5.0 from 28 verified Google reviews Office at 2754 Aurora Road, Melbourne NMLS #353790
Homesite Mortgage has been family-owned on the Space Coast since 1999. We are a licensed broker, which means we do not lend our own money — we shop your loan across multiple lenders and tell you honestly which one fits. Our office is at 2754 Aurora Road. NMLS #353790.
Most mortgage advice online is written for somewhere else. On the Space Coast three things decide whether a file goes smoothly, and none of them are your credit score.
A homeowners quote is part of what a lender counts when assessing affordability, and Florida quotes vary wildly by carrier, roof age and distance from the water. We tell buyers to get quotes early rather than at the end — a wind mitigation inspection or a different carrier can change the whole picture.
Beachside and riverfront buildings differ enormously in whether lenders will finance them, based on rental ratios, reserves, single-owner concentration and pending litigation. Send us the building name before you write an offer and we can usually tell you quickly whether it is straightforward.
Two houses on the same street can sit in different flood zones, and it affects both the insurance requirement and the closing timeline. Knowing this before you are under contract is much cheaper than discovering it a week before closing.
Tom Culpepper (NMLS #353539) is our principal broker and reviews every submission himself. Tracy Cody (NMLS #886861) and Brandon Culpepper (NMLS #1577726) round out the licensed team. When you call 321-751-4403 during business hours, a person in Melbourne answers. Your file is not handed to a stranger in another state.
Verify all of us at nmlsconsumeraccess.org — you should do that for any mortgage company you talk to.
A great deal of Brevard’s growth is new construction, and most builders here have a lender they would prefer you use — often one they hold an ownership interest in. Two things are true at once, and buyers rarely get told both.
Under RESPA’s settlement rules, no one making a referral may require you to use a particular provider of settlement services. You may forfeit an incentive that was tied to their lender — that part is permitted — but who finances you is your choice.
Offering a discount for buying a combination of settlement services is specifically not treated as required use. Builder incentives can be genuinely good ones. We will say so when the builder’s package beats what we can arrange — you would find out eventually anyway.
The rule requires that any such discount be optional, be a true discount below what is otherwise generally available, and not be made up by higher costs elsewhere in the settlement process. That last clause is the one worth reading line by line. Compare the whole Loan Estimate, not the headline incentive.
Where a builder has an ownership interest in the lender it is pointing you toward, it must give you an Affiliated Business Arrangement Disclosure Statement at the time of the referral, setting out that relationship. Ask for it and read it. A builder reluctant to produce one has told you something.
New construction also behaves differently once you are under contract. The appraisal is written from plans and specifications before the home exists, the closing date tends to move with the build, and a rate lock has to still be good when the certificate of occupancy finally comes through. Those are worth planning around early — and they are easier to plan around with someone who can move between lenders if the schedule slips. We go through all of it — including how CDD assessments in Viera feed into what you qualify for — on our new construction financing page.
Yes. We are at 2754 Aurora Road, Melbourne, FL 32935, and we have been family-owned here since 1999. You can come in, or handle everything by phone and email if that is easier. Either way you are dealing with the same small team, not a queue.
All of it — Melbourne, Palm Bay, West Melbourne, Viera, Suntree, Rockledge, Cocoa, Merritt Island, Titusville, Satellite Beach, Indialantic and Melbourne Beach. We are licensed across Florida, but Brevard is home and it is where we know the appraisers, the insurers and the closing agents by name.
Two reasons that are specific to here. Insurance and wind mitigation drive Florida files in a way they do not elsewhere, and knowing which carriers are actually writing in a given ZIP saves weeks. And beachside condo buildings vary enormously in whether lenders will finance them — knowing the buildings matters more than knowing the guidelines.
Yes. We work with a lot of Space Coast employees and service members. If you are eligible for a VA loan we will tell you whether it is the right fit rather than assuming it is, and shift differentials, bonuses and contract income all get treated on their own terms rather than averaged into a formula.
No. Under RESPA no one making a referral may require you to use a particular provider of settlement services. A builder may still offer an incentive tied to its own lender, and that is permitted — but it has to be optional, a true discount below what is otherwise generally available, and not recovered through higher costs elsewhere in the settlement. Compare the full Loan Estimate rather than the headline.
It is written from the plans and specifications rather than a walkthrough, and the file is looked at again nearer completion. Because the closing date moves with the build, the timing of a rate lock matters more on new construction than on a resale — one reason it helps to work with someone who can move between lenders if the schedule slips.
A few quick questions and Tom reviews it personally. There is no obligation and no hard credit pull to get started. Or call 321-751-4403 and talk it through first.
Homesite Mortgage Corporation is a licensed Florida mortgage broker, NMLS #353790, and is not affiliated with Homesite Direct or homesitedirect.com. This page is general information, not an offer of credit or a commitment to lend. All loans are subject to credit approval and underwriting. We originate loans in Florida only.
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