Before you dig in — a word from Brian
“Halfmoon is where people discover the county line is worth something - same commute, different market entirely.”
Brian MarchandSr. Loan Consultant · NMLS #481563
The lender who actually answers - and gets it closed. From new construction off Route 146 to riverfront homes near the Crescent bridge, Brian Marchand makes the mortgage the easy part.
“Halfmoon is where people discover the county line is worth something - same commute, different market entirely.”
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 Halfmoon shouldn't mean giving up when a file gets complicated. Brian Marchand has helped buyers throughout Saratoga County - new construction buyers, first-time buyers, and families crossing the river out of Albany County.
The two things that decide files here are the school district your address lands in and, near the rivers, the flood determination.
Been told “no” somewhere else? That’s exactly where Brian goes to work. Second opinions welcome.
A county line that saves you money, three districts reaching into one town, and two rivers that put some addresses in a flood hazard area.
Addresses near the Hudson and the Mohawk can fall inside a FEMA special flood hazard area, where flood insurance is required for the life of the loan and the premium counts in your debt-to-income. The determination gets pulled in week one.
One of the fastest-growing towns in the region - new subdivisions off Route 146, easy Northway access, and shoreline where the Mohawk meets the Hudson.
Neighborhoods & areas: Clifton Park line · Crescent · Route 146 corridor · Waterford side · Mechanicville side
Population is a U.S. Census figure for Halfmoon. 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.
Halfmoon is split among Shenendehowa, Waterford-Halfmoon and Mechanicville.
Brian works with 3% & 5%-down conventional, FHA (3.5% down), zero-down VA, construction-to-permanent financing for new builds, and SONYMA first-time-buyer loans with down-payment assistance. First-time buyer? He’ll line up every credit you’re eligible for.
One of the fastest-growing towns in Saratoga County, which makes new construction the central financing question.
Halfmoon's growth followed the Route 9 and Route 236 corridors, so the housing reads by decade: 1990s subdivisions, 2000s townhome clusters, and current construction filling in behind them. Older farmhouses survive on the original road network. The newer the build, the cleaner the appraisal and the shorter the repair list.
A finished spec home is a standard purchase. Financing a build is a construction-to-permanent loan, with draws released as work completes, a longer rate-lock conversation, and builder documentation requirements. Buyers routinely sign a builder contract before knowing which one they are doing, and that is where timelines go wrong.
School taxes and town-and-county taxes are billed separately here and on different schedules. Your escrow account has to be funded for both, which is why the first-year escrow deposit at closing can look larger than expected. It also means a mid-year closing produces prorated adjustments on two different bills rather than one.
The town is split across Shenendehowa, Waterford-Halfmoon and Mechanicville districts, so the parcel decides the bill. On a townhome or condo, the association's finances and owner-occupancy ratio also come into the underwriting — a project-level issue that has nothing to do with your file and can still stop it.
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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Brian Marchand · Sr. Loan Consultant, New American Funding · NMLS #481563
Works on mortgages for buyers and homeowners in Halfmoon and the Capital Region. Licensed in New York State. New American Funding, NMLS #6606 · 18 Computer Dr E, Suite 103, Albany, NY 12205.