinancing a second home at Lake Oconee, our process is tailored to each borrower, each market, and each long-term goal.

Our history in Georgia real estate means we’ve worked with every type of buyer: first-time buyers, investors, luxury buyers, VA borrowers, self-employed clients, and retirees. Whatever your financial picture looks like, we’ve seen it — and we know how to solve it.

The biggest difference is control and transparency. Big banks operate with rigid guidelines, slow processes, and layers of bureaucracy. Online lenders rely on call centers staffed with inexperienced reps who read scripts instead of providing strategic guidance. The Moreira Team combines the best of both worlds — the pricing power of a mortgage broker with the local expertise and service of a true mortgage banker.

This hybrid model lets us shop multiple investors to secure lower rates and better loan terms than most single-bank lenders offer. At the same time, our in-house operations team (processors, coordinators, and underwriters) ensures we close quickly and communicate clearly. Clients never get bounced around a call center or left wondering who is handling their file.

Unlike national brands, we understand Georgia appraisals, Atlanta contract deadlines, local taxes, HOA structures, and county-specific underwriting issues. We’re embedded in the local real estate ecosystem — which means smoother closings and stronger offers for buyers who work with us.

Alvaro Moreira is a 20+ year mortgage industry veteran, licensed Branch Manager, and one of Georgia’s most recognized mortgage advisors for buyers, homeowners, and investors. With thousands of closed loans across Metro Atlanta and the entire state, Alvaro has built a reputation for precision, transparency, and expert-level guidance that big banks simply cannot match. His deep understanding of Georgia underwriting, market cycles, and rate behavior allows him to help clients structure loans that fit their long-term financial goals — not just short-term approvals.

What sets Alvaro apart is his consultative approach. Instead of “selling a loan,” he breaks down a borrower’s goals, current finances, debt structure, and future plans to recommend the best loan strategy. This is why Georgia homebuyers say they feel more educated, more confident, and better prepared after one conversation with him than after weeks with a call-center lender. He believes a mortgage is not a product — it’s a wealth-building tool.

Alvaro’s work has helped thousands of families buy homes, lower their payments, and access equity responsibly. His client-first philosophy is at the core of The Moreira Team, shaping every step of your mortgage experience.

Yes — The Moreira Team is proudly based in Atlanta, Georgia, and we’ve spent more than 20 years helping families buy homes across every part of the state. We understand the unique dynamics of Metro Atlanta neighborhoods like Buckhead, Sandy Springs, Brookhaven, Dunwoody, Alpharetta, Marietta, Cumming, Lawrenceville, Decatur, East Atlanta Village, Grant Park, and more. Each area has its own pricing expectations, appraisal trends, and competitive conditions — and we navigate them daily.

Beyond Atlanta, we have deep experience in markets like Athens, Augusta, Savannah, Macon, Columbus, and North Georgia, where lending guidelines and rural eligibility differ from large metro areas. Our understanding of county-by-county tax millage rates, local DPA programs, new construction requirements, and local underwriting quirks gives our borrowers an advantage that out-of-state lenders simply cannot match.

Because we’re part of the community, we track market shifts in real time — inventory, contract competitiveness, appraisal gaps, builder incentives, and seasonal demand. This local expertise means your mortgage strategy is aligned with current conditions, not generic advice from a national lender.

Top real estate agents across Georgia consistently refer clients to The Moreira Team because they know we deliver fast, reliable, and fully underwritten pre-approvals that help buyers win competitive offers. Agents trust that when they see our name on a pre-approval letter, the buyer has been thoroughly vetted and the loan is structured properly — reducing risk for both the agent and the seller.

Another major factor is communication. Agents know they can reach us quickly, even evenings and weekends when most lenders are unavailable. We provide fast updates, clear expectations, and early issue detection so nothing derails the contract. This level of availability is essential in fast-moving markets like Atlanta, where homes can receive multiple offers in a single day.

Finally, agents appreciate that our operations team is local. This results in smoother appraisal coordination, more accurate timelines, and a closing process that respects Georgia’s contract standards. It’s why so many Georgia REALTORS consider us their preferred lending partner.

