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Troy, New York

Troy, NY.

The lender who actually answers - and gets it closed. From first-time buyers to refinances across the Capital Region, Brian Marchand makes the mortgage the easy part.

5.0★ average rating
166+ five-star reviews
Local to the Capital Region
Answers days, nights & weekends
Your Troy loan consultant

Home financing,
the way it should be

Buying or refinancing a home in Troy shouldn't mean chasing down a lender who never calls back. Brian Marchand has spent years helping buyers across Rensselaer County and the wider Capital Region - from first-time buyers to homeowners refinancing.

What Troy clients say again and again is simple: he answers. Text him on a Saturday, call him after hours, ask the "silly" first-timer question - you'll get a real answer, quickly, in plain English.

And when a file is tricky, that's exactly when Brian does his best work. Yes, when other lenders say no.

Brian Marchand, mortgage loan consultant serving Troy, NY
What actually moves your number

Three things that decide
a Troy payment

Troy is the one town around here where the property itself can help you qualify. Most buyers never structure for it.

The two-family is the Troy strategy

Troy has real supply of two-to-four unit rowhouses, and on an owner-occupied purchase a portion of market rent can typically count toward your qualifying income. The appraiser completes a rent schedule to support it, and the share that counts varies by program. Done right, a tenant covers part of your note from day one.

Historic stock meets minimum property standards

FHA and VA appraisals follow condition rules. On a pre-1978 rowhouse, peeling paint, an aging roof, or a health-and-safety item becomes a repair condition before closing. Conventional is more forgiving, and renovation financing can fold the work in. The program often decides whether a repair list is a delay or a non-issue.

Rensselaer County rates, city district lines

Effective rates here generally run in the low-to-mid 2% range. Most of the city is Troy CSD, with the northern end in Lansingburgh. School levies drive 60% to 70% of a New York bill, so that line matters.

Getting to know Troy

A snapshot of
Troy, NY

50,000Population
$225KMedian home value
$52KMedian household income
~2.3%Rensselaer County effective rate

A Hudson-riverfront city famed for its intact Victorian architecture, RPI and a nationally known downtown farmers market. Rowhouses, lofts and up-and-coming neighborhoods draw students, professionals and investors alike.

Neighborhoods & areas: Little Italy · Washington Park · Lansingburgh · Sycaway

Population, home value and income are U.S. Census / ACS estimates. The effective rate shown is a Rensselaer County approximation; city and district figures vary. Rental income treatment varies by loan program and requires appraiser support. For general reference only.

The real numbers

What it costs to buy
in Troy

Beyond the sticker price - the monthly math, local property taxes, the school districts and the programs that can shrink your out-of-pocket.

Example monthly payment
$225KMedian home value
→
~$1,870Est. per month*
  • Principal & interest$1,280
  • Property taxes at ~2.3% (est.)$450
  • Homeowners insurance$70
  • Mortgage insurance (10% down)$67

*Illustration only - $225K value, 10% down ($22,500), 30-yr fixed at a sample 6.5% rate, taxes estimated at an approximate county rate. A two-to-four unit purchase with qualifying rental income works out differently and often better. Not a commitment to lend.

Run your own numbers → Get pre-approved

Property taxes

Troy sits in Rensselaer County, where effective rates generally run in the low-to-mid 2% range against a New York median near 1.90% and a national median near 1.02%. On a $225K home that's roughly $450 a month before principal and interest. STAR and veterans credits can reduce it.

School districts

Most of the city is served by the Troy City School District, with the northern end in Lansingburgh and some outlying addresses toward Brunswick or Wynantskill. School levies typically account for 60% to 70% of a New York tax bill, so the district gets confirmed for the exact address.

You may not need 20% down

Brian works with 3% & 5%-down conventional, FHA (3.5% down), zero-down VA, plus USDA in the rural stretches of Rensselaer County, and SONYMA first-time-buyer loans with down-payment assistance. First-time buyer? He'll line up every credit you're eligible for.

See loan programs →
From Troy clients

Real Troy buyers.
Real results.

★★★★★
Personable, knowledgeable and incredibly kind. Getting a mortgage as a first-time buyer was a bit scary, but from the first phone call, I knew I was in good hands.
SSierra P.
Troy, NY · Zillow
★★★★★
Brian went above and beyond to make sure the loan was processed quickly. He was always available to answer questions. This is the second home we've purchased with him. Highly recommend!
RRachel I.
Troy, NY · Zillow
★★★★★
Brian went above and beyond with his team to get me in my new home in less than 30 days. When he said 'I got u,' he really did.
TTashona J.
Troy, NY
★★★★★
Extremely helpful, knowledgeable, patient and always responded quickly, thoroughly and accurately to all questions. He made the entire experience so easy.
DDebbie V.
Troy, NY · Zillow
★★★★★
Brian is always ready to help my clients and give us top-notch service. His many years of mortgage knowledge ensures we get the deal closed.
TToni M. S.
Troy, NY · Real estate partner
★★★★★
I spent a lot of time trying to find a decent lender and received several outrageous offers. Then I called Brian - he made sure I was taken care of.
TThony
Troy, NY · Zillow

Verified reviews from Google & Zillow · See all 166+ reviews →

In & around Troy

Rensselaer County,
town by town

Type in your address to see the real driving distance and time from your doorstep to every town we serve nearby.

Drive times to each town

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.

Estimates via OpenStreetMap routing - typical driving times, not live traffic.
Good to know

Troy mortgage
questions, answered

Can rental income from a Troy two-family help me qualify?+
Often yes, and it is one of the strongest tools available in this city. On an owner-occupied two-to-four unit purchase, a portion of the market rent can typically count toward qualifying income. The appraiser has to complete a rent schedule to support it, and the percentage that counts varies by loan program. Structured deliberately, it lets a modest income buy a property that also produces income.
Will an FHA appraisal be a problem on a historic rowhouse?+
It can be. FHA and VA follow minimum property standards, so an appraiser can flag peeling paint on a pre-1978 home, an aging roof, or a health and safety item and make those repairs a condition of closing - often before the seller has agreed to anything. Conventional financing is generally more forgiving on condition, and renovation financing can fold the work into the loan. On a Troy rowhouse the loan program often decides whether a repair list is a delay or a non-issue.
Should I buy a multi-unit as my first home?+
It is worth genuinely considering here, but go in clear-eyed. The upside is that a tenant offsets your payment and a share of the rent can help you qualify. The downside is that you become a landlord on day one, with vacancy, repairs and tenant management on top of a mortgage. The math is often excellent. The lifestyle is a real decision.
Which school district will I be in?+
Most of the city is Troy City School District, with the northern end in Lansingburgh and some outlying addresses toward Brunswick or Wynantskill. Because school levies typically drive 60% to 70% of a New York tax bill, the district is confirmed for the exact address before an offer goes out.
Why is the tax figure on the listing different from what my lender used?+
Listings often show the seller's bill, which may include a STAR, Enhanced STAR or veterans exemption that doesn't transfer to you. Underwriting qualifies you on the forward-looking figure.
How fast can I get pre-approved?+
Often the same day or the next. You can start your pre-approval online anytime, or book a quick call with Brian.
What loan programs work best in Troy?+
FHA at 3.5% down and conventional 3% and 5% down are both common, zero-down VA for eligible veterans, and SONYMA first-time-buyer loans with down payment assistance. Renovation financing is genuinely useful on the older stock, and multi-unit purchases have their own guidelines. See the full lineup on the Loan Programs page.