Pike Creek Delaware Mortgage Loans: Home Loans for Pike Creek and Pike Creek Valley Buyers
Pike Creek Delaware mortgage loans include FHA, VA, conventional and DSHA financing. Because Pike Creek is unincorporated New Castle County, outside Wilmington, eligible first-time buyers can add the County’s DPS Program of up to $15,000 and may claim the County’s first-time buyer transfer tax exemption. USDA isn’t available here (USDA map). Current as of October 2026.
Pike Creek has no town hall. It’s two Census places, Pike Creek and Pike Creek Valley, inside unincorporated New Castle County, and that one fact shapes a mortgage here more than most buyers expect: the County, not a town, takes the local share of your transfer tax, and the County’s own down payment program is open to you. I’m John Thomas, NMLS #38783, and our office on East Chestnut Hill Road in Newark is a short drive south. This guide covers Pike Creek Delaware mortgage loans loan by loan, the County programs, cash to close, and the checks a townhome or condo needs. Buying for the first time? Start with our Delaware first-time home buyer programs overview.
Shopping in Pike Creek or Pike Creek Valley?
Tell us the street or the community you have in mind. We’ll confirm the County programs you may qualify for, check the association before you offer on a townhome or condo, and lay your loan choices side by side.
Table of Contents
- Location: unincorporated New Castle County, outside the City of Wilmington.
- FHA limit, one unit: $630,200. Conforming limit: $832,750.
- DSHA price limit: $659,385, with New Castle County standard income limits.
- New Castle County DPS: up to $15,000 at 0%, first three years deferred, for eligible first-time buyers; price cap $594,550.
- Transfer tax: 4% total, 2.5% State and 1.5% County. First-time buyers may get up to $2,000 off the State share and a County exemption of 0.75% on up to $400,000, capped at $3,000.
- USDA: not available in Pike Creek.
- 19808 median sale price: $394,884 (Redfin, three months ending September 2026).
Which Loans Fit Pike Creek Townhomes, Condos and Single-Family Homes?
As of October 2026, FHA and conventional loans carry most Pike Creek purchases, often paired with DSHA or New Castle County assistance. Townhomes and condos add an association review, single-family homes rarely press the loan limits at local prices, VA serves eligible veterans with nothing down, and USDA doesn’t reach Pike Creek.
FHA works for buyers with smaller savings or thinner credit. HUD sets the floor at a 580 score for 3.5% down and 500 to 579 with 10% down (HUD FHA rules), and a lender may ask for more. The 2026 New Castle County limit for one unit is $630,200 (HUD FHA limit lookup), well above the 19808 median, so the limit seldom decides a Pike Creek deal. A condo needs FHA project approval first. See FHA loans for Pike Creek homebuyers and Delaware FHA loan limits 2026.
Conventional loans suit buyers with stronger credit and are frequently the cheaper monthly choice at 5% to 20% down, because private mortgage insurance can come off later. First-time buyers can start at 3% down through programs such as Freddie Mac Home Possible. A larger Pike Creek home priced past the $832,750 conforming limit (Delaware conforming loan limits 2026) moves to a Delaware jumbo mortgage. Compare conventional loans for Pike Creek buyers.
VA loans need no down payment and no monthly mortgage insurance, and veterans receiving VA disability compensation skip the funding fee (VA funding fee rules). A veteran short on closing costs can use DSHA assistance on a VA-backed DSHA first mortgage. Read VA loans for Pike Creek veterans or check VA eligibility requirements.
USDA is off the table in Pike Creek. In northern New Castle County, USDA-eligible areas begin south and east of a line along Porter Road and Route 72 to the canal bridge; Pike Creek, Newark and the Wilmington suburbs all sit north and west of it. If you’re also house hunting south of that line, test each address on the USDA eligibility map and see USDA loans in Delaware.
| Pike Creek home or buyer | Loans that usually fit | Check before you offer |
|---|---|---|
| Townhome in an association | FHA, conventional or a DSHA first mortgage | The monthly association fee, which counts in your payment |
| Condo unit | Conventional, or FHA if the project is approved | Project approval for the loan type you plan to use |
| Single-family home under $594,550 | FHA, conventional or DSHA, with County DPS for eligible first-time buyers | Household income against the New Castle County DPS Program limits |
| Home above $832,750 | Jumbo, or VA with full entitlement | Reserves and credit for a jumbo loan |
| Veteran or service member | VA, alone or with DSHA | Certificate of Eligibility and funding fee status |
What Changes Because Pike Creek Is Unincorporated New Castle County?
