Southeast Michigan Mortgage Lender
Mortgage Guidance in Southeast Michigan, Just Across the Ohio Line
I help buyers and homeowners in Monroe County and nearby Southeast Michigan compare mortgage options side by side — including people who live or work around Toledo and are looking across the state line. NuWave Lending is licensed in Michigan, and you can verify my NMLS #2186567 on NMLS Consumer Access (opens in a new tab).
Communities I work with in Southeast Michigan
Temperance and Lambertville
Temperance and Lambertville are communities within Bedford Township, just north of the Ohio state line, and a lot of buyers here commute to Toledo. They aren't separate cities, so the township assessor and Monroe County records are where you confirm a property's taxes and school district. Many buyers here compare homes with nearby Sylvania or West Toledo. When you're comparing, look at the full monthly payment on each side, including property taxes and insurance, not just the price.
Monroe
The City of Monroe is the Monroe County seat. It has established neighborhoods with many older homes, along with newer areas in the surrounding townships. If you're looking at an older home, tell me early about any condition items, since some loan types have property condition standards. Also check whether the city or township has any rental registration or inspection rules if you plan to rent the home out.
Nearby Monroe County: Erie, Ida, Dundee and beyond
Outside the more developed areas, Monroe County includes smaller communities and rural townships such as Erie, Ida and Dundee. Homes there can come with larger lots, well and septic systems, or USDA eligibility, all of which are worth checking early. USDA eligibility depends on the exact address and your household income, so check the USDA eligibility map (opens in a new tab) and we'll confirm it together.
Who I help in Southeast Michigan
- Toledo-area commuters comparing a Michigan home with an Ohio home. See Northwest Ohio.
- First-time buyers who want to know the full monthly cost before they shop. See buying your first home.
- Move-up buyers planning the sale of one home and the purchase of another. See buying your next home.
- Self-employed borrowers whose tax returns don't show their full income. See self-employed financing.
- Investors looking at rentals in Monroe County. See investment property financing.
- Homeowners comparing a refinance. See refinancing.
Programs I often review with Michigan buyers
Eligibility depends on your credit, income, debts, assets, the property and current program rules.
- Conventional loans. Some programs allow 3% down for qualified buyers. See is PMI really a bad thing?
- FHA loans. More flexibility on credit and debt-to-income ratio for some buyers. See FHA vs. conventional.
- VA loans. For eligible veterans, service members and some surviving spouses.
- USDA loans. Some properties in the more rural parts of Monroe County may be eligible, depending on the address and household income.
- Michigan down payment assistance. The Michigan State Housing Development Authority (MSHDA) has its own down payment programs with their own rules. If you're interested in MSHDA down payment assistance, I'll tell you upfront how to pursue it and how it compares with your other options.
- Business bank-statement and asset-based loans (non-QM). For some self-employed borrowers and buyers with significant assets, where available and if you qualify. See how bank-statement loans work.
- DSCR loans (non-QM). For investors, these qualify mainly on the property's expected rental income, where available and if you qualify.
Things to know about buying in Michigan
Your taxes may be higher than the seller's.
In Michigan, a home's taxable value is generally capped from year to year while one owner holds it, and the cap comes off ("uncaps") after the home sells. That means the seller's current tax bill may be lower than what you'll pay. When I estimate your payment, I plan for the taxes a new owner is likely to see.
File your Principal Residence Exemption.
If the home will be your primary residence, a Principal Residence Exemption (PRE) affidavit (Form 2368) filed with the city or township assessor can exempt it from local school operating taxes, up to 18 mills. New Michigan homeowners often miss this step. Details are on michigan.gov (opens in a new tab).
Ohio vs. Michigan, side by side.
If you're choosing between homes in the two states, compare the full picture: property taxes, insurance, down payment programs and, depending on where you live and work, income taxes. Talk with a tax professional about the income tax side. I'll help you compare the mortgage payment and cash to close.
How I work with you
I'll show you the options side by side: rate, points and fees, monthly payment and cash to close. When it makes sense, we'll work toward a pre-approval, which is still subject to final conditions. And if another lender has the better deal for you, I'll tell you.
Licensing
Loans on Michigan properties are made through NuWave Lending, LLC (NMLS #1722624), which is licensed in Michigan. Drew Messer, Senior Loan Officer, NMLS #2186567. You can verify licensing at NMLS Consumer Access (opens in a new tab).
FAQ
Do you lend in Michigan or only in Ohio?
Both. NuWave Lending is licensed in Michigan and Ohio, and I work with buyers and homeowners in Monroe County, including Monroe, Temperance and Lambertville, as well as Northwest Ohio. You can verify licensing on NMLS Consumer Access.
Are Temperance and Lambertville their own cities?
No. Temperance and Lambertville are communities within Bedford Township in Monroe County. Property taxes and school districts follow the parcel, so we'll confirm the details for the specific home with the township assessor or county records.
Why might my Michigan property taxes be higher than the seller's?
In Michigan, a home's taxable value is generally capped while one owner holds it, then uncaps after a sale. The new owner's taxes can be higher than the seller's current bill, so I plan for the likely new-owner taxes when I estimate your payment.
What is the Principal Residence Exemption?
It's a Michigan property tax exemption for your primary residence that can exempt the home from local school operating taxes, up to 18 mills. You claim it by filing a PRE affidavit (Form 2368) with the city or township assessor. Filing deadlines are tied to the summer and winter tax bills, so file soon after closing.
Can I use OHFA down payment assistance on a Michigan home?
No. OHFA programs are for Ohio properties only. For Michigan homes, the Michigan State Housing Development Authority (MSHDA) has its own down payment programs with separate rules, and we can talk through whether one might fit.
Are homes in Monroe County eligible for USDA loans?
Some are, especially in more rural areas. USDA eligibility depends on the property's address and your household income, and many addresses in more developed areas won't qualify. Check the specific address on the USDA eligibility map and we'll confirm it together.
Should I buy in Ohio or Michigan if I work in Toledo?
There's no single right answer. Compare the full monthly cost on each side, including property taxes, insurance and down payment options, and talk with a tax professional about income taxes. I'll help you compare the mortgage options and cash to close for each home.
Buying or refinancing in Monroe, Temperance, Lambertville or elsewhere in Monroe County? Tell me what you're working toward and we'll compare your options.
Start with a conversation.
Share your goal and the questions on your mind. No full application or financial documents are needed here.