

Wisconsin, California, Colorado, Florida, Illinois, Michigan, Minnesota, North Carolina, Tennessee and Texas
Wisconsin, California, Colorado, Florida, Illinois, Michigan, Minnesota, North Carolina, Tennessee and Texas
Wisconsin, California, Colorado, Florida, Illinois, Michigan, Minnesota, North Carolina, Tennessee and Texas
Tom Hotter
Tom Hotter
Tom Hotter
Senior Loan Officer / NMLS# 1840776
A mortgage has a lot of moving parts. I make sure my clients understand every one, because understanding is what turns a nervous buyer into a confident one.
A mortgage has a lot of moving parts. I make sure my clients understand every one, because understanding is what turns a nervous buyer into a confident one.
A mortgage has a lot of moving parts. I make sure my clients understand every one, because understanding is what turns a nervous buyer into a confident one.
A Senior Loan Officer licensed across ten states, Tom guides first-time buyers, seasoned property owners transitioning or “down-sizing” and refinancing clients through every step of the mortgage, explaining the details until the process feels simple.
A Senior Loan Officer licensed across ten states, Tom guides first-time buyers, seasoned property owners transitioning or “down-sizing” and refinancing clients through every step of the mortgage, explaining the details until the process feels simple.
A Senior Loan Officer licensed across ten states, Tom guides first-time buyers, seasoned property owners transitioning or “down-sizing” and refinancing clients through every step of the mortgage, explaining the details until the process feels simple.
Tom Hotter
Sr. Loan Officer NMLS 1840776
Sr. Loan Officer, NMLS 1840776
Sr. Loan Officer NMLS 1840776
(608) 720-9310
Download my mobile app
Apply with Tom, on any device, at any hour.
Starting your mortgage application doesn't mean sitting down with a stack of paperwork. Upload documents, track your loan status, and stay in direct contact with Tom and his team from your desktop, laptop, or phone… whenever it fits your life.
If you prefer to work in a web browser…
Meet Tom
Meet Tom
Tom came to mortgage lending from somewhere else entirely. He grew up in Stoughton, graduated from UW-Madison, and built a career in medical sales before an old passion pulled him back. Real estate had always been in his blood, and he and his wife Amy have restored several historic homes around Madison themselves. Tom knows a house from the studs out, not just the loan that pays for it, and that instinct brought him to Thompson Kane.
It shows in how he works. His clients, many of them first-time buyers, tend to describe the same loan officer: one who explains every detail, answers the same question as many times as it takes, and picks up the phone on nights and weekends. More than one has called him the most knowledgeable loan officer they've ever worked with.
Tom has stayed close to home in more ways than one. He coaches his son's middle school basketball team, supports the Camp Randall Rowing Club where his daughter rows varsity, and spends his free time golfing, playing tennis with his family, and cheering on the Badgers.
What Tom's Clients Say
What Tom's Clients Say


5.0 average on Google & Zillow
5.0 average on Google & Zillow
5.0 average on Google & Zillow

"We were first-time home buyers and, as young people in a competitive market, Tom explained everything, answered every question honestly, and checked in every step of the way. We feel supported by Thompson Kane for the life of our loan, not just during the purchase."
"We were first-time home buyers and, as young people in a competitive market, Tom explained everything, answered every question honestly, and checked in every step of the way. We feel supported by Thompson Kane for the life of our loan, not just during the purchase."
"We were first-time home buyers and, as young people in a competitive market, Tom explained everything, answered every question honestly, and checked in every step of the way. We feel supported by Thompson Kane for the life of our loan, not just during the purchase."
Reviews are published as written. Individual experiences; results vary. All loans subject to credit approval. Not a guarantee of approval, rate, or closing timeline.
Reviews are published as written. Individual experiences; results vary. All loans subject to credit approval. Not a guarantee of approval, rate, or closing timeline.
Reviews are published as written. Individual experiences; results vary. All loans subject to credit approval. Not a guarantee of approval, rate, or closing timeline.
Google Verified
Morgan L. | Waupun, WI
Morgan L. | Waupun, WI
Tom is truly the most knowledgeable loan officer I have ever met. He answered any and all questions with ease. He is totally in a class by himself, and I'm so glad I had the privilege of working with him.

