Buying a home to live in around Charlottesville
Helping Central Virginia families buy their first home or their next one. Whether it’s your first home in Crozet or your next one in Albemarle, Greene, Fluvanna, Louisa or Nelson County, I’ll help you understand your options before you make an offer.
The main ways Central Virginia buyers finance a home
No rates or terms here. Those depend on you, the home and the market on the day you lock. What I can do is explain each option and compare them side by side.
Conventional
Not government-backed. A common fit for buyers with steady income, solid credit and some savings, for first homes and move-up homes alike.
FHA
Insured by the Federal Housing Administration, with more flexible credit guidelines that help many first-time buyers. FHA loans carry mortgage insurance.
VA
Guaranteed by the U.S. Department of Veterans Affairs for eligible veterans, active-duty service members and some surviving spouses.
USDA
For eligible homes in USDA-designated rural areas, with household income limits. Parts of Central Virginia outside the city may qualify; check an address on the USDA eligibility map.
All loans are subject to credit approval, underwriting guidelines, property eligibility and program availability. See loan programs.
Down payment and closing-cost help I can offer
Novus Home Mortgage is a Virginia Housing approved lender. I offer Virginia Housing home loans and grants for eligible buyers, and we also have our own lender-specific down payment assistance program. Program names below come from virginiahousing.com.
- Virginia Housing Down Payment Assistance Grant — a true grant that never has to be repaid. For qualified first-time homebuyers (or repeat buyers purchasing in designated Areas of Economic Opportunity) using an eligible Virginia Housing FHA or conventional bond loan, within income and sales-price limits. It can be paired with other non–Virginia Housing assistance.
- Virginia Housing Closing Cost Assistance Grant — a true grant that never has to be repaid, for eligible buyers using a Virginia Housing bond Rural Development (RD) or VA loan, within income and sales-price limits.
- Virginia Housing Plus Second Mortgage — a fixed-rate second mortgage that can help eliminate funds needed for a down payment, for eligible first-time and repeat buyers under Virginia Housing’s standard income limits.
- Virginia Housing first mortgages — conventional, FHA, VA and USDA/Rural Development purchase options (bond and non-bond) as described on Virginia Housing’s home loan options page.
- Our own lender-specific down payment assistance program — available in addition to Virginia Housing. Details depend on eligibility and current guidelines; I’ll explain what may apply when we talk.
Income and sales-price limits change. See Virginia Housing’s current limits. No rates, grant amounts or loan terms are quoted here.
First-time buyer checklist
- Pull together two years of W-2s (or tax returns if self-employed), recent pay stubs and bank statements.
- Decide on a monthly payment that feels comfortable, including taxes, insurance and any HOA dues.
- Get a written pre-approval before you tour seriously.
- Ask about homebuyer education; many Virginia Housing loans require a free course.
- Budget for inspections, appraisal and closing costs, not just the down payment.
Register to learn more about down payment assistance
Interested in Virginia Housing grants or our lender-specific assistance? Share a few details and I’ll follow up with next steps.
Prefer a full pre-approval?
If you’re ready to shop, start a regular borrower conversation or the secure Novus application.
More detail on every assistance option: Down payment assistance page →
Buying your next home while you own this one
Growing family, new job, or ready for more space (or less)? The big questions are timing and equity:
- Buy first: works if you can qualify with both payments or have a plan for the down payment before your sale closes.
- Sell first: simpler qualifying, but you may need a short-term place to live.
- Contingent offer: your purchase depends on your sale. Easier on you, sometimes less competitive.
I’ll look at your equity, income and timeline and lay out the trade-offs before you list or offer. Some Virginia Housing options (including the Plus Second Mortgage) are open to eligible repeat buyers — ask me which fit.
Where I help families buy
Charlottesville, Albemarle County, Crozet, Greene, Fluvanna, Louisa, Nelson and Orange counties, and the rest of Virginia. I’m registered to lend in all 50 states, so relocating buyers are welcome too.
Thinking about a lake place or rental later? See the Central Virginia guides.
Local buyers keep voting for us
★★★★★
Vacation home
“We have purchased many homes and this was, by far, the best loan experience we had. We're thrilled with our new vacation home and highly recommend Andy and Novus.”
★★★★★
Moved from out of state
“We were moving from out of state and the difference in understanding Virginia housing markets and mortgages was dramatic… We would absolutely recommend Andy and Rebekah, if you are moving from out of state.”
★★★★★
Repeat client, cross-country move
“This was our second home purchase with Andy and they delivered at every step of the way… Their collective expertise was a huge asset when navigating a cross country move.”
★★★★★
Wintergreen
“Andy was very knowledgeable on the Wintergreen area, educated me on things to keep in mind, and communicated regularly throughout the process.”