The Moreira Team is a full-service mortgage group made up of highly experienced loan advisors, processors, coordinators, and support staff — all focused on delivering a seamless client experience. Every borrower is assigned a dedicated team that handles communication, document management, underwriting preparation, and closing coordination. This ensures no detail is overlooked and every step is handled by a specialist.

Your process begins with a Loan Advisor who evaluates your financial profile, discusses loan strategy, and writes your pre-approval. After that, your file is supported by a Loan Coordinator who collects documentation and keeps the process on track. Our Processing Team packages and submits your file for underwriting, and our Closing Department works directly with attorneys and title companies to finalize the loan.

This structure allows us to operate with the speed and efficiency of a large institution — while maintaining the personal attention of a boutique firm. It’s one reason Georgia homebuyers consistently give The Moreira Team 5-star ratings.

Because we operate as a banker and a broker, we have the ability to compare rates across multiple investors rather than relying on a single bank’s pricing sheet. This gives borrowers direct access to wholesale pricing, often resulting in lower interest rates and reduced closing costs. Big banks and retail lenders simply cannot provide this level of rate competition.

At the same time, we control the process internally — underwriting, processing, and closing — which gives us speed and quality control that brokers without in-house operations cannot match. This hybrid model is the best of both worlds: the savings of a broker plus the efficiency of a banker.

As a result, buyers in Atlanta and across Georgia often save thousands of dollars over the life of their loan compared to using a retail lender or national online mortgage company.

Yes — we’re available weekends and evenings, because that’s when most Georgia homes hit the market and when most offers are submitted. In competitive areas like Decatur, Alpharetta, Smyrna, and East Atlanta, waiting until Monday can mean losing the perfect home. We make sure you never miss an opportunity.

Our team can issue updated pre-approval letters, run payment scenarios, and communicate with your real estate agent in real-time so you can write a confident offer quickly. This level of responsiveness is one of the main reasons agents prefer sending buyers to The Moreira Team.

We believe the mortgage process should fit your schedule — not the other way around.

We believe communication is the most important part of a stress-free mortgage experience. From Day 1, you receive clear expectations, milestones, and an outline of the full loan process. You’ll know what documents are needed, what underwriting looks for, and what your financing timeline will be. There are no surprises.

Throughout the process, our team provides weekly updates outlining your loan status, remaining items, and next steps. We also proactively alert you about anything that needs attention to keep your loan on track. You can call, text, or email us anytime — and you will always reach a real person who knows your file.

Our clients consistently tell us that this communication approach turned what they expected to be a stressful process into a smooth, predictable, and enjoyable one.

Your first call with us is an educational strategy session — not a sales pitch. We’ll ask questions about your goals, your timeline, your budget, your income, your credit, and the type of home you’re looking for. We use this information to build a custom loan plan that fits your financial strategy, not just what you qualify for.

We’ll walk through payment scenarios, down payment options, closing cost expectations, and what it takes to become fully pre-approved. This consultation is designed to help you feel prepared, confident, and informed before you ever make an offer.

Most clients say that this first conversation gives them more clarity than they’ve ever received from a bank or online lender — and that clarity becomes their competitive advantage.

Getting fully pre-approved with The Moreira Team begins with a short digital application that takes most buyers 6–10 minutes to complete. Once you enter your income, employment history, assets, and credit details, our team begins verifying the information to prepare your formal pre-approval. Unlike online lenders that issue “instant approvals” based solely on what you type, we perform a real analysis of your eligibility so your pre-approval carries weight in the Atlanta market.

After reviewing your application, we run a hard or soft credit check (no impact to your score) and start building your loan file. Most borrowers receive a same-day pre-approval, but we can issue one in under an hour for competitive offer situations. Because Atlanta homes often receive multiple offers, a strong, well-documented pre-approval is essential — and ours are trusted by top agents across the metro area.

Once you’re pre-approved, we stay actively involved by updating your letter for specific homes, adjusting numbers on the fly, and providing payment breakdowns whenever needed. This gives you confidence to write stronger offers and ensures you understand exactly what you can afford as you shop.

