Mason, OH Mortgage Loans and Pre-Approvals
If you’re buying a home in Mason or thinking about a refinance, I help local buyers and homeowners get clear mortgage estimates, understand their options, and close on time. I work with people across Warren County, from Downtown Mason to Ainsley, Chestnut Hill, and nearby suburbs like Maineville, Loveland, and Lebanon.
T.C. Strait / Mortgage Loan Officer highlights
Free consult. No obligation.
Why Mason buyers and homeowners work with me
I base my work on three things: local knowledge, clear estimates labeled as estimates, and fast answers.
Local process from pre-approval to clear to close
Mason buyers often ask how the timeline works when they’re looking at homes in Western Row or near Kings Island. I walk you through pre-approval, what underwriting needs, how appraisals get ordered, and what happens the week before closing. If you’re working with a local agent, I coordinate so nothing falls through the cracks.
What buyers in Mason ask me about first
Most questions fall into a few buckets:
How much home can I afford? I run numbers with your income, debts, and down payment, then show you an estimated monthly payment. Use my purchase mortgage calculator to get a rough idea before we talk.
What loan type fits my situation? That depends on credit, down payment size, property type, and your plans. I explain conventional, FHA, and VA options so you can see what makes sense for your goals.
How do property taxes and escrow work in Warren County? I’ll cover that in a dedicated section below, but the short version is that Warren County generally updates property values every year and sends notices in spring. Those updates affect your escrow account.
How I guide homeowners on refi, cash-out, or payment changes
Current Mason homeowners call me when they want to lower their payment, shorten their term, remove PMI, or pull cash for a project or debt payoff. I map out costs, show break-even timelines, and compare a refinance to alternatives like a HELOC.
If you’ve been in your home for a few years and equity has built up, a conversation costs nothing.
Loan options for buyers in Mason
Mason buyers range from first-timers looking at condos near the Community Center to move-up families hunting for single-family homes in Oakwood Lakes or Chestnut Hill. Loan programs vary based on your credit, down payment, and property type.
Conventional loans for move-up and well-qualified buyers
Conventional loans work well if you have steady income, a credit score in the mid-600s or higher, and at least 3% to put down. You’ll pay PMI if your down payment is less than 20%, but PMI can drop off once you hit 20% equity.
Conventional loans handle most property types: single-family homes, townhomes, condos (if the HOA meets investor requirements). Loan limits for 2025 are $806,500 for a single-family home in Warren County, which covers nearly all Mason properties.
FHA for low down payments and first-time buyers
FHA loans let you put as little as 3.5% down if your credit score is 580 or higher. These loans charge an upfront mortgage insurance premium (usually rolled into the loan) and an annual premium that stays for the life of the loan if you put less than 10% down.
FHA works for buyers who don’t have a big down payment saved or whose credit has some bumps. Read more at my FHA loans in Ohio page.
VA for eligible service members
If you’re a veteran or active-duty service member, VA loans let you buy with no down payment and no PMI. The VA guarantees part of the loan, so lenders accept more flexible credit and debt-to-income ratios.
VA also covers refinances if you want to lower your rate or pull cash out. Check my VA loans in Ohio page for eligibility and how the process works.
How I match loan type to your goals
I ask about your plans: how long you’ll stay in the home, how much you have saved, what your credit looks like. Then I show you two or three loan options with estimated payments and closing costs. You pick what fits.
Options for current homeowners in Mason
If you already own a home in Mason, you have a few ways to adjust your mortgage or tap your equity.
Rate-and-term refinance to reset payment or term
A rate-and-term refinance replaces your current loan with a new one, changing your interest rate, monthly payment, or loan term. People do this to:
- Lower their monthly payment if rates have dropped since they bought.
- Shorten the term from 30 years to 15 or 20 years to pay off the home faster.
- Switch from an adjustable-rate loan to a fixed-rate loan for predictable payments.
I compare your current loan details to what a new loan would cost, then show you the break-even point (how many months until the savings cover closing costs). If the break-even is 18 months and you plan to stay in the home for five years, the refi usually makes sense. If you’re moving in a year, it might not.
Cash-out refinance to tap equity for projects or debt payoff
A cash-out refinance lets you borrow more than you owe and take the difference in cash. Common uses:
- Home improvements (kitchen remodel, finished basement, new HVAC).
- Paying off high-interest credit cards or other debts.
- Funding a business or covering large expenses.
You’ll need enough equity to leave at least 20% in the home after the cash-out (most investors require this). I show you how much cash you can pull, what the new payment looks like, and how the numbers compare to a personal loan or HELOC.
PMI review and removal steps
If you bought with less than 20% down and you’ve been paying PMI, you can ask to remove it once your loan balance drops to 80% of the home’s original value. If your home has gone up in value, you might hit 80% equity sooner.
The process: I review your loan balance and the current value (usually via an appraisal), then request PMI removal if you meet investor rules. Some loans automatically drop PMI at 78% loan-to-value; others need you to ask.
Living in Mason: what people ask about
Mason combines suburban quiet with easy access to jobs, schools, and entertainment. It’s a popular spot for families and professionals who want space but don’t want a long commute.