With no town government, a Pike Creek home answers to New Castle County, as of October 2026. The County collects the 1.5% local share of the transfer tax and offers first-time buyers a partial exemption from it, the County’s DPS Program covers the area because it sits outside Wilmington, and there’s no separate town tax bill.
The County takes the local transfer tax share. Delaware’s realty transfer tax in New Castle County is 4%: 2.5% for the State and 1.5% local. In a town such as Newark or a city such as Wilmington, the local share belongs to that municipality; in Pike Creek it goes to New Castle County, filed on the County’s own return (County transfer tax information sheet).
A County first-time buyer exemption. The New Castle County realty transfer tax return lets a buyer who has never held an interest in any residential property, and who will move in within 90 days, claim a partial exemption figured at 0.75% on up to $400,000 of the price, capped at $3,000. It’s separate from the State’s first-time buyer reduction, so a qualifying Pike Creek buyer may be able to use both. Your settlement attorney files the County affidavit and confirms what it saves on your closing.
County assistance, not City assistance. Wilmington’s First Start program stops at the city line, and the New Castle County DPS Program begins there, so Pike Creek buyers look at the County program. A Wilmington mailing address doesn’t change this; some Pike Creek streets carry one, and the parcel’s location is what counts.
Taxes without a town. Your property tax bill comes from New Castle County and your school district, with no municipal levy on top. The school district follows the parcel, and Pike Creek addresses don’t all fall in the same one, so we use the home’s actual tax bill when we work out the payment. You can look up any parcel in the County’s online parcel records.
Can Pike Creek Buyers Use the New Castle County DPS Program?
Yes, if you qualify. As of October 2026, New Castle County’s DPS Program lends eligible first-time buyers up to $15,000 at 0% for a home in the county outside Wilmington, which includes Pike Creek. Household income must be at or below 80% of the area median, and the price can’t exceed $594,550.
The County updated DPS on October 1, 2026. It’s a 15-year second mortgage with no payments for the first three years, then $104.17 a month on a full $15,000 for the remaining twelve, and the balance is due if you sell or transfer the home. The amount, from $1,000 to $15,000, follows a housing counselor’s estimate of what you need, you put in at least $500 of your own money, and every borrower finishes a homeownership class with a County-recognized, HUD-approved agency before closing (County DPS program page).
Two details catch Pike Creek households. First, the County counts the income of everyone in the home aged 18 or older, not just the people on the loan, so its limits run from $68,750 for one person to $98,150 for four. Second, DPS can be layered with DSHA assistance when both programs’ rules allow it, which can cover most of a first-time buyer’s down payment and closing costs on a typical Pike Creek townhome. Full terms, income limits by household size and the County’s property rules are on our New Castle County DPS Program page.
| Side by side for a Pike Creek buyer | DSHA assistance | New Castle County DPS |
|---|---|---|
| Buyer | Welcome Home: no home owned in 3 years (or a qualified veteran); Open Door: any buyer | First-time buyer, no property owned in 3 years |
| Income counted | Income of the borrowers (Welcome Home: all income on the note) | Every household member aged 18 or older |
| Price limit | $659,385 | $594,550 |
| Amount and terms | 3% to 5%, 0% deferred second mortgage | $1,000 to $15,000, 0%, first 3 years deferred, then 12 years of payments |
| Education | Required at a 659 score or below | Required for every borrower before closing |
Which DSHA Program Fits Pike Creek Delaware Mortgage Loans?
