The lender who actually answers - and gets it closed. Lake houses, seasonal camps and year-round homes around the Great Sacandaga - Brian Marchand makes the mortgage the easy part.
“On the Sacandaga the question is whether the place is a year-round home or a camp. Lenders treat those very differently, and the answer is in the heating and the water line.”
Brian MarchandSr. Loan Consultant · NMLS #481563
Buying or refinancing around Northville or the Great Sacandaga shouldn't mean giving up when a file gets complicated. Brian Marchand has helped buyers throughout Fulton County - from second-home buyers on the lake to year-round families in Northville village and Northampton.
This is where Brian's persistence stands out. One local buyer put it simply: the team "worked with me in spite of hurdles to get my loan approved."
Been told "no" somewhere else? That's exactly where Brian goes to work. Yes, when other lenders say no.
Lake country runs on two questions: is it a second home or an investment, and is it habitable year-round.
They are different mortgages. A second home prices close to a primary residence and can go as low as 10% down, but cannot use rental income to qualify. An investment property can count the rent but prices higher and needs more down. How you describe the plan decides which one you get.
A property without year-round heat, a permanent water source and all-season road access may not be financeable as a conventional or FHA purchase at all. Some lake places are true camps. That is worth knowing before you fall in love with the dock - there are portfolio options, but they price differently.
Much of the shoreline is licensed through the Hudson River-Black River Regulating District rather than owned outright. Where the dock or a portion of the lot sits on licensed land, both the appraisal and title need to account for it. It is routine here - but it needs to be handled up front.
A village at the north end of the Great Sacandaga Lake, surrounded by seasonal and year-round lake property at the edge of the Adirondack Park.
Neighborhoods & areas: Northville village · Northampton · Sacandaga Park · Mayfield
Population is a 2020 U.S. Census figure for Northville & Great Sacandaga. Census / ACS estimates; town, village and school district figures vary. 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.
Northville and Northampton are served by Northville Central School District, with nearby addresses falling toward Mayfield or Broadalbin-Perth.
Brian works with 3% & 5%-down conventional, FHA (3.5% down), zero-down VA, plus USDA across much of Fulton County, 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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Brian Marchand · Sr. Loan Consultant, New American Funding · NMLS #481563
Works on mortgages for buyers and homeowners in Northville & Great Sacandaga and the Capital Region. Licensed in New York State. New American Funding, NMLS #6606 · 18 Computer Dr E, Suite 103, Albany, NY 12205.