Blog | Page 4

Unlocking Homeownership

By Wendy Lewis
June 12, 2025

Unlocking Homeownership: The ACDS Mortgage Assistance Program

If you’re dreaming of homeownership in Anne Arundel County but finding the upfront costs intimidating, there’s good news—help is available. The ACDS Mortgage Assistance Program is here to make your journey into homeownership more accessible and affordable.

What Is the ACDS Mortgage Assistance Program?

Offered through the Anne Arundel County Community Development Services (ACDS), this program provides eligible homebuyers with down payment and closing cost assistance when purchasing a home in the county. Designed to support low- and moderate-income households, the goal is to help qualified buyers overcome the financial hurdles of homeownership.

Program Highlights

Generous Assistance: Buyers may receive up to $50,000 in assistance for down payment and closing costs.
Income-Based: Assistance is available for households earning up to 100% of the area median income (AMI).
Homebuyer Education: Participants must complete a HUD-approved homebuyer education course, empowering them to make informed financial decisions.
Primary Residence Requirement: The home must be used as the buyer’s primary residence and located within Anne Arundel County.

Eligibility Snapshot

To qualify, applicants must:

Be first-time homebuyers or not have owned a home in the past three years.
Have stable employment and meet income guidelines.
Contribute a minimum of 2% of the purchase price from personal funds.
Purchase a home priced within program limits (currently $361,000 for existing homes and $379,500 for new construction).

Why It Matters

The ACDS Mortgage Assistance Program doesn’t just open doors to homeownership—it supports financial stability and long-term wealth-building. By easing the upfront costs, it gives more families the opportunity to build roots and invest in their future.

Ready to Learn More?

Whether you’re an aspiring homeowner or a real estate professional guiding buyers, the ACDS Mortgage Assistance Program is a powerful resource worth exploring. For full program details and to begin the application process, visit www.acdsinc.org or contact ACDS directly.

Homeownership is within reach—sometimes, all it takes is a little help to get started.

Contact the MD Team: Rick Hennen 410-858-8853 to get started | [email protected] | NMLS#662158

Blog | Page 4

Home Insurance 101

By Wendy Lewis
May 28, 2025

Home Insurance 101: What Every Homebuyer Should Know

Buying a home is more than just finding the perfect place to live, it’s one of the biggest financial decisions you’ll ever make. And just like any investment, it’s important to protect it. That’s where home insurance comes in.

If you’re getting a mortgage, your lender will likely require it. But even if it’s not required, having home insurance gives you peace of mind and a financial safety net if something unexpected happens.

What Is Home Insurance—and Why Do You Need It?

Home insurance helps cover the cost of repairing or rebuilding your home if it’s damaged by things like fire, storms, or vandalism. It can also cover your belongings, pay for a place to stay if your home is unlivable after damage, and even help with legal costs if someone gets hurt on your property.

Here’s what a typical home insurance policy covers:

Your home’s structure: Covers damage to your home and any detached buildings like garages or sheds.
Your stuff: Replaces or repairs furniture, appliances, and personal items damaged or stolen.
Liability protection: Helps pay legal or medical bills if someone gets hurt on your property.
Living expenses: Pays for temporary housing if you can’t stay in your home during repairs.

What’s Usually Covered?

Most home insurance policies help cover things like:

Fires and smoke damage
Storms, wind, and hail
Theft or vandalism
Explosions
Vehicles hitting your home
Falling objects
Civil unrest

Keep in mind: Every policy is different. It’s important to read the fine print and understand what’s not covered—like flood damage, earthquakes, or normal wear and tear. You may need to add extra coverage for certain risks.

What Will It Cost?

Home insurance premiums vary. The price depends on things like:

Where the home is located
The value of the home and your belongings
How much coverage you want
Local risks, like flooding or hurricanes

Getting a quote before you buy a home can help you plan your budget and avoid surprises. Need Help Navigating It All? Insurance can be confusing but you don’t have to figure it out alone.

Blog | Page 4

How to insure your new home

By Wendy Lewis
May 28, 2025

How to Insure Your New Home: What Every Buyer Should Know
Buying a home is a huge milestone—but protecting that investment is just as important. That’s where home insurance comes in. It’s not always simple, and it’s not always cheap, but it’s a must-have for almost every homeowner, especially if you’re financing your purchase with a mortgage.

In fact, according to Forbes, the average home insurance policy now costs around $1,951 per year for a $350,000 home—up 16% from last year. So how do you make sure you’re getting the right coverage at a fair price?