For Pike Creek, DSHA’s New Castle County standard limits apply, as of October 2026: Welcome Home allows $122,700 for a 1-2 person household and $141,105 for 3 or more, Open Door allows $147,240 and $184,050, and the price limit is $659,385. DSHA’s higher targeted-tract limits are all in Wilmington, not here.
| DSHA, New Castle County standard | Who it’s for | Income limit: 1-2 / 3+ people | Assistance it pairs with |
|---|---|---|---|
| Welcome Home | No home owned in 3 years, or a qualified veteran | $122,700 / $141,105 (all income on the note) | Any one of First State (3%), Keys4You (4%), Take5 (5%) or Diamond in the Rough (5%) |
| Open Door | First-time and repeat buyers | $147,240 / $184,050 (qualifying income) | First State 3% or Keys4You 4% |
DSHA offers its Delaware Mortgage Program loans through these two first mortgages, and its assistance only comes attached to one of them, which can be FHA, VA, USDA or conventional underneath (DSHA Program Notice). The assistance is a 0% deferred second mortgage, due when you sell, refinance or stop living in the home: First State (3%) or Keys4You (4%) with either first mortgage, and Take5 (5%) or Diamond in the Rough (5%, with an FHA 203(k) Limited repair loan) with Welcome Home only. You choose one.
In Pike Creek, a two-income household can pass Welcome Home’s standard line while still fitting Open Door, so we run both before ruling DSHA out. Go deeper with DSHA Welcome Home for Pike Creek buyers, DSHA Open Door for Pike Creek repeat buyers and our DSHA loan programs guide.
What Will Closing Cost on a Pike Creek Home?
On a $395,000 Pike Creek home with FHA, plan on about $13,825 for the 3.5% down payment, plus closing costs that often run 3% to 5% of the price, including a $7,900 half share of transfer tax, as of October 2026. Eligible first-time buyers can cut that with County DPS, DSHA assistance and both transfer tax breaks.
Read the transfer tax clause. The standard Delaware Association of Realtors contract splits the 4% tax 2% and 2%, but a builder’s contract or a renovated-home sale can put all of it on the buyer. At $395,000, the full 4% is $15,800 instead of $7,900.
| Hypothetical $395,000 Pike Creek home, FHA | Estimate |
|---|---|
| FHA down payment at 3.5% | About $13,825 |
| Your 2% half of the transfer tax (standard contract) | About $7,900 |
| State first-time buyer reduction (0.5%), if you qualify | About $1,975 off the buyer’s share |
| County first-time buyer exemption, if you qualify | Up to about $2,963 off the County’s 1.5% |
| Lender, title, attorney, insurance and escrow | Varies with the loan, title policy and closing date |
| New Castle County DPS, if eligible | $1,000 to $15,000, sized by your housing counselor |
Want the figure for the home you’re looking at? Type in a Pike Creek price, choose who pays under your contract, and tick the first-time buyer breaks you expect to qualify for.
For a home outside any city or town in New Castle County, where the 1.5% local share goes to the County. This is arithmetic on the 2026 tax rates, with no rates or payments involved. Your answers stay in your browser: nothing is sent to us or saved.
The rest is lender and title charges, the appraisal, the first year of homeowners insurance and prepaid taxes for escrow. Delaware closings are handled by an attorney, so budget for the settlement fee and read owner’s title insurance. The State reduction, up to $2,000 for buyers who have never owned a home, is explained by the Delaware Division of Revenue and on our Delaware first-time home buyer transfer tax exemption page.
Besides County DPS and DSHA, a seller credit (seller-paid closing costs) can lower the cash you bring, and FHA buyers who earn too much for the County or DSHA can look at the NextKey down payment assistance program, which has no income limit or first-time buyer rule. Not every pairing is allowed, so we confirm the combination on your file before you sign. All the statewide options are in our Delaware down payment assistance programs guide, and understanding your mortgage payment walks through the monthly number.
What Are Pike Creek Home Prices, and Which Homes Need Extra Checks?
Redfin put the 19808 ZIP median sale price at $394,884 for the three months ending September 2026, 1.3% lower than a year earlier, with homes selling in about 35 days. 19808 also covers neighborhoods outside Pike Creek, so recent sales on your own street are a sharper guide, as of October 2026.
The figures come from Redfin’s 19808 housing market page, which counted 117 sales in September 2026 against 102 a year before. The 2020 Census counted 7,808 residents in Pike Creek and 11,692 in Pike Creek Valley, with about 8,700 homes between them (Census TIGERweb place data). A home at that median sits about $235,000 under the $630,200 FHA limit, about $264,000 under DSHA’s $659,385 price limit and about $200,000 under the County’s $594,550 DPS cap, so the limits leave room on most homes; the association, the condition of the house and cash to close usually decide the deal.