★★★★★
Fast close
“Literally got it done in 10 days, application to clear-to-close. They were on top of communication, friendly, easy to reach when needed and very professional.”
★★★★★
Realtor & repeat buyer
“I sell real estate and have worked with Andy for nearly 20 years… Andy is great at reviewing your life situation, finances, and goals to recommend the best possible loan product.”
Read all 298 reviews on Google. Individual results vary.
★★★★★
Vacation home
“We have purchased many homes and this was, by far, the best loan experience we had. We're thrilled with our new vacation home and highly recommend Andy and Novus.”
★★★★★
Moved from out of state
“We were moving from out of state and the difference in understanding Virginia housing markets and mortgages was dramatic… We would absolutely recommend Andy and Rebekah, if you are moving from out of state.”
★★★★★
Repeat client, cross-country move
“This was our second home purchase with Andy and they delivered at every step of the way… Their collective expertise was a huge asset when navigating a cross country move.”
★★★★★
Wintergreen
“Andy was very knowledgeable on the Wintergreen area, educated me on things to keep in mind, and communicated regularly throughout the process.”
Read all 298 reviews on Google. Individual results vary.
Review counts as of Nov 13, 2026. You can also read reviews on Zillow. Awards are reader-voted; each links to the publisher’s winners page.
Home buyer questions
What loan options do first-time home buyers in Charlottesville have?
Most first-time buyers in Charlottesville and Central Virginia compare conventional loans with government-backed FHA, VA (for eligible veterans and service members) and USDA (for eligible rural areas) loans. Andy Zemon at Novus Home Mortgage is a Virginia Housing approved lender and offers Virginia Housing loans and grants for eligible buyers, plus Novus’s own lender-specific down payment assistance program. The right fit depends on your credit, savings, income and the home, so compare them side by side before you shop.
Is there down payment assistance for home buyers in Virginia?
Yes. Andy Zemon at Novus Home Mortgage is a Virginia Housing approved lender. Virginia Housing’s Down Payment Assistance Grant is a true grant that never has to be repaid for eligible first-time buyers (or repeat buyers purchasing in designated Areas of Economic Opportunity) who use an eligible Virginia Housing FHA or conventional bond loan and meet income and sales-price limits. Virginia Housing also offers a Closing Cost Assistance Grant and a Plus Second Mortgage, each with its own rules. Novus also offers its own lender-specific down payment assistance program. Register at andyzemon.com/down-payment-assistance/ or call (434) 443-6557 to learn more.
Which Virginia Housing programs does Andy Zemon offer?
Andy Zemon at Novus Home Mortgage is a Virginia Housing approved lender and offers Virginia Housing home loan options (including conventional, FHA, VA and USDA/Rural Development products as available through Virginia Housing) along with Virginia Housing’s Down Payment Assistance Grant, Closing Cost Assistance Grant and Plus Second Mortgage for eligible buyers. Eligibility depends on income, sales price, first-time-buyer status (with exceptions in Areas of Economic Opportunity) and the loan type. See virginiahousing.com for current program details, or call Andy at (434) 443-6557.
Does Novus Home Mortgage offer its own down payment assistance?
Yes. In addition to Virginia Housing programs, Novus Home Mortgage offers its own lender-specific down payment assistance program. Availability and terms depend on eligibility and current guidelines. Register to learn more at andyzemon.com/down-payment-assistance/ or call Andy Zemon at (434) 443-6557 — he will explain what may apply without quoting amounts you have not been qualified for.
Can I buy my next home before I sell my current one?
Often, yes, if you can qualify with both housing payments or have a plan for the down payment before your current home sells. A loan officer will look at your equity, income and timeline and compare options such as buying first, selling first, or making an offer contingent on your sale.
What do I need to get pre-approved for a home loan?
Expect to provide recent pay stubs and W-2s (or tax returns if you’re self-employed), bank and retirement statements, photo ID and permission to check your credit. A written pre-approval tells you and your real estate agent what you can shop for before you make an offer.
Does Andy Zemon also help with primary homes and first-time buyers?
Yes. Second homes and investment property are his specialty, but Andy Zemon and his Novus Home Mortgage team in Crozet also help buyers with primary-home purchases and refinances, including conventional, FHA, VA, USDA, construction financing and Virginia Housing loans and grants, plus Novus’s own lender-specific down payment assistance, subject to program availability and approval.
How do I get pre-approved with Andy Zemon?
Call or text (434) 443-6557, send a request through the contact form on andyzemon.com, or start a secure application through Novus Home Mortgage. Andy will review how you plan to use the property, then tell you what documents to gather before you make an offer.
Ready to see what you can buy?
Tell me where you’d like to live, your timeline and roughly what you’d like to spend. I’ll walk you through your options — including Virginia Housing and down payment assistance — with no pressure.