A pre-qualification is essentially an informal estimate based on unverified financial information. Many big banks, credit unions, and online lenders use pre-qualifications as quick marketing tools, but they don’t carry much weight with sellers — especially in competitive Atlanta neighborhoods like East Atlanta, Brookhaven, Decatur, Smyrna, or Alpharetta. A pre-qualification doesn’t review documents, analyze risk, or confirm accuracy.

A true pre-approval, particularly the kind issued by The Moreira Team, involves a verified review of your income, credit, assets, and debt profile. We may also review tax returns, employment records, and bank statements depending on your loan type. This results in a pre-approval letter that agents and sellers trust because it reflects actual underwriting standards.

The strongest version of a pre-approval is what we offer: Upfront Underwriting Approval. This takes the typical pre-approval a step further by sending your file through underwriting early. Buyers with this approval often beat competing offers, even if those buyers offer more money, because sellers know your financing is essentially guaranteed.

Yes — a pre-approval from The Moreira Team significantly increases your offer strength, especially in popular Atlanta markets where inventory is low and competition is high. Listing agents recognize our name, our underwriting standards, and our reputation for closing files on time. Because they trust the quality of our pre-approvals, they are more comfortable advising sellers to accept offers backed by our team.

In hot neighborhoods like Grant Park, Virginia-Highland, West Midtown, Kirkwood, and Roswell, sellers frequently receive offers from multiple pre-approved buyers. Offers backed by national call centers or automated online lenders are often viewed as risky because they haven’t thoroughly reviewed the applicant’s finances. Our pre-approvals give sellers confidence that your loan will close smoothly and without delays.

Additionally, we communicate directly with agents to reinforce your strength as a buyer. We can call the listing agent, explain your pre-approval, and assure them we’ve fully vetted your file. This personal touch is something big banks will never do — but it’s something that wins homes in Atlanta every week.

The income required to buy a home in Metro Atlanta depends on your debts, down payment, credit score, and the specific areas you’re targeting. For example, a buyer purchasing a $400,000 home in suburban areas like Marietta, Alpharetta, or Peachtree Corners may need a household income between $85,000–$110,000. In more affordable markets such as Austell, Lithonia, Forest Park, or Morrow, buyers may qualify with significantly less income due to lower property prices and taxes.

Rather than using generic online calculators, The Moreira Team performs a custom affordability analysis that includes property taxes, HOA fees, potential insurance costs, local down payment assistance programs, and the mortgage product best suited for your profile. This results in a far more accurate figure than what online tools provide, especially for Atlanta’s diverse neighborhoods where taxes and HOA fees can vary widely.

More importantly, we look beyond “what you qualify for” and help determine a payment that actually fits your lifestyle and long-term goals. Our affordability scenarios come with detailed payment breakdowns so you know your monthly numbers before ever making an offer.

Atlanta’s housing market remains competitive due to a combination of population growth, limited inventory, strong job markets, and ongoing demand from both local and out-of-state buyers. Neighborhoods like Decatur, East Cobb, Brookhaven, Sandy Springs, and Alpharetta continue to attract buyers who are looking for access to strong schools, amenities, and employment corridors. In these areas, homes often receive multiple offers within the first 24–72 hours on the market.

In more affordable regions of Metro Atlanta, such as Clayton, Douglas, Rockdale, and Henry Counties, competition is still steady but offers more opportunities for first-time buyers. Even in these markets, having a strong pre-approval and a lender who communicates quickly can make the difference between securing a home or missing out.

Interest rates also play a role. When rates dip — even slightly — buyer activity in Atlanta surges immediately. As a result, working with a lender who can issue updated pre-approval letters instantly and help you write competitive offers is crucial. The Moreira Team specializes in helping buyers navigate these fluctuations to remain competitive at all times.

In Georgia, the typical mortgage closing timeline averages 21–30 days, though The Moreira Team often closes faster depending on the loan type, property, and responsiveness of all parties involved. Our streamlined digital process and in-house operations team allow us to eliminate many of the delays that slow down big banks and online lenders. Because underwriting, processing, and closing are coordinated efficiently, borrowers move through the process more quickly and with far fewer complications.

