The Mortgage Blog: Rates, VA Loans and Jacksonville Homebuying, Explained
Mortgage rate updates, VA loan guides and Jacksonville homebuyer playbooks from Douglas Wilkerson, Mortgage Broker at Edge Home Finance (NMLS #1680719) — current, researched and written in plain English. Call (904) 517-4049 with a question, and start with the guides below.
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What this blog covers
The Freeman Douglas mortgage blog is where rate news meets real Jacksonville homebuying. Douglas Wilkerson, Mortgage Broker at Edge Home Finance (NMLS #1680719) and a Marine Corps veteran, writes it the way he talks to borrowers: current, researched, and with no bank-speak.
Here is what you will find, updated as the market moves:
- Mortgage rate updates — what changed, why it changed, and what it means for your payment. Check the current mortgage rates before you read the commentary.
- VA loan guides — the VA homeownership affordability angle in plain English: entitlement, the funding fee, and how to buy with $0 down. Start with VA home loans.
- Jacksonville homebuyer playbooks — step-by-step guides for first-time buyers, move-up buyers and relocating veterans, built around Northeast Florida neighborhoods. New buyers should also read the first-time homebuyer guide and the mortgage learning center.
Every post ends the same way: a clear next step. If a question is not answered here, the mortgage FAQs usually cover it — or call Douglas directly at (904) 517-4049. Below, the latest published posts appear first.
Latest posts
What Down Payment Help Exists in Florida Right Now?
Florida's down payment help in 2026: Hometown Heroes up to $35,000, FL Assist $10,000, the forgivable PLUS second, and Jacksonville's own $25,000 Headstart. Real terms, real math on a $300,000 home, a... ...more
Affordability
November 14, 2026
What Is Residual Income — and Why Does the VA Care More About It Than Your Debt-to-Income Ratio?
Residual income is the money left after your mortgage, taxes, debts, and living costs — and for a VA loan it matters more than your debt-to-income ratio. In Florida, a family of four needs $1,003 a mo... ...more
VA Loans
November 14, 2026
Can Someone Cosign Your VA Loan? Who Can Sign, What They're Really On the Hook For, and How to Get Them Off
VA has no pure cosigner — anyone on the note who owns the home with you is a joint-loan co-borrower. Who can sign, what they're on the hook for, the income rule, and how to get them off the loan. ...more
VA Loans
November 13, 2026
What Is a Soft Pull? The Credit Check That Can't Hurt Your Score
A soft pull never touches your credit score — and it's how you find out what you actually qualify for before you commit. Soft vs. hard pull, when each one happens in the mortgage process, and how long... ...more
Credit
November 13, 2026
How to Get a HELOC: The Process, the Minimum Credit Score, and How Long It Takes to Fund
Your house is holding money you could be using. How to get a HELOC step by step, the 600 minimum credit score on our program, no appraisal up to $400K, and funding in 5 days — the full process, in pla... ...more
Home Equity
November 13, 2026
VA Foreclosure Options: Help That Exists BEFORE a Loan Modification
Behind on a VA loan — or about to be? Forbearance, repayment plans, and the new VA partial claim all come before a loan modification, and a modification can stretch to 40 years. The full VA option lad... ...more
VA Loans
November 13, 2026
Start with these guides
Not sure where to begin? These are the guides readers come back to most. Each one is written in plain language, with real Jacksonville numbers and no bank-speak.
VA home loans — $0 down, no monthly mortgage insurance, and the eligibility rules veterans and active-duty buyers actually need, explained step by step.
First-time homebuyers — From pre-approval to closing day, what to expect when you buy your first home in Jacksonville, including down payment help worth asking about.
Mortgage Learning Center — The deeper library: loan types, credit, appraisals, closing costs and the moving parts of a mortgage, all in one place.
Mortgage FAQs — Short, direct answers to the questions borrowers ask most, from rate locks to how much cash you really need to close.
Mortgage rates — What rates are doing now, what moves them, and how to think about locking versus floating while you shop.
Frequently asked questions
How often are new posts published?
New posts go up regularly, and rate updates appear whenever the market moves enough to matter. Check back often, or call (904) 517-4049 and Douglas will point you to the latest post on your topic.
Are the VA loan guides only for veterans?
They are written for veterans, active-duty service members and eligible surviving spouses, but anyone shopping for a home can learn from them — especially the posts on $0-down options and VA affordability.
Where should a first-time Jacksonville buyer start reading?
Start with the first-time homebuyer guide, then browse the Mortgage Learning Center for the topics that apply to your purchase.
Can I ask Douglas a question or suggest a topic?
Yes. Call (904) 517-4049 with your question or topic idea — reader questions are a regular source of new posts, and you will get a straight answer either way.
Does the blog replace personalized mortgage advice?
No. The blog is general education, not advice about your loan. For numbers based on your credit, income and home price, call (904) 517-4049 for a personalized review.
Ready to talk about your loan?
Reading is a great start — a conversation is better. Call Douglas Wilkerson at (904) 517-4049 to talk through your options, or start with the programs below.
Check Your OptionsExplore Mortgage Programs
Equal Housing Opportunity
Mortgage services are provided by Douglas Wilkerson, Branch Manager and Mortgage Broker with Edge Home Finance Corporation. Loan programs, rates, eligibility, underwriting guidelines and availability are subject to change. All applications are subject to credit review, verification, property eligibility, applicable underwriting requirements and final approval. This website does not constitute a commitment to lend or a guarantee of financing.