Here are the key steps to help you feel confident in your insurance choice:

Shop Around for the Best Fit

Not all insurance companies offer the same coverage, service, or price. Take time to compare several options:

Request quotes from at least 3 providers.
Check online reviews and your state’s Department of Insurance for complaints or claims history.
Make sure the company is financially stable—this matters when it’s time to file a claim.

Tip: Independent insurance agents often work with multiple companies and can help compare offers for you.

Understand What the Policy Covers

Policies can differ widely. Be sure to understand:

Dwelling Coverage – Does it cover the full cost to rebuild your home?
Personal Property – Are your belongings covered for theft, fire, and other risks?
Liability Protection – What happens if someone is injured on your property?
Flood Insurance – Standard policies usually don’t cover flooding; this may be an extra policy.

Know What Affects Your Premium

Your rate depends on several factors, including:

The size, age, and materials of your home
Location (proximity to fire services, crime rates, weather risks)
Risk features like fireplaces, pools, or trampolines
Your credit score and claim history

These details can have a big impact—so it’s worth asking your agent how each factor plays into your quote.

Ask the Right Questions

Before you buy a policy, ask:

What’s the deductible?
Are there any exclusions?
Will this policy meet my mortgage lender’s requirements?
Is bundling with auto or other policies an option for discounts?

The Bottom Line

Home insurance is about peace of mind. It protects not just your house, but the life you’re building inside it. Taking time to understand your options can help you make smart, confident decisions—and avoid surprises down the road.

Need a referral or have questions? We’re here to help connect you with trusted local insurance professionals.

#MakingHomeHappen

Blog | Page 4

7 Insurance Questions to ask

By Wendy Lewis
May 28, 2025

7 Insurance Questions Your Buyers Need to Ask Before They Sign a Contract

Real estate agents often receive dozens of questions about homes long before buyers decide to invest. They may want to know about local schools. Some ask about the area’s resale value or want to know the type of tile in the basement bathroom.

These are all good and important questions, but those related to home insurance are even more critical. Home insurance is a vital investment for home buyers. Property owners never think their homes will catch fire or their sweet pups will bite a visitor. Yet, data from the Insurance Information Institute shows that 5.3% of all homes in the U.S. saw a claim.

How can you help? Educate your home buyers about home insurance as much as possible (we have a virtual hangout planned to give you the home insurance 101 you need). Then, before your buyers purchase insurance, encourage them to ask the following questions.

Before signing a home insurance contract, buyers need to know the answers to these questions:

How Much Coverage Is This Quote For?

Know the exact value of the coverage provided, such as $300,000 or $800,000. This should accurately represent the cost to rebuild the home and meet the lender’s requirements.

What Are the Exclusions on the Policy?

Exclusions are those types of incidents (perils) not covered by the policy. Common exclusions include:

Flooding, unless a separate flood insurance policy is purchased
Wear and tear associated with aging
War
Earth movement, including earthquakes
Nuclear and radiation accidents
Neglect
Mold
Government action
Intentional damage caused by someone in the home
Rodent, termite, and pest damage

Do I Need Separate Flood Insurance?

Most home insurance for properties within FEMA flood zones does not automatically include protection. As an agent, you know the importance of flood zone disclosures and previous local flooding concerns. Buyers can use FEMA Flood Maps to help them know if their properties are in a high-risk zone and warrant coverage.

What Is the Value of the Content Coverage?

Contents coverage provides financial protection for damaged personal property within the home. In the ideal situation, insurance should cover the true value of those assets either as replacement coverage or actual value. However, many people underestimate the value of their personal property.

What Is the Deductible on the Policy?

The deductible is the portion of any claim that the property owner must pay before the insurance company kicks in. Homeowners with a higher deductible tend to have lower premiums, but they need more money on hand to meet their emergency needs.

Are All Structures Covered?

It’s also critical for property owners to have a clear understanding of what’s covered on their properties. Homes with detached structures, such as outbuildings or garages, may need to have those structures mentioned explicitly in their insurance policies.

What Additional Home Insurance Amendments Do I Need?

Property owners with highly valuable assets, such as rare collections or expensive electronics, may wish to purchase additional coverage for those assets. This process involves adding endorsement to the policy, which will specifically list the inclusions covered. Coverage for those items can also be critical if you live in a high-risk area for flooding, wildfires, hurricane damage, or earthquakes.