Purchase loans tend to close faster than refinances because the contract includes a required closing date that all parties work toward. For competitive markets like Atlanta, we often target 21-day closings to strengthen your offer and win over sellers who prefer quick, reliable settlements.

We also offer “rush approvals” for unique situations, such as buyers facing bidding wars or relocating on strict timelines. A well-prepared borrower with complete documentation can close significantly faster — sometimes in as little as two weeks. Communication and preparation are key, and our team guides you step-by-step to keep your file moving efficiently.

Georgia offers several programs designed specifically to help first-time buyers reduce their down payment and closing costs. The most widely recognized program is the National Homeownership Preservation Program (NHF) & Georgia Dream Homeownership Program, which both provide down payment assistance to eligible buyers based on income, household size, and purchase price limits. Georgia Dream typically offers $7,500 to $10,000+ in assistance, and certain borrowers — such as teachers, healthcare workers, or those buying in targeted areas — may qualify for additional funds.

The Moreira Team helps buyers determine which programs they qualify for, how to structure their loan to maximize assistance, and what documentation is needed to secure approval. Many buyers are surprised to learn they qualify for more help than they expected — especially if they meet credit, income, and residency guidelines.

Yes — Atlanta has multiple assistance programs designed to help first-time buyers purchase homes within the city and surrounding counties. They offer down payment and closing cost help for eligible buyers purchasing within Atlanta city limits, and the funds may be forgivable if the borrower stays in the home for a defined period. Fulton County, DeKalb County, Gwinnett County, and Clayton County all have their own DPA programs as well, each with unique guidelines, income limits, and maximum assistance amounts.

These programs often prioritize buyers who are purchasing in revitalization areas, urban renewal zones, or historically underserved communities. Funds vary from $7,500 to over $25,000 depending on the program, borrower profile, and current funding cycles. Because availability changes month to month, it’s crucial for buyers to work with a lender who tracks these programs closely.

The Moreira Team evaluates your full financial profile to match you with the best local DPA options. We also work directly with housing agencies and nonprofits to ensure your application is complete and submitted properly, giving you the highest chance of securing funds before they run out.

Most Georgia first-time buyer programs require a minimum credit score of 640, though some local programs accept scores as low as 620 depending on the loan type. FHA loans, which are popular among first-time buyers, allow scores as low as 580 in many cases, but specific down payment assistance programs may still require higher credit tiers.

Credit score requirements vary by program because they’re tied to federal and state underwriting standards. For example, Georgia Dream typically requires a minimum 640, while some county-level programs require a 660 score to access the full amount of assistance. These guidelines may also adjust based on debt-to-income (DTI) ratios and overall borrower risk.

If your credit is below the required threshold, The Moreira Team can run a customized credit improvement analysis to show you exactly what steps to take — sometimes even small adjustments can increase your score enough to qualify. Our team has helped hundreds of first-time buyers move from “almost qualified” to fully eligible within weeks.

Yes — several loan programs allow Georgia first-time buyers to purchase a home with zero down payment. The most common no-money-down options are USDA loans (for eligible rural areas) and VA loans (for eligible veterans, active-duty service members, and qualifying spouses). Many areas around Metro Atlanta — including parts of Paulding, Cherokee, Barrow, Walton, and Newton counties — still qualify for USDA zero-down financing.

Additionally, some down payment assistance programs can effectively create a zero-down scenario for buyers using FHA or Conventional loans. If the assistance covers your down payment and part of your closing costs, you may bring little or no money to the closing table. The exact amount depends on your credit profile, income, and the program’s guidelines.

The Moreira Team works with buyers to combine these programs strategically. For example, a buyer may use an FHA loan with 3.5% down and pair it with a local grant that covers that entire amount. This is why first-time buyers often save thousands when working with a lender who deeply understands local programs.

First-time buyers in Georgia do not inherently pay more closing costs than other buyers. Closing costs in Georgia generally range from 2% to 4% of the purchase price and include appraisal fees, underwriting fees, title insurance, attorney fees, taxes, and prepaid items like homeowner’s insurance and escrow reserves. These costs apply to all buyers — not just first-timers.