Neighborhoods and property types by area
Downtown Mason (Main Street corridor): Older homes, walkable shops and restaurants, smaller lots. You’ll find ranch homes and two-story colonials built in the ’60s and ’70s, plus newer townhomes near the Community Center.
Western Row: Established single-family neighborhoods with mature trees and solid schools. Homes are mostly 1980s to early 2000s builds, with three- and four-bedroom layouts.
Ainsley and Chestnut Hill: Newer subdivisions with larger lots, two-story homes, and HOA-managed amenities (pools, playgrounds). Built in the late ’90s through 2010s.
Oakwood Lakes: A mix of single-family homes and townhomes around neighborhood parks and trails. Families like this area for the schools and the sense of community.
Price ranges shift depending on age, size, and location, the median sales price in September 2025 was roughly $463,000.
Commutes to Cincinnati, Blue Ash, and Dayton
Mason sits at the junction of I-71 and I-75 (via I-275), so commutes go several directions:
- Downtown Cincinnati: 25 to 35 minutes south on I-71.
- Blue Ash and Deerfield Township: 15 to 20 minutes west on Mason-Montgomery Road.
- Dayton: 40 to 50 minutes north on I-75.
US-42 (Mason-Montgomery Road and Main Street) runs east-west and connects to local employers and shopping without getting on the interstate.
Schools, parks, and local employers
Mason City Schools ranks as one of the top districts in the region. Parents ask about this first. Test scores, extracurriculars, and facilities all get strong reviews.
Parks and rec options include:
- Pine Hill Lakes Park: Walking trails, fishing, picnic shelters.
- Fleckenstein Park: Sports fields, playgrounds, splash pad.
- Mason Community Center: Indoor pool, gym, fitness classes, camps for kids.
- Kings Island: The amusement park is a huge draw in summer and brings seasonal jobs and tourism dollars to the area.
Local employers include the P&G Mason Business Center, Cincinnati Children’s Liberty Campus, and Atrium Medical Center (in nearby Middletown). UC Health West Chester Hospital is a short drive west.
Where USDA eligibility starts outside core Mason
Core Mason doesn’t qualify for USDA loans (the density is too high), but if you’re willing to look at edges near Maineville or South Lebanon, you may find USDA-eligible areas. USDA loans let qualified buyers buy with no down payment in approved rural zones and incomes under the USDA income limits.
I can check an address for USDA eligibility once you have a property in mind. If USDA fits, I’ll explain income limits and how the process differs from conventional or FHA.
Service area and nearby suburbs
I work across Warren County and surrounding areas. Mason is my home base, but I help buyers and homeowners in neighboring cities too.
Mason and Downtown Mason
Downtown Mason runs along Main Street (US-42) and has seen renewed interest with new restaurants, shops, and events. If you want walkability and an older home with character, this is where to look.
Deerfield Township, Maineville, South Lebanon
Deerfield Township sits just south of Mason and offers a similar suburban feel with slightly lower prices. Maineville and South Lebanon are east and northeast of Mason; both have newer builds and more land. Some areas near these towns qualify for USDA loans.
Loveland, Lebanon, West Chester, Blue Ash
Loveland: Sits along the Little Miami River with a strong downtown and bike trail access. Popular with young professionals and families.
Lebanon: County seat with historic homes and a slower pace. Prices tend to run lower than Mason.
West Chester: Bigger township with a wide range of home types and prices. Quick access to I-75 and Cincinnati.
Blue Ash: Just south and west of Mason, inside Hamilton County. Strong schools, business parks, and easy commutes.
I have clients in all these areas. If you’re comparing suburbs, I can explain how Mason stacks up on schools, commutes, and home values.
How I work
My job is to give you clear information, fast responses, and a smooth process from application to closing. Here’s what that looks like day-to-day.
Clear estimates labeled as such
Every payment example I show you gets labeled as an estimate. Rates change daily, and final numbers depend on credit, down payment, property type, and lock timing. I don’t quote a number and pretend it’s locked in until you’re ready to lock.
If something changes (appraisal comes in low, escrow analysis adjusts, title finds a lien), I call you the same day and explain what it means and what we do next.
Document checklist and fast updates
At the start, I send a checklist: pay stubs, W-2s, bank statements, tax returns (if self-employed or side income). You upload through my secure online portal. I review everything within 24 hours and let you know if we need anything additional.
Once you’re under contract, I keep you updated on appraisal orders, underwriting conditions, and clear-to-close status. You’ll always know where we stand.
See my mortgage process overview for the full timeline.
No-pressure Q&A and straight answers
I talk to buyers who are six months out and homeowners who are just exploring. You don’t need to apply or commit to anything to ask a question.
If I don’t think a refinance makes sense for you right now, I’ll tell you. If FHA is a better fit than conventional, I’ll explain why. My goal is to help you make a good decision, not just close a loan.
Free consult. No obligation.
What my Mason clients have to say
View even more reviews by visiting T.C. Strait / Mortgage Loan Officer on Google Maps located at 3615 Socialville-Foster Rd Suite B, Mason, OH 45040