Every Kansas mortgage question, answered.

Radley Brooks is a Kansas mortgage lender and Division President at Primary Residential Mortgage, Inc. His NMLS number is 263374. He is based at the PRMI Hutchinson branch (NMLS #937171) at 302 E. 30th Ave., Hutchinson, KS 67502, and is licensed in Kansas, Oklahoma, Texas, Arkansas, California, and Missouri.

263374. Verifiable at nmlsconsumeraccess.org.

302 E. 30th Avenue, Hutchinson, KS 67502.

Call (620) 860-4480 or email rbrooks@primeres.com.

Yes — every one of Kansas’s 105 counties, from the Hutchinson branch.

Kansas, Oklahoma, Texas, Arkansas, California, Missouri.

PRMI is a nationally licensed, privately held mortgage lender and a direct seller/servicer to Fannie Mae, Freddie Mac, and Ginnie Mae. PRMI’s corporate NMLS is #3094.

Kansas Mortgage Lending originates loans through Primary Residential Mortgage, Inc. — a direct lender (not a broker). PRMI originates, processes, underwrites, and services loans in-house.

A pre-qualification is a rate / price estimate based on stated information; no credit pull or document review. A pre-approval is a documented review of credit, income, and assets resulting in a formal letter. Kansas listing agents respect pre-approvals; pre-qualifications typically get discounted.

Most full pre-approvals are issued within one business day of a complete submission.

A single hard credit inquiry, typically a 2-5 point temporary dip. Multiple mortgage inquiries within 45 days are counted as one by FICO.

Typically 90 days. After that, updated pay stubs and bank statements are needed.

Yes — complete application, document upload, e-signature. A real loan officer reviews every submission.

Two years of W-2s or 1099s; 30 days of pay stubs; two months of bank statements on every account; two years of tax returns (self-employed); photo ID; signed purchase agreement if under contract.

VA and USDA: 0% for eligible buyers. FHA: 3.5% with 580+ credit. Conventional: 3% for first-time buyers (HomeReady / Home Possible) or 5% standard.

FHA: 580 for 3.5% down. Conventional: generally 620. VA: no VA-set floor; our lender minimum is 580. USDA: 580 with manual underwriting (640+ for automated GUS approval).

PMI is private mortgage insurance on conventional loans under 20% down. It auto-cancels at 78% LTV and can be requested for cancellation at 80%.

Upfront 1.75% (financeable) plus annual premium. For loans with less than 10% down, MIP is for the life of the loan.

$806,500 baseline for a one-unit property in most counties.

No — FHA is owner-occupied primary residences only. Use conventional for investment.

Eligible active-duty, veterans with qualifying service, and certain surviving spouses.

Set by county and household size — typically 115% of Area Median Income. We check the moment you share a target address.

Typically 21-30 days from signed contract with a responsive borrower.

2-5% of the purchase price — origination, appraisal, title, recording, prepaid escrow, plus any discount points.

Money the seller pays toward the buyer’s closing costs. FHA allows up to 6%, VA 4%, conventional 3-9% based on LTV.

A five-page federal document provided at least three business days before closing, showing final terms and costs.

A three-page document provided within three business days of application, showing estimated rate and costs.

Typically yes. Kansas property taxes are paid in arrears (December / May). Escrow smooths them into 12 monthly payments.

When the break-even math — total refinance costs divided by monthly savings — is shorter than how long you plan to stay in the home.

A simplified FHA-to-FHA refinance with reduced documentation and typically no appraisal. Generally requires the existing loan to be current.

VA Interest Rate Reduction Refinance Loan — the VA streamline program. Lower rate or better term without a new appraisal in most cases.

Rate-and-term: typically any amount (LTV up to 97% on FHA/VA/USDA, 95% on conventional). Cash-out: conventional up to 80%, FHA up to 80%, VA up to 100%.

Yes — a 30-year refinance starts a new 30-year clock. Refinancing may extend the term of your loan and increase total interest paid.

Paid in arrears, typically in two installments (December, May). Average effective rate about 1.3-1.5% depending on county. Escrowed monthly into your mortgage payment.

Yes — among the top five nationally. Budget conservatively for homeowners insurance.

Yes — portions south of the Arkansas River and along Cow Creek. We pull a flood cert at pre-approval.

Kansas Housing Resources Corporation — the state housing finance agency that administers first-time buyer and down payment assistance programs.

Kansas has strong homestead protection statutes (distinct from tax exemptions). Ask your attorney or title company for specifics.

Most rural counties are broadly eligible — Reno (outside Hutchinson), Harvey (outside Newton), Saline (outside Salina), Ford, Finney, Pratt, Kingman, and more.