Before you dig in — a word from Brian
“Queensbury is the biggest market in Warren County, and I pull the real numbers for your exact address before you tour.”
Brian MarchandSr. Loan Consultant · NMLS #481563
The lender who actually answers - and gets it closed. From homes off Aviation Road to properties toward Glen Lake, Brian Marchand makes the mortgage the easy part.
“Queensbury is the biggest market in Warren County, and I pull the real numbers for your exact address before you tour.”
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 Queensbury shouldn't mean giving up when a file gets complicated. Brian Marchand has helped buyers across Warren County - families in the Queensbury district, lake-adjacent buyers, and people comparing this side of the river against Moreau.
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.
Glen Lake and the creeks bring flood determinations and, on waterfront, appraisal questions about access and comparable sales. For new construction, plan the rate lock around a realistic completion date.
The largest town in Warren County, wrapping around Glens Falls - the Aviation Road corridor, Glen Lake, and the gateway to Lake George and the Adirondacks.
Neighborhoods & areas: Aviation Road · West Mountain · Glen Lake · Bay Road · Lake George Road
Population is a U.S. Census figure for Queensbury. 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.
The district is confirmed for the exact address before an offer goes out - plenty of these towns straddle two or three of them.
Brian works with 3% & 5%-down conventional, FHA (3.5% down), zero-down VA, USDA zero-down in eligible areas and construction-to-permanent financing, and SONYMA first-time-buyer loans with down-payment assistance. First-time buyer? He’ll line up every credit you’re eligible for.
A large Warren County town where the housing runs from in-town neighborhoods to lakefront and rural acreage.
Queensbury covers a lot of ground, and the housing reflects it: post-war neighborhoods near Glens Falls, newer subdivisions along the Aviation and Bay Road corridors, and older homes on acreage toward the town's edges. Add seasonal and near-lake properties and you have four different appraisal profiles inside one town.
The classification is not about your intent alone — it drives your down payment, your rate and your documentation. A second home needs more down than a primary residence, and a property you plan to rent is a third category with different terms again. Lenders treat misstated occupancy as fraud, so the plan gets stated at application.
In a town this large, some parcels sit inside a water or sewer district and some do not, and the charge appears on the tax bill rather than as a separate utility. That changes the escrow number between two otherwise identical houses. It also tells you whether you are on public service or on a private well and septic.
School and county taxes here are their own calculation, and the difference between a Queensbury address and one across the line in Glens Falls or Lake George can show up in the monthly payment. I price every file off the actual parcel's tax bill, because in a town this large a county average tells you very little.
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 →
Type in your address to see the real driving distance and time from your doorstep to every town we serve nearby.
Enter your address to see the real driving distance and time to every town we serve nearby.
Sorted by drive time - closest first. Tap a town to find it on the map.
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 Queensbury and the Capital Region. Licensed in New York State. New American Funding, NMLS #6606 · 18 Computer Dr E, Suite 103, Albany, NY 12205.