Barbara H.
Madison, WI
Home Equity Loan
Tom is calm, clever, responsive and kind. He even came to the closing bearing gifts. He's the best. I'd work with him again in a heartbeat, and his staff is great too.

Marlisa
Madison, WI
Conventional Loan
Tom was readily available to answer my email and phone questions. He responded quickly, (even nights and weekends!) was always upbeat and helpful, and I felt he was genuinely interested in helping me with my refinance. I found Thompson Kane to be very competitive with fees and interest rates, and organized in arranging for the closing. I enthusiastically recommend Tom and Thompson Kane.

Carolyn B.
Cambridge, WI
Refinance
Our refi with multiple properties has never been easier. Great communication, and I'd definitely use Tom again.

Eric W.
Oconomowoc, WI
First-Time Buyer
We had a great experience with the team at Thompson Kane and especially John. Our case was little special as we are self employed. the process was smooth and we closed on time.

Lise B.
Lake Geneva, WI
Self-Employed
I had a great experience refinancing my mortgage with Thompson Kane. Tom Hotter and his team made the process seamless. All the timelines and document requirements were laid out clearly and we were able to get everything done electronically. I would definitely recommend Thompson Kane to anyone with any Mortgage Loan needs.

Karam N.
Madison, WI
Repeat Borrower
Tom Hotter and his team were magnificent. They kept me informed about everything in the entire process! I had some missing court documents and the team went above and beyond to get these for me so I could close on time. I would highly recommend this firm! I am very pleased!

Betsy F.
Madison, WI
FHA Conventional Loan
We financed our home last year with Thompson Kane and it was a great experience. Our loan officer, Tom Hotter, was easy to work with, professional, and always quick to answer the millions of questions we had as first time home buyers. Being careful, we got a second opinion and found that Thompson Kane offered the most competitive rates and lowest closing rates. If we ever need to refi or purchase another home, we will be coming back.

Nicole B.
Petaluma, CA
First-time Homebuyers
Tom is truly the most knowledgeable loan officer I have ever met. He answered any and all questions with ease. He is totally in a class by himself, and I'm so glad I had the privilege of working with him.

Barbara H.
Madison, WI
Home Equity Loan
Tom is calm, clever, responsive and kind. He even came to the closing bearing gifts. He's the best. I'd work with him again in a heartbeat, and his staff is great too.

Marlisa
Madison, WI
Conventional Loan
Tom was readily available to answer my email and phone questions. He responded quickly, (even nights and weekends!) was always upbeat and helpful, and I felt he was genuinely interested in helping me with my refinance. I found Thompson Kane to be very competitive with fees and interest rates, and organized in arranging for the closing. I enthusiastically recommend Tom and Thompson Kane.

Carolyn B.
Cambridge, WI
Refinance
Our refi with multiple properties has never been easier. Great communication, and I'd definitely use Tom again.

Eric W.
Oconomowoc, WI
First-Time Buyer
We had a great experience with the team at Thompson Kane and especially John. Our case was little special as we are self employed. the process was smooth and we closed on time.

Lise B.
Lake Geneva, WI
Self-Employed
I had a great experience refinancing my mortgage with Thompson Kane. Tom Hotter and his team made the process seamless. All the timelines and document requirements were laid out clearly and we were able to get everything done electronically. I would definitely recommend Thompson Kane to anyone with any Mortgage Loan needs.

Karam N.
Madison, WI
Repeat Borrower
Tom Hotter and his team were magnificent. They kept me informed about everything in the entire process! I had some missing court documents and the team went above and beyond to get these for me so I could close on time. I would highly recommend this firm! I am very pleased!

Betsy F.
Madison, WI
FHA Conventional Loan
We financed our home last year with Thompson Kane and it was a great experience. Our loan officer, Tom Hotter, was easy to work with, professional, and always quick to answer the millions of questions we had as first time home buyers. Being careful, we got a second opinion and found that Thompson Kane offered the most competitive rates and lowest closing rates. If we ever need to refi or purchase another home, we will be coming back.

