Before you dig in — a word from Brian
“Watervliet is small, close to everything, and priced like nobody noticed. The catch is condition, and condition is a program decision.”
Brian MarchandSr. Loan Consultant · NMLS #481563
The lender who actually answers - and gets it closed. From Arsenal City first-timers to two-family buyers on 19th Street, Brian Marchand makes the mortgage the easy part.
“Watervliet is small, close to everything, and priced like nobody noticed. The catch is condition, and condition is a program decision.”
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 Watervliet shouldn't mean giving up when a file gets complicated. Brian Marchand has helped buyers throughout Albany County, from first-time buyers in the Arsenal City to investors on the Hudson side.
This is a compact city of older homes and small multi-families. The right program here is the one that handles condition without stalling your closing.
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.
Two-family houses are common here and can help you qualify: on an owner-occupied purchase a portion of market rent typically counts toward income, supported by an appraiser's rent schedule.
The Arsenal City - barely two square miles on the Hudson, walkable, and one of the most affordable addresses in Albany County.
Neighborhoods & areas: Arsenal district · North End · 19th Street · Port Schuyler · Green Island bridge area
Population is a U.S. Census figure for Watervliet. 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.
Watervliet City School District covers the city. A few addresses at the edges fall toward North Colonie or Cohoes.
Brian works with 3% & 5%-down conventional, FHA (3.5% down), zero-down VA, plus renovation financing for older homes, and SONYMA first-time-buyer loans with down-payment assistance. First-time buyer? He’ll line up every credit you’re eligible for.
A compact Albany County city on the Hudson, with dense older stock and two-family supply.
Watervliet is one of the most compact municipalities in the region — a tight grid of Arsenal-era frame and brick houses on small lots, with two-families common through the numbered streets. Everything is on public water and sewer, walkable, and minutes from both Albany and Troy without either city's price per square foot.
Lenders do not credit gross rent. A vacancy and maintenance factor comes off the top — commonly around a quarter of it — before anything is added to your qualifying income, and the figure itself comes from the lower of the appraiser's market rent or the actual lease. Budget your expectations around the net number, not the gross.
Small cities keep records of open building permits and code violations, and an unresolved one can hold up a title clearance even when the loan is fine. A finished attic or a deck built without a permit surfaces at the municipal search, not at the appraisal. Your attorney orders that search — ask for it early rather than at the end.
Your first-year escrow is an estimate built from the seller's bill. Once your exemptions settle and the actual bills arrive, the servicer runs an escrow analysis and adjusts the monthly figure. A payment that rises after the first year is usually this, not an error — which is why I underwrite off the bill you will pay, not the listing's number.
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 Watervliet and the Capital Region. Licensed in New York State. New American Funding, NMLS #6606 · 18 Computer Dr E, Suite 103, Albany, NY 12205.