The lender who actually answers - and gets it closed. From year-round homes in the hamlet to lakefront camps on the west shore, Brian Marchand makes the mortgage the easy part.
“On the west shore the first question is never the rate. It is whether this is a second home or an investment property, because that decides everything else.”
Brian MarchandSr. Loan Consultant · NMLS #481563
Buying or refinancing in Bolton shouldn't mean giving up when a file gets complicated. Brian Marchand has helped buyers all along Lake George - second-home buyers, investors financing short-term rentals, and families keeping a camp in the family.
Occupancy type is the whole file up here. A second home and an investment property are two different loans with different down payments, pricing and rules about renting.
Been told “no” somewhere else? That’s exactly where Brian goes to work. Yes, when other lenders say no.
Occupancy type that decides the loan, lakefront appraisals that take longer, and rental income that only counts on the right program.
A second home starts near 10% down with pricing close to a primary residence, but occupancy terms can restrict renting. An investment property or DSCR loan qualifies on the property's rent instead of your income and permits LLC vesting. Choosing wrong is expensive.
Projected Airbnb income generally cannot be used as qualifying income on a second home. If the rental income is essential to the numbers, a DSCR loan qualifies on the property's income rather than yours - that is the legitimate path for a true investment purchase.
Comparable sales on the lake are thinner, waterfront value is harder to support, and access and shoreline rights matter. Build extra time into the contract, and expect the appraisal to be the long pole.
A Lake George hamlet on the west shore - Sagamore Road, Northwest Bay, historic camps and some of the most sought-after waterfront in New York.
Neighborhoods & areas: Bolton Landing hamlet · Sagamore Road · Northwest Bay · Huddle Road · Trout Lake
Population is a U.S. Census figure for Bolton Landing. USDA eligibility is set by address and the maps change.
The school districts, the programs that can shrink your out-of-pocket, and the details worth handling before you make an offer.
Bolton Central School District serves the hamlet and town.
Brian works with 3% & 5%-down conventional, FHA (3.5% down), zero-down VA, second home and DSCR investment financing, and SONYMA first-time-buyer loans with down-payment assistance. First-time buyer? He’ll line up every credit you’re eligible for.
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.
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