Your Local Mortgage Lender
Located in Washington
Personalized Mortgage Experience
John Cobain offers personalized service and loan options you'll love. We shop multiple lenders to find the best rate and product for you, getting you into your dream home faster.
With wholesale interest rates and cutting-edge technology, we make the mortgage process seamless. Trust the experts who focus solely on mortgages. Support your local community and experience elite client service.
Let us help you achieve your homeownership dreams!
The Home Loan Process
Mortgage Pre-Approval
Get pre-approved from one of our Loan Officers to see how much you can afford.
House Shopping
Work with a trusted Real Estate Agent to find a home you would like to move into.
Loan Application
Complete your home loan application to get the lending process started.
Don't take my word for it
Mortgage Programs
Experience the best mortgage experience located in Washington.
Home Loan Options
Our experienced mortgage advisors will walk you through the best mortgage loan program that will fit your specific scenario.
Conventional Home Loans.
FHA Home Loans.
USDA Home Loans.
VA Home Loans.
Frequently Asked Questions
How often can I refinance my mortgage?
There is no limit to the number of times you can refinance. However, you must qualify every time you apply and there will be costs associated with closing the loan each time.
Can I buy a home if I do not have money for a down payment?
Yes! There are a number of bond programs that offer low or no down payment financing options.
How do I know which mortgage is right for me?
The key to choosing the right mortgage is to understand the range of options and features available to you, as well as your budget, circumstances, and goals. Our licensed mortgage professionals are here to help you navigate that process. The more you know, the more comfortable and confident you will be choosing the best option for you and your family.
How long will the loan process take?
The Truth in Lending Act (TILA) does not permit a lender to close a loan until at least seven (7) business days have passed from the date your application was received. A typical home loan takes 30 days, as a number of third-party services such as appraisals, title work, and credit are required in conjunction with the mortgage process. Once you familiarize your Loan Officer with the details of your specific loan scenario, they will be able to provide you with a more specific timeline.
Will I qualify for a home loan?
The only way to find out is to speak with a qualified mortgage professional. Our Loan Officers have helped numerous clients who didn’t know if they could qualify to become home owners. We take the time to understand your financial situation and long-term financial goals, and then match you with the loan program that best fits your needs. Your approval for a loan may also largely depend on the price of the home you are financing. Getting pre-qualified prior to beginning your home search can give you an idea of what you may be able to afford.
Why do people refinance their mortgages?
Homeowners typically refinance to save money, either by obtaining a lower interest rate or by reducing the term of their loan. Refinancing is also a way to convert an adjustable loan to a fixed loan or to consolidate debts.
How much money will I have to pay upfront to buy a home?
This question does not have a simple, one-size-fits-all answer. The exact amount will depend on the price of the home you buy as well the type of mortgage financing you choose. Depending on your loan program, your down payment could be as much as 20% of the home’s price or as little as 3%, while some loans require no down payment at all.
Can I get a mortgage after bankruptcy?
You may still qualify for a home loan even if you have experienced a bankruptcy. The best way to find out if you qualify is to talk with a Loan Officer to discuss your options. Be sure to bring all paperwork regarding your bankruptcy so your Loan Officer can find the program that best fits your situation.
Should I lock my interest rate now, or wait until we are closer to our closing?
Interest rates fluctuate all day, every day. If an interest rate is good, it may be in your best interest to lock now. If you wait, you run the risk of an increase in rates later. If you are concerned that rates may go down after you lock, contact your Loan Officer to discuss your options. Some programs allow you to lock for an extended period and choose to lower your rate should a better one become available.
Most Recent Blog Updates
What’s Driving Buyer Behavior for 2026: Inventory, Expectations, and Lifestyle
What’s Driving Buyer Behavior as We Move Toward 2026
If you’re paying attention, you can feel it: the housing market is shifting. 2026 is not setting up like the frenzy years. The buyers who are winning are not guessing, they are planning.
Here are the biggest factors driving buyer behavior right now, and how to use them to your advantage.
1) A buyer leaning market is taking shape
Inventory is improving, and that changes everything. When there are more homes for sale, sellers tend to get more flexible, and buyers get more negotiating room.
Realtor.com’s national housing forecast projects active listings will rise again in 2026 and expects the market to tilt toward buyers, with negotiating power improving as the balance of supply and demand shifts. Source: https://www.realtor.com Realtor
The National Association of Realtors also reported a 4.2 month supply of unsold inventory in November 2025, higher than a year earlier. More supply typically means fewer bidding wars and more opportunities to negotiate. Source: https://www.nar.realtor National Association of REALTORS®+1
What this means for buyers: you may have more time to make a smart decision, and more leverage to ask for credits, repairs, or price improvements.
2) Rate expectations are influencing timing, but the drop may be modest
A lot of buyers are waiting for rates to fall meaningfully. The problem is that waiting is not a strategy by itself.
Zillow’s 2026 outlook expects mortgage rates to remain above 6% and describes the path as gradual moderation, not a dramatic drop. Source: https://www.zillow.com Zillow
At the same time, affordability can improve even without a huge rate move if you negotiate the right terms. In a more balanced market, sellers may contribute more toward closing costs or other concessions that change your real monthly payment.
What this means for buyers: instead of trying to time the perfect rate, focus on building options. The best plan compares scenarios: purchase price, cash to close, concessions, and monthly payment.
3) Lifestyle is leading the conversation
One of the biggest shifts is that buyers are choosing homes based on how they live now, not just where they live.
Home office space is still a priority for many households. Flexibility matters. So does the ability to adapt a home for extended family, future caregiving, or shared living. Pew Research has documented the growth of multigenerational living over time, including a rise in the share of people living in multigenerational households. Source: https://www.pewresearch.org Pew Research Center
Buyers are also thinking about income flexibility. Features like an accessory dwelling unit, a basement apartment, or simply a layout that supports a roommate can change the financial math. Zillow notes ADUs can serve as rental income or flexible space such as work from home needs. Source: https://www.zillow.com Zillow
What this means for buyers: function and flexibility are becoming part of affordability. The right layout can make your payment feel more manageable.
4) The best deals are going to informed buyers
Here is the simple truth: this market rewards preparation.
That means:
Getting prepped early so you can move quickly when the right home shows up
Understanding your true payment range, not just your pre approval amount
Building a negotiation plan around credits, concessions, and inspections
Comparing 2 to 3 scenarios, not relying on one guess
Realtor.com expects the market to remain more balanced in 2026, and that environment tends to favor buyers who show up with clear numbers and strong execution. Source: https://www.realtor.com Realtor
Bottom line
2026 is not shaping up to be a frenzy like 2021. Inventory is improving, rate expectations are moderating, and lifestyle needs are shaping decisions more than ever.
If you’re thinking about buying or refinancing, the move is to build a personalized game plan now, while leverage is starting to show up.
If you want, send me a quick message and I will walk you through a numbers first 2026 plan based on your goals.
Sources (general sites):
https://www.realtor.com Realtor
https://www.zillow.com Zillow+1
https://www.nar.realtor National Association of REALTORS®
https://www.pewresearch.org Pew Research Center
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