Overwhelmed? Remember that you’re not a home insurance agent and you don’t know all the details about coverage. We are here to help you connect with the right insurance provider for your needs.

Blog | Page 4

Smart Agents Reconnect with Past Clients

By Wendy Lewis
May 28, 2025

Early Summer Check-In: Why Smart Agents Reconnect with Past Clients (and How Southern Trust Can Help You Do It Better)

Summer is here—and for most agents, that means showings, closings, and a packed calendar. But amidst the hustle of helping new buyers, don’t overlook a powerful source of future business: the clients you’ve already helped.

At Southern Trust Mortgage, we believe that smart, relationship-driven agents thrive in any market. That’s why we work with you to not only close deals, but build a referral-based business that lasts. One of the best ways to do that? A simple summer check-in with your spring (and even winter) buyers.

Why It Matters

Staying in touch with past clients builds loyalty—and positions you for referrals. Whether they’re ready to move again or simply sharing your name at a BBQ, a quick connection now keeps you top of mind when someone in their circle needs a real estate pro.

How to Reconnect—and Stand Out

Send a Thoughtful Email
A quick “how’s the house?” message shows you care beyond the closing. Include a direct link to leave a Google review, or ask for an update with a photo of a renovation or design change. Want help automating follow-ups? Ask Southern Trust how we support our co-marketing partners with tools that make this easy.
Ask for a Photo Update
Was your client excited about a kitchen makeover or garden project? Reach out and ask for a progress pic. Not only does it open the door for conversation—it’s content gold for social media (with permission, of course).
Build Social Connections
Invite past clients to follow your business page. Share helpful homeownership tips, market updates, or just local summer fun. We can even co-brand content with you to boost engagement and keep you visible.
Make the Referral Ask—The Right Way
Don’t wait for referrals to roll in. Try one of these standout strategies:
• Send a personalized postcard with your info and a referral-friendly message.
• Create a small promo item (like a magnet or notepad) and pair it with a handwritten thank-you.
• Host a casual webinar or Q&A—invite past clients and encourage them to bring a friend.

Let’s Grow Together

At Southern Trust Mortgage, we help agents turn “just closed” into “always remembered.” From smart tech to client retention strategies, we’re here to help you build more than just a database—we help you build trust.

Let this be your summer of stronger connections, bigger referrals, and better partnerships.

Want help crafting your next follow-up strategy? Let’s chat.

#MakingHomeHappen #AgentPartners #RelationshipMarketing #SouthernTrustMortgage

Blog | Page 4

HomeRun Financing

By Wendy Lewis
May 20, 2025

Step Up to the Plate of Homeownership.

If you’ve been dreaming of buying a home but feel like high down payments and strict credit rules are standing in your way, the HomeRun™ Mortgage might be the solution you’ve been waiting for.

This innovative loan program is designed to break down traditional barriers to homeownership, especially for those in underserved or moderate-income communities.

The HomeRun™ mortgage is a low-down payment loan program offering:

Affordable monthly payments

Flexible credit requirements

No private mortgage insurance (PMI)

How Does It Work?

This program is part of a broader mission to invest in communities by expanding access to homeownership. The HomeRun™ mortgage helps families build wealth through real estate sooner by eliminating two major hurdles: big down payments and PMI.

Loan Limits

Up to $806,500

Down Payments

As little as 3% down on single-family homes and condos

Even lower personal contribution allowed—just 1% from the buyer, with the rest allowed from gifts or down payment assistance (subject to guidelines)

No PMI

Buy with less than 20% down and skip PMI, saving you hundreds each month.

Fixed Interest Rates

Enjoy the peace of mind that comes with stable, competitive rates.

Eligible Property Types

Single-family homes

Condominiums (up to max loan limits)

Credit Scores

HomeRun™ takes a holistic approach. Your complete financial story matters; on-time rent payments, employment history, and other strong indicators can help offset a lower credit score.

Debt-to-Income Ratio (DTI)

Allows DTI up to 43%

Example: If you earn $3,000/month, you could qualify with up to $1,290/month in total debt obligations.

Income Limits

Available to borrowers earning no more than 20% above the median income for the area.

HomeRun with SPCP (Special Purpose Credit Program):

For properties in majority Black and/or Hispanic communities

Income must be under 120% of area median income, or

If the area is designated as Low-to-Moderate Income, income restrictions may not apply at all

Is a HomeRun™ Mortgage Right for You?