Townhome and condo associations. Many Pike Creek homes belong to an association. The monthly fee is added to your housing payment when the lender measures debt-to-income, so a $250 fee lowers the price you qualify for much like a $250 car payment. On a condo, the project itself has to pass review for your loan: FHA keeps an approved list (HUD FHA condo search), and Fannie Mae and Freddie Mac loans review the association’s budget and insurance. Our Delaware condo loans page lists what the lender asks for.
Older systems. Pike Creek has relatively little new construction, so on a resale home the inspection often turns up a roof, furnace, air conditioner or windows near the end of their life. When a house needs work, Diamond in the Rough, an FHA 203(k) rehab loan or a conventional HomeStyle renovation loan can roll repairs into the purchase. DPS also needs a final appraisal that isn’t subject to repairs.
Homes near the creeks. The stream that gives Pike Creek its name runs through the area, and some lots near it sit in a FEMA flood zone. Check the address on FEMA’s Flood Map Service Center; in a special flood hazard area your lender requires flood insurance, and that premium becomes part of the payment you qualify for.
What Are the Steps to Buy a Home in Pike Creek?
For a Pike Creek purchase, the order is: pre-approval, a quick screen for County DPS and DSHA, homebuyer counseling if a program needs it, the association or condo check, the loan and assistance choice, a contract with the transfer tax clause read, then inspection, appraisal, underwriting and closing, with the County exemption filed at settlement.
- Get pre-approved on a soft credit pull. A Platinum Pre-Approval puts an underwriter on the whole file before you offer.
- Screen for assistance: household income against the County DPS limits, and your income on the note against DSHA’s.
- Start homebuyer counseling early. DPS needs it from every borrower before closing, and DSHA needs education at a 659 score or below.
- On a townhome or condo, get the association fee and, for a condo, the project’s approval status before you write the offer.
- Choose the first mortgage and the assistance that goes with it, then go under contract after reading who pays the transfer tax.
- Inspection, appraisal, underwriting and closing. Once the file is complete, underwriting typically takes 24 to 48 hours, and a clean file with a cooperating appraisal often closes in 21 days or less. Your settlement attorney files the State and County first-time buyer forms at closing.
When These Pike Creek Options Don’t Fit
- County DPS is the wrong tool if anyone in the household has owned property in the last three years, if household income tops 80% of the area median, or if the price is over $594,550.
- Standard Welcome Home doesn’t work once income on the note passes $122,700 for 1-2 people or $141,105 for 3 or more; Open Door’s higher limits may still fit.
- USDA doesn’t work anywhere in Pike Creek; FHA, VA or conventional with 3% down is the low-down route.
- FHA can cost more for a buyer with strong credit, since FHA mortgage insurance stays for the life of the loan with less than 10% down, while conventional mortgage insurance can be removed.
- A condo whose project hasn’t been approved for your loan type isn’t financeable with that loan until it is.
Each of these depends on your numbers, so a 30-minute call with your own figures usually settles it faster than the program pages.
Pike Creek Service Area: Lending From Our Newark Office Across Delaware and Maryland
Our office is at 248 E Chestnut Hill Rd, Newark, DE 19713, south of Pike Creek, and the team lends across Delaware and Maryland. Pike Creek buyers can meet in person or handle everything by phone, video and online application.
Comparing nearby towns? Read Hockessin Delaware mortgage loans, Newark Delaware mortgage loans, Wilmington Delaware mortgage loans or Bear Delaware mortgage loans. The loan programs match; what differs is who takes the local transfer tax share and which local assistance applies. To compare Pike Creek with every other town we cover, including county loan limits and who collects the transfer tax, see Delaware mortgage service areas.
Why John Thomas Knows Pike Creek
Each of these can be checked:
- John lives in Newark and graduated from Glasgow High School, so northern New Castle County has been home for most of his life.
- The team’s office on East Chestnut Hill Road in Newark is the closest base for Pike Creek buyers who want to sit down in person.
- The team runs a free Newark Delaware first-time home buyer seminar, the closest one to Pike Creek, where buyers learn the steps before they shop.
- The John Thomas Team is a DSHA-approved lender and works New Castle County DPS files, so Pike Creek buyers can use the County program and every DSHA option through us.
Pike Creek, Delaware Home Buying Questions
Local questions about buying in Pike Creek and Pike Creek Valley. Current as of October 2026.