That said, first-time buyers often feel closing costs more acutely because they’re budgeting for a down payment, moving expenses, inspections, and home repairs simultaneously. Fortunately, Georgia is a buyer-friendly state with comparatively lower closing costs than many other regions in the U.S. This helps first-time buyers keep upfront expenses manageable.

The Moreira Team helps first-time buyers structure their loans to minimize out-of-pocket expenses by exploring options such as lender credits, seller-paid closing costs, and down payment assistance. We review all available strategies during the pre-approval process so buyers know exactly what to expect — with no surprises at the closing table.

The average first-time buyer in Metro Atlanta typically purchases a home priced between $300,000 and $425,000, depending on the neighborhood and local market conditions. Areas like Smyrna, Lawrenceville, Acworth, Mableton, and Lilburn tend to offer more affordable options, while neighborhoods such as Decatur, Brookhaven, East Atlanta Village, and Virginia-Highland tend to fall at the higher end of the spectrum.

Home affordability is influenced by property taxes, HOA fees, insurance costs, and school district quality — all of which vary across Atlanta’s submarkets. The Moreira Team builds custom payment scenarios for buyers so they understand how different price points affect their monthly payments and closing costs.

For first-time buyers, the goal is not only to find a home within budget but also to secure financing that supports long-term financial stability. Our approach helps buyers determine the ideal price range based on lifestyle, future goals, and monthly affordability rather than simply pushing the maximum amount they qualify for.

Choosing between FHA and Conventional loans depends largely on your credit profile, down payment savings, and long-term financial goals. FHA loans are often ideal for first-time buyers with lower credit scores or limited savings because they allow a down payment as low as 3.5% and offer more flexible debt-to-income (DTI) requirements. For many Atlanta buyers—especially those purchasing in competitive markets like East Atlanta, Smyrna, or Doraville—FHA offers an attainable, affordable entry point into homeownership.

Conventional loans, on the other hand, reward stronger credit scores (typically 680+) with lower mortgage insurance costs and the ability to remove PMI sooner. This makes Conventional financing more attractive for buyers who have solid credit or who can put down at least 5–10%. In Atlanta neighborhoods with higher property values like Decatur, Brookhaven, and Alpharetta, Conventional loans often provide better long-term savings due to lower insurance and more flexible appraisal rules.

At The Moreira Team, we assess your credit, monthly payment goals, and total cash-to-close to determine whether FHA or Conventional is financially smarter — not just what you’re eligible for. We run side-by-side comparisons so you can clearly see which loan helps you build equity faster while keeping your payment within your comfort zone.

The credit score needed to buy a home in Atlanta depends on the mortgage program, but most buyers qualify with scores as low as 580 using FHA financing. FHA loans are popular among first-time buyers because they allow flexible underwriting and a minimum 3.5% down payment even with moderate credit scores. Buyers with scores between 600–660 often find FHA the most affordable option due to lower mortgage insurance requirements at those levels.

Conventional loans generally require a score of 620 or higher, but buyers with scores 680+ often see significantly better rates and lower monthly PMI. In competitive markets like Decatur, Brookhaven, East Cobb, Smyrna, and Alpharetta, buyers with stronger credit often gain a strategic advantage because Conventional financing can result in a cleaner offer and lower overall payment.

The Moreira Team evaluates your score alongside debt levels, income stability, and savings to help determine the best loan type for your situation. Even if your credit isn’t perfect, we can still map out a realistic path to approval — often improving your score faster than you think through targeted credit optimization strategies.

Your credit score has a direct impact on your interest rate because lenders use it to assess your overall risk level. Higher scores generally lead to lower rates, while lower scores often come with additional pricing adjustments that increase monthly payments. For example, a borrower with a 760+ score is typically eligible for Georgia’s most competitive Conventional rates, while someone with a 640 score might pay noticeably more for the same loan amount.

However, the impact varies depending on the loan program. FHA loans are more forgiving because the government insures the lender against default. This means FHA borrowers with moderate scores often receive rates similar to, or even lower than, borrowers with higher scores on Conventional loans. For buyers in Atlanta’s starter-home markets — such as College Park, Clarkston, Lithonia, and Austell — FHA’s more flexible credit risk pricing can make the difference in affordability.