If you’re a first-time buyer, don’t have 20% down, or are looking for a no-PMI, affordable loan in a qualifying area, this could be a home run for your goals.

It’s especially valuable for buyers who:

Are priced out by traditional loan programs

Need help with down payment funds

Want to buy in their community but face lending barriers

Ready to Learn More?

The HomeRun™ mortgage is available in select areas and has unique eligibility guidelines. If you think this could be the right fit or are just curious about your qualifications, connect with a Southern Trust Mortgage Loan Officer today.

We’ll explain the numbers, check your region, and help you make the smartest decision regarding your homeownership journey.

Your homeownership journey starts here.

Blog | Page 4

Mother’s Day Spa Basket

By Evan Pereira
April 30, 2025

STM Mother’s Day Contest Rules

NO PURCHASE NECESSARY TO ENTER OR WIN. A PURCHASE DOES NOT INCREASE YOUR CHANCES OF WINNING.

Eligibility:
Mother’s Day Contest is open to all participants who tag someone in our mothers day post. To qualify, your tag must be posted in the comments by 11:59 PM on Sunday May 11th. This campaign is subject to all applicable federal, state, and local laws and regulations. Void where prohibited by law.
How to Enter:
- Tag someone in the comments section of the post.
- Only comments posted by 11:59 PM on Sunday May 11th will qualify for entry into the drawing.
Winner Selection & Prize Details:
- All tagged social handles will be entered into a random drawing via a spin wheel.
- One winner will be announced on Tuesday May 13th.
- The winner will receive a luxury at home spa basket.
Notification of Winner:
- The winner will be notified via Facebook within five (5) days of the drawing.
- Southern Trust Mortgage, LLC is not responsible for missed notifications due to spam filters, incorrect contact information, or other unforeseen issues.
Terms & Conditions:
- By entering, participants agree to be fully bound by these rules and confirm they meet all eligibility requirements.
- Participation grants Southern Trust Mortgage, LLC permission to use the winner’s name, likeness, and entry for advertising or promotional purposes without further compensation, unless prohibited by law.
Odds of Winning:
The odds of winning depend on the number of entries received.
Campaign Modifications:
Southern Trust Mortgage, LLC reserves the right to cancel, terminate, modify, or suspend the campaign in cases of fraud, technical failures, or any factor beyond its control that could affect the campaign’s fairness or proper administration.
Disclaimer:
This promotion is hosted by Southern Trust Mortgage, LLC and is in no way sponsored, endorsed, administered by, or associated with Facebook.

Blog | Page 4

Should I Buy a Home Now or Wait?

By Wendy Lewis
April 29, 2025

Should I Buy a Home Now or Wait?

At some point, you’ve probably heard the saying: “Yesterday was the best time to buy a home, but the next best time is today.”

That’s because homeownership is about the long game – and home prices typically rise over time. So, while you may be holding out for prices to fall or rates to improve, you should know that trying to time the market rarely works.

Here’s what most buyers don’t always think about: the longer you wait, the more buying could cost you. And you deserve to understand why.

Forecasts Say Prices Will Keep Climbing

Each quarter, over 100 housing market experts weigh in for the Home Price Expectations Survey from Fannie Mae, and they consistently agree on one thing: nationally, home prices are expected to rise through at least 2029.

Yes, the sharp price increases are behind us, but experts project a steady, healthy, and sustainable increase of 3-4% per year going forward. And while this will vary by local market from year to year, the good news is, this is a much more normal pace – a welcome sign for the housing market and hopeful buyers (see graph below):

And even in markets experiencing more modest price growth or slight short-term declines, the long game of homeownership wins over time.

So, here’s what to keep in mind:

Next year’s home prices will be higher than this year’s. The longer you wait, the more the purchase price will go up.
Waiting for the perfect mortgage rate or a price drop may backfire. Even if rates dip slightly, projected home price growth could still make waiting more expensive overall.
Buying now means building equity sooner. When you play the long game of homeownership, your equity rewards you over time.

What You’ll Miss Out On

Let’s put real numbers into this equation, because it adds up quickly. Based on those expert projections, if you bought a typical $400,000 home in 2025, it could gain nearly $80,000 in value by 2030 (see graph below):

That’s a serious boost to your future wealth and why your friends and family who already bought a home are so glad they did. Time in the market matters.