Is Pike Creek a town?
No. Pike Creek and Pike Creek Valley are Census-designated places in unincorporated New Castle County, with no town government of their own. County services, the County’s share of the transfer tax and County programs apply, and many addresses carry a Wilmington or Newark mailing name even though the homes are in neither city.
Can I use New Castle County DPS in Pike Creek?
Yes, if you qualify. Pike Creek is in New Castle County outside Wilmington, which is where the New Castle County DPS Program applies. As of October 2026 it lends first-time buyers up to $15,000 at 0%, with the first three years deferred, for households at or below 80% of the area median and homes priced up to $594,550.
Do first-time buyers pay less transfer tax in Pike Creek?
Often, yes. A buyer who has never owned a home can take up to $2,000 off the State share and may also claim New Castle County’s own exemption, figured at 0.75% on up to $400,000 of the price and capped at $3,000. Each has its own affidavit, and your settlement attorney confirms the savings for your closing.
Who counts as a first-time buyer for Pike Creek programs?
It depends on the program, as of October 2026. DSHA’s Welcome Home and the County’s DPS Program look back three years: no home owned in that time. The State’s transfer tax reduction and the County’s transfer tax exemption are stricter and require that you have never held an interest in residential property. One buyer can pass the first test and not the second, so we check each one.
Can I get a USDA loan in Pike Creek?
No. Pike Creek is north and west of the Porter Road and Route 72 line in northern New Castle County, and nothing on that side is USDA-eligible. FHA with 3.5% down, conventional with 3% down for first-time buyers, or VA for eligible veterans are the usual low-down options.
Does a Pike Creek townhome need anything extra for a mortgage?
Mostly the association. The monthly fee counts in your payment when the lender figures what you qualify for, and the association’s documents may be requested. A condo goes further: the whole project has to meet the rules of the loan type you use, so confirm that before you make an offer.
What’s the median home price in Pike Creek, DE?
For the three months ending September 2026, Redfin put the 19808 median sale price at $394,884, down 1.3% from a year earlier, with homes selling in about 35 days. 19808 reaches beyond Pike Creek, and townhomes, condos and single-family homes price very differently, so compare recent sales of your home type.
FAQ: Pike Creek Delaware Mortgage Loans
What credit score do I need to buy a home in Pike Creek, DE?
It depends on the loan. HUD’s FHA floor is 580 for 3.5% down and 500 to 579 with 10% down. DSHA’s Welcome Home and Open Door start at 620 (640 for Diamond in the Rough), and DSHA borrowers at 659 or below take homebuyer education. New Castle County DPS sets no score of its own and follows your first mortgage. Conventional and VA scores come from the lender’s underwriting, and any lender can ask for more than the agency minimum. Rules as of October 2026.
Can I combine New Castle County DPS with DSHA assistance in Pike Creek?
Yes, when both programs’ rules allow it. A first-time buyer who fits the County’s household income limit and DSHA’s limits can pair DPS, up to $15,000 at 0% with three years deferred, with a DSHA assistance loan of 3% to 5% on a DSHA first mortgage, as of October 2026. Each has its own counseling, price and income tests. See the New Castle County DPS Program page for the County’s terms.
What’s the smallest down payment for a Pike Creek home?
Nothing with VA if you’re eligible, 3% on a first-time buyer conventional loan, and 3.5% with FHA. On a $395,000 home, near the recent 19808 median, FHA’s 3.5% is about $13,825. Eligible first-time buyers can cover part of that and their closing costs with County DPS and DSHA assistance, and FHA buyers over those income limits can look at NextKey, each subject to its own rules, as of October 2026.
Can I buy a Pike Creek condo with an FHA loan?
Only if the condo project meets FHA’s rules, which usually means it appears on FHA’s approved project list or the unit qualifies for a single-unit approval. Conventional loans run their own project review, so a building can work for one loan type and not the other. Check the status before you make an offer, and expect the association’s budget and insurance to be part of the file.
How do HOA or condo fees affect what I can afford in Pike Creek?
The lender adds the monthly association fee to your housing payment when it measures debt-to-income, so a higher fee lowers the price you qualify for, much as a car payment would. Ask the listing agent for the current fee and any planned special assessment before you offer, and we’ll run your numbers with it included.
Can I get a mortgage in Pike Creek after bankruptcy?