Nicole B.
Petaluma, CA
First-time Homebuyers

Your Mortgage Process, Step-by-Step
Step 1. Get Pre-Approved
Before you fall in love with a house, find out what you can actually afford. Pre-approval means a loan officer reviews your income, assets, and credit to calculate how much you qualify to borrow. You'll leave with a letter that shows sellers you're qualified and ready to close. In a market with multiple offers, that letter often decides which bids get taken seriously.

Your Mortgage Process, Step-by-Step
Step 2. Find Your Agent
A good buyer's agent knows the local market, and the best ones hear about listings before they go public. They negotiate on your side of the table, which matters more than most buyers expect. How agents are paid changed in 2024 and is now worked out deal by deal, so ask about the fee arrangement up front. Bring your pre-approval to your first meeting.

Your Mortgage Process, Step-by-Step
Step 3. Find Your Home
With a pre-approval in hand and an agent on your side, you're ready to shop seriously. Your agent sets up searches and tours and helps you weigh each property against your budget. When the right one appears, you're in a position to make an offer the same day.

Your Mortgage Process, Step-by-Step
Step 4. Submit Documents
Once you're under contract, your loan officer will request a specific set of financial documents, including W-2s, tax returns, bank statements, and pay stubs. This is the raw material the lender needs to build your loan file. Our mobile app makes it easy to upload everything securely from your phone.

Your Mortgage Process, Step-by-Step
Step 5. Loan Underwriting
Underwriting is the part that happens behind the scenes, and that's by design. An underwriter reviews your complete loan file: your income, your credit profile, and the property's appraised value. They're answering one question: is this a sound investment? Most loans are approved conditionally, with small items to clarify or document. If questions come back, it's normal.

Your Mortgage Process, Step-by-Step
Step 6. The Closing Day
Closing day is when everything becomes official. You'll sign the final loan documents, pay any remaining closing costs, and receive the keys to your new home. Your loan officer will walk you through what to expect so there are no surprises. The whole appointment typically takes about an hour.

Your Mortgage Process, Step-by-Step
Step 7. The Keys Are Yours
You've done it. The loan is funded, the title is transferred, and the home is yours. Your loan officer stays reachable after closing, for first-payment questions, a refinance down the road, or a friend who needs a lender. Same person, same number.

Your Mortgage Process, Step-by-Step







Step 1. Get Pre-Approved
Before you fall in love with a house, find out what you can actually afford. Pre-approval means a loan officer reviews your income, assets, and credit to calculate how much you qualify to borrow. You'll leave with a letter that shows sellers you're qualified and ready to close. In a market with multiple offers, that letter often decides which bids get taken seriously.
Mortgage Calculators
Monthly Payment Estimator
Refinancing Calculator
Affordability Estimator
Closing Cost Estimator
How to use this calculator
This calculator provides a quick estimate to help you explore different home financing scenarios. Enter the values you know, such as home price, down payment, loan term, and estimated interest rate. Adjust the numbers to see how your monthly payment may change.
You can also include optional costs like property taxes, homeowners insurance, HOA dues, and additional monthly payments to get a more complete picture.
Use this tool to compare scenarios, not as a final quote.
Get a more accurate payment quote
Online calculators are helpful for planning, but small changes in interest rate, loan program, credit score, or property taxes can significantly impact your monthly payment.
We’re happy to provide a fast, personalized rate quote and help you compare loan options. There’s no obligation, and it only takes a few minutes to get clarity.
What's included in a mortgage payment
Your monthly mortgage payment may include:
- •Principal - The amount that reduces your loan balance
- •Interest - The cost of borrowing the money
- •Property Taxes - Often collected monthly and paid through escrow
- •Homeowners Insurance - Also typically escrowed
- •Private Mortgage Insurance (PMI) - Required for many loans with less than 20% down
- •HOA Fees - Home Owners Association, if applicable - HOA fees are typically required for condominiums
This calculator allows you to estimate all of these components so you can see your full projected monthly housing cost.
Need a more accurate payment estimate?
Get an accurate quote for your situation
Even small changes in interest rate can significantly impact your monthly payment and long-term cost.
Your actual rate depends on factors such as:
- •Credit score
- •Down payment
- •Loan type (Conventional, FHA, VA, etc.)
- •Loan term
- •Market conditions
If you're unsure what rate to use, we can quickly provide a realistic estimate based on your situation.
Ready to explore your options?