When buyers apply with The Moreira Team, we provide a customized rate comparison showing how your rate would change at different credit tiers. If a small improvement (10–20 points) can meaningfully reduce your payment, we provide an action plan to help you reach that higher tier quickly and efficiently.

Closing costs in Georgia typically range between 2% to 4% of the purchase price, depending on the loan type, lender fees, attorney fees, prepaid taxes, insurance, and whether the property belongs to an HOA. Georgia is considered a “buyer-friendly” state because closing costs here are lower than national averages, especially compared to states with higher taxes and mandatory inspections. This makes Georgia an attractive market for first-time buyers and relocating families alike.

Closing costs generally include appraisal fees, underwriting fees, title insurance, attorney fees (Georgia requires attorneys to close loans), escrow setup, prepaid interest, and homeowner’s insurance premiums. Depending on the county, property taxes can also affect the total amount due. For example, taxes in Fulton County differ significantly from those in Cobb, Gwinnett, or Cherokee, which can shift the total cash needed at closing.

The Moreira Team reviews these numbers with buyers upfront during the pre-approval process so you understand your exact cash-to-close long before you write an offer. We also explore strategies to reduce closing costs — such as lender credits or seller concessions — helping make homeownership more affordable and predictable.

Atlanta’s most affordable suburbs in 2025 continue to be areas where buyers get strong value without sacrificing access to amenities, schools, or commute options. Suburbs like Austell, Mableton, Lawrenceville, Lithonia, Snellville, and Douglasville often offer lower price points while still providing solid neighborhoods and improving infrastructure. These areas tend to attract first-time buyers who want more space and newer homes compared to intown Atlanta communities.

For buyers looking for a balance of affordability and strong growth potential, Woodstock, Holly Springs, Flowery Branch, and Dallas are excellent options. These areas offer reasonable prices, highly ranked schools, growing retail sectors, and expanding transportation corridors — factors that help homes appreciate steadily over time. Because these markets remain relatively accessible, buyers can often secure favorable loan terms and smaller down payments while staying within their budget.

The Moreira Team works closely with buyers to analyze total monthly affordability (including taxes and insurance) across different counties. This helps identify the neighborhoods that fit your price range while also aligning with long-term equity growth opportunities.

Refinancing makes sense when it helps you lower your monthly payment, reduce your interest rate, shorten your loan term, or tap into equity for financial goals such as home improvements or debt consolidation. If current market rates are even 0.5% to 1% lower than your existing loan, a refinance may produce meaningful long-term savings. In a state like Georgia — where homes appreciate steadily — refinancing can be a powerful way to restructure your mortgage for long-term financial benefit.

Another common reason to refinance is to remove FHA mortgage insurance by moving into a Conventional loan once your home reaches 20% equity. This is especially popular for Metro Atlanta homeowners who purchased 2–5 years ago when prices were lower. Because Georgia’s property values have risen across counties like Cobb, Forsyth, Gwinnett, and Fulton, many homeowners now qualify to eliminate PMI entirely, reducing their payment by hundreds each month.

The Moreira Team helps homeowners evaluate whether refinancing aligns with their financial goals. We run a complete analysis that includes break-even timelines, payment comparisons, and interest savings so you know exactly whether a refinance is worthwhile — before you apply.

Atlanta homeowners who bought in the past 3–5 years can often benefit significantly from refinancing, especially if their home has appreciated in value. Many buyers who purchased in previous rate environments may qualify for a lower interest rate today, even if rates remain volatile. Lowering your rate can reduce your monthly payment, shorten your loan term, or help you eliminate mortgage insurance faster.

Additionally, Metro Atlanta home values in areas like Decatur, Brookhaven, East Atlanta, Smyrna, Roswell, and Alpharetta have increased sharply in recent years. This means many homeowners now have significant equity that can be used for debt consolidation, home improvements, or major life investments. A cash-out refinance can unlock this equity while still keeping payments manageable, especially if structured intelligently.

The Moreira Team evaluates your existing loan, remaining PMI obligations, home equity, and long-term goals to determine whether refinancing now provides meaningful financial benefit. Many homeowners are surprised to learn that a refinance can improve their financial position even without major changes to interest rates.