So, the question isn’t: should I wait? It’s really: can I afford to buy now? Because if you can stretch a little or you’re willing to buy something a bit smaller just to get your foot in the door, this is why it’ll be worth it.

Yes, today’s housing market has challenges, but there are ways to make it work, like exploring different neighborhoods, asking your lender about alternative financing, or tapping into down payment assistance programs.

The key is making a move when it makes sense for you, rather than waiting for a perfect scenario that may never arrive.

Bottom Line

Time in the Market Beats Timing the Market.

Want to take a look at what’s happening with prices in our local area? Whether you’re ready to buy now or just exploring your options, having a plan in place can set you up for long-term success.

Blog | Page 4

Thinking About Buying a Home?

By Wendy Lewis
April 29, 2025

Thinking About Buying a Home? Let’s Talk About What It’s Really Like.

If you’ve ever considered buying a home, one of the easiest ways to get started is by talking to people who’ve done it. Every homeownership story is different.

Did they go with new construction…how did that go?
Were they thrilled with the features they chose or overwhelmed by the process?
How did your aunt handle the leap from renting to managing repairs and planning renovations?

At Southern Trust Mortgage, we believe homeownership isn’t just a milestone; it’s one of the most powerful investments you can make in your future.

Whether you’re buying your first place or upgrading to fit your growing needs, owning a home can offer:

Long-term financial stability
Emotional security
And opportunities that renting simply can’t match

Let’s talk equity:
According to the FHFA and NAR, home prices have risen nearly 60% over the past 5 years, and most homeowners are staying put for about 10 years. That’s a serious piggy bank of potential equity—building wealth just by living in your home.

And don’t forget the tax perks.
While everyone’s financial situation is different, many homeowners can deduct mortgage interest and property taxes. Your tax refund could even help cover upfront costs like a down payment or closing costs. You earned it, Why not use it to invest in your future?

But beyond the dollars and cents, homeownership comes with something money can’t buy:
Pride of ownership
Freedom to design your space your way
Privacy and independence
And that deep-rooted feeling of home

Our team is here to help keep the process simple and enjoyable, whether you’re a first-time buyer or a seasoned homeowner. We’ll walk you through your options, support you through every step, and help you unlock the full potential of building equity wealth.

Let’s chat about your goals.
Your dream home…and your future are waiting.
Explore your options today. Your future self will thank you.

Blog | Page 4

Saving for a home, Consider your Tax Refund

By Wendy Lewis
April 29, 2025

Saving for a home- Consider your Tax Refund

You’ve been working on your savings and dreaming of that moment when you finally have keys to a place that’s truly yours. What you might not realize is that your tax return could give you a little extra cash to help you get there sooner. As Freddie Mac notes:

“ . . . your tax refund from the IRS can be a useful supplement to your homebuying budget.”

So, if you’re getting a tax refund this year, you can use it to help you pay for some of the upfront costs that come with buying a home, like the down payment and closing costs. And here’s the best part.

On average, people are getting even more money back in their refunds than they did last year. While it’s not a big increase, the visual below uses data from the Internal Revenue Service (IRS) to show the average individual’s refund is 3.9% higher this year:

Of course, how much money you may get in your tax refund is going to vary. But when it comes to buying a home, any extra cash can help move things forward. Here are a few examples of how you can put that money to good use, according to Freddie Mac:

Save for a down payment – Saving for a down payment can be one of the biggest hurdles for buyers. Setting aside your tax refund for this expense could help you get to your goal faster. Just remember, it’s typically not required to put 20% down.
Pay for closing costs – Closing costs include fees for things like the appraisal, title insurance, and underwriting of your loan. They’re generally between 2% and 5% of the total purchase price of the home. So, putting your refund toward these costs can make things more manageable on closing day.
Lower your mortgage rate – Your lender might give you the option to buy down your mortgage rate. If you qualify for this option, you could pay up front to have a lower rate on your mortgage. If affordability is tight for you at today’s rates and home prices, this may be worth exploring.

But you don’t have to figure it all out on your own. Working with a team of trusted real estate professionals who understand the homebuying process, what you need to save, and any resources you can tap into will help you make sure you’re ready to buy when the time comes.

Bottom Line

When it comes to saving for a home, every dollar gets you one step closer to your goal. While your tax refund may not be enough to change the game, it can help give your homebuying fund a boost.

What would having your own home mean for you or your family this year? Let’s talk about it and we’ll come up with a strategy for success.

The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. Southern Trust Mortgage. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision.