Before you dig in — a word from Brian
“Ballston Spa gets you the district and the village without the Saratoga Springs price tag.”
Brian MarchandSr. Loan Consultant · NMLS #481563
The lender who actually answers - and gets it closed. From village houses on Front Street to newer homes out toward Rock City Falls, Brian Marchand makes the mortgage the easy part.
“Ballston Spa gets you the district and the village without the Saratoga Springs price tag.”
Brian MarchandSr. Loan Consultant · NMLS #481563
Program guidelines on this page last verified . Guidelines, limits and program terms change — verified figures are current as of that date, not a commitment to lend.
Buying or refinancing in Ballston Spa shouldn't mean giving up when a file gets complicated. Brian Marchand has helped buyers across Saratoga County, from first-time buyers in the village to move-up families in Ballston and Milton.
The village housing stock is old enough that condition and program choice matter. The good news is that renovation financing turns most of those houses from a problem into an opportunity.
Been told “no” somewhere else? That’s exactly where Brian goes to work. Second opinions welcome.
What actually decides your payment here, in plain language.
Village houses here are frequently pre-1940. Renovation financing lends against the after-improved value, so the roof, the systems and the kitchen get paid for as part of the purchase - one loan, one closing.
The Saratoga County seat - a walkable village with a real Main Street, the Kayaderosseras Creek running through it, and easy access to Saratoga Springs and the Northway.
Neighborhoods & areas: Front Street · Milton Avenue · Rock City Falls · Burnt Hills side · Malta line
Population is a U.S. Census figure for Ballston Spa. USDA eligibility is set by address and the maps change. For general reference only.
The school districts, the programs that can shrink your out-of-pocket, and the details worth handling before you make an offer.
Ballston Spa Central School District serves the village and much of the surrounding area, with edges toward Burnt Hills-Ballston Lake and Saratoga Springs.
Brian works with 3% & 5%-down conventional, FHA (3.5% down), zero-down VA, USDA zero-down in eligible areas outside the village, and SONYMA first-time-buyer loans with down-payment assistance. First-time buyer? He’ll line up every credit you’re eligible for.
A walkable Saratoga County village with older housing and strong district demand.
The village is largely pre-war — Victorian and early-twentieth-century single-families on modest lots, plus some two-families — with newer construction in the surrounding town. Public water and sewer in the village. The housing age is what shapes the inspection, not the lot size.
Ballston Spa Central School District draws steady demand, and Saratoga County's lower effective tax rates mean you get that demand without Albany County's tax bill. On the same purchase price, the monthly payment here often beats a comparable home to the south.
Owner-occupied multi-unit financing requires that you actually live there, generally for at least the first year, and lenders ask you to certify it. That is the trade for 3.5% or 5% down on a building that produces income. It is the single best first-home play available — provided you genuinely intend to occupy a unit.
On FHA and VA files the appraiser looks for at least two years of remaining roof life, and multiple existing layers are their own problem — most jurisdictions cap a roof at two layers, so a third means a full tear-off. An older village roof that looks fine from the street can still trigger a repair condition.
Brian and his team were awesome and really helped me with a pretty complicated process. Can’t recommend them enough!
Brian explained everything well, was very thorough, and always answered my questions quickly. I would recommend him to everyone.
I highly recommend Brian. He consistently provides a five-star mortgage experience for my clients - quick response and deep knowledge.
Verified reviews from Google, Zillow, Facebook & Experience.com · See all 169 reviews →
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More answers: 500+ questions on buying in the Capital Region →
Brian Marchand · Sr. Loan Consultant, New American Funding · NMLS #481563
Works on mortgages for buyers and homeowners in Ballston Spa and the Capital Region. Licensed in New York State. New American Funding, NMLS #6606 · 18 Computer Dr E, Suite 103, Albany, NY 12205.