Before you dig in — a word from Brian
“Waterford is the cheapest address in Saratoga County, and the canal is why the flood determination comes first.”
Brian MarchandSr. Loan Consultant · NMLS #481563
The lender who actually answers - and gets it closed. From village houses near the locks to homes out toward Middletown Road, Brian Marchand makes the mortgage the easy part.
“Waterford is the cheapest address in Saratoga County, and the canal is why the flood determination comes first.”
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 Waterford shouldn't mean giving up when a file gets complicated. Brian Marchand has helped buyers all over Saratoga County, from first-time buyers in the village to two-family buyers near the canal.
Low prices, a low county rate, and older housing near the water - which makes flood determination and condition the two things to handle early.
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.
Where the Mohawk, the Hudson and the Champlain Canal meet, some addresses sit inside a FEMA special flood hazard area. Flood insurance is then required for the life of the loan and counts in your ratios - so we pull the determination in week one, not at closing.
A historic canal village where the Mohawk meets the Hudson - the Waterford Flight of locks, older housing, and the most affordable entry point in Saratoga County.
Neighborhoods & areas: Waterford village · Middletown Road · Halfmoon line · Green Island bridge area · Canal district
Population is a U.S. Census figure for Waterford. 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.
Waterford-Halfmoon UFSD covers the town and village.
Brian works with 3% & 5%-down conventional, FHA (3.5% down), zero-down VA, plus renovation financing for the older village stock, and SONYMA first-time-buyer loans with down-payment assistance. First-time buyer? He’ll line up every credit you’re eligible for.
Saratoga County's oldest village, with dense historic housing and two-family supply.
Waterford is compact and largely pre-war — frame single-families on narrow lots, canal-era housing, and a genuine supply of two-families. Public water and sewer in the village. Older than most of Saratoga County, which makes condition the main underwriting conversation.
Rent helps you qualify, but lenders do not credit the gross figure — a vacancy and maintenance factor comes off first, and the result is added to income rather than subtracted from the payment. So your qualifying picture improves less than your cash flow does. Both numbers matter; they are just not the same number.
Houses of this age sometimes still have a galvanized or lead water service line from the street. Appraisers do not universally call it out, but municipalities are increasingly replacing lead lines and a pending replacement can carry an assessment. Worth asking the village what is documented for the address before you commit.
Federal flood coverage caps out at a set amount for the structure and its contents, which can fall short on a higher-value property. Private flood policies fill the gap and lenders increasingly accept them, sometimes at better pricing. Worth quoting both, because the premium lands in your debt ratio either way.
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 Waterford and the Capital Region. Licensed in New York State. New American Funding, NMLS #6606 · 18 Computer Dr E, Suite 103, Albany, NY 12205.