Usually, after a waiting period. Once a Chapter 7 is discharged, FHA and VA usually want two years of re-established credit, and conventional loans want four. DSHA and County DPS sit on top of a first mortgage and follow its timing, and a lender can be stricter. Chapter 13 works differently; see Delaware mortgage after bankruptcy, then a soft-pull review shows where you stand today.
Can family gift money go toward a Pike Creek down payment?
Yes. FHA, VA and conventional loans accept gifts from eligible donors with a signed gift letter and a paper trail showing the money moving from the donor to you. County DPS still requires at least $500 of your own funds. The documentation rules are on our gift funds and gift of equity page.
I’m self-employed or paid on 1099. Can I buy in Pike Creek?
Yes. With two years of tax returns, a conventional or FHA loan usually works. If your returns show less income than you actually earn after write-offs, a bank statement loan qualifies you on deposits, and the 1099 mortgage loan program uses your 1099 income. Those options carry different terms, so we compare them side by side.
What if the Pike Creek home costs more than the FHA or conforming limit?
Above $630,200, the 2026 New Castle County FHA limit for one unit, a conventional loan is the usual route, and above the $832,750 conforming limit a jumbo loan takes over, as of October 2026. Eligible veterans with full entitlement can use VA above both limits. DSHA stops at a $659,385 price and County DPS at $594,550.
How fast can I get pre-approved and close on a Pike Creek home?
Pre-approval starts with a soft credit pull, and a licensed loan officer reviews your documents within 24 hours of receiving them. Once your file is complete, underwriting typically takes 24 to 48 hours, and a clean file with a cooperating appraisal often closes in 21 days or less. County DPS and DSHA add their own steps, such as counseling, so start those early.
About Your Pike Creek Mortgage Lender, John Thomas
John R. Thomas is Branch Manager and Division Vice President with the John Thomas Team in Newark, Delaware, and has helped Delaware families buy homes for more than 20 years. He lives in Newark, graduated from Glasgow High School, and taught physics and physical science at Delcastle High School for more than ten years before mortgage lending became his full-time career. He also owned and ran a local SERVPRO franchise. For a Pike Creek buyer, John starts with two questions, whether the household fits the County’s DPS limits and what the association fee adds to the payment, because those shape the loan before rates do.
John holds a BS in Physics Education from the University of Delaware and an MS in Curriculum and Instruction from Delaware State University, and he earned the Certified Mortgage Planner designation in 2008. He is the author of Your Guide to Buying Your First Home in Delaware (see our Delaware first-time home buyer guide) and teaches the team’s first-time buyer seminars. State licensing: Look up John R. Thomas, NMLS #38783, on NMLS Consumer Access. Read more on his loan officer bio page or meet the John Thomas Team.
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John Thomas Team with AnnieMac Home Mortgage
248 E Chestnut Hill Rd, Newark, DE 19713 | 302-703-0727 | team@johnthomasteam.com
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- Within 4 business hours you’ll hear from us by phone, text and email, and we keep following up for 14 days (the 4-14-24 standard).
- Once your documents arrive, a licensed loan officer reviews them for pre-approval within 24 hours.
- With a Platinum Pre-Approval, an underwriter reviews the full file before you make an offer; the appraisal and final approval remain.
- A single Loan Concierge handles your file from contract to closing and sends a Tuesday status email to everyone involved.
- New calls are answered Saturday and Sunday from 9 AM to 4 PM, for buyers writing offers on the weekend.
We start with a soft credit pull, so there’s no hit to your score. Then we check whether you fit New Castle County DPS and DSHA, show which loans and assistance you may qualify for, depending on your credit, income and the property, and walk you through your cash to close before you make an offer.
Last Updated: October 2026 · John Thomas Team with AnnieMac Home Mortgage · Mortgage content reviewed by John R. Thomas, NMLS #38783.
John R. Thomas, NMLS #38783 | John Thomas Team with AnnieMac Home Mortgage | AnnieMac Home Mortgage NMLS #338923 | 248 E Chestnut Hill Rd, Newark, DE 19713 | 302-703-0727 | delawaremortgageloans.net
AnnieMac Home Mortgage is an Equal Housing Lender. State licensing: Look up John R. Thomas, NMLS #38783, on NMLS Consumer Access.
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