Disclaimer ~ How to Read the Results
The figures generated by this calculator are for informational and planning purposes only. They do not represent a loan offer, pre-approval, or commitment to lend, and should not be relied upon as a guarantee of any specific loan terms.
Your actual interest rate, monthly payment, closing costs, and total loan costs will depend on a number of individual factors, including your credit history, income, assets, debt obligations, property type and value, loan program, and current market conditions. Mortgage insurance, property taxes, and homeowners insurance, which vary by location and loan type, may also affect your monthly payment and are not reflected in all calculator outputs.
Thompson Kane & Company is a licensed direct mortgage banker. All loans are subject to credit approval and standard underwriting guidelines. Rates and program availability are subject to change without notice.
For a personalized, accurate mortgage quote based on your specific situation, connect with a Thompson Kane loan officer.
Frequently asked mortgage calculation questions
How accurate is this mortgage calculator?
Pretty accurate as a starting point, but it's still an estimate. The numbers shift based on your actual interest rate, credit score, loan program, and local tax rates, none of which a calculator can know for certain. Think of it as a planning tool, not a quote. When you're ready for a real number, a Thompson Kane loan officer can put together a personalized rate quote.
How much do I need for a down payment?
Less than you might think. While 20% down gets you the best rates and eliminates private mortgage insurance, many buyers put down far less. Conventional loans can go as low as 3%, and if you qualify for a VA loan, you may not need a down payment at all. The right amount depends on your savings and which loan program fits your situation.
Should I include HOA fees in my calculation?
If you're buying a condo, townhome, or a home in a planned community, yes. HOA fees are a real monthly cost and worth including so your estimate reflects what you'd actually pay each month. If you're buying a single-family home with no homeowners association, you can leave that field blank. Not sure whether a property has HOA fees? Your real estate agent or the listing details will have that information
What is PMI and when do I need it?
PMI, or private mortgage insurance, is typically required on conventional loans when your down payment is less than 20%. It protects the lender, but it's a cost you pay. The good news: once you've built enough equity in your home, you can usually request to have it removed. FHA loans have their own version of mortgage insurance, which works a bit differently and may last longer depending on your loan terms.
What's the difference between a 15-year and 30-year mortgage?
A 30-year mortgage spreads your payments out, keeping your monthly cost lower, but you'll pay significantly more in interest over time. A 15-year mortgage costs more each month but builds equity faster and saves a lot in interest over the life of the loan. Neither is the right answer for everyone. It comes down to your budget and how long you plan to keep the home.
What loan type is right for me?
It depends on your situation. That's not a dodge; it's genuinely true. Conventional loans are a strong fit for buyers with solid credit and some savings. FHA loans offer more flexibility for first-time buyers or those with lower credit scores. VA loans are an outstanding option for eligible veterans and active-duty service members, often with no down payment required. A Thompson Kane loan officer can walk you through what you qualify for and what makes the most sense for your goals.
Mortgage Calculators
Monthly Payment Estimator
Refinancing Calculator
Affordability Estimator
Closing Cost Estimator
How to use this calculator
This calculator provides a quick estimate to help you explore different home financing scenarios. Enter the values you know, such as home price, down payment, loan term, and estimated interest rate. Adjust the numbers to see how your monthly payment may change.
You can also include optional costs like property taxes, homeowners insurance, HOA dues, and additional monthly payments to get a more complete picture.
Use this tool to compare scenarios, not as a final quote.
Get a more accurate payment quote
Online calculators are helpful for planning, but small changes in interest rate, loan program, credit score, or property taxes can significantly impact your monthly payment.
We’re happy to provide a fast, personalized rate quote and help you compare loan options. There’s no obligation, and it only takes a few minutes to get clarity.
What's included in a mortgage payment
Your monthly mortgage payment may include:
- •Principal - The amount that reduces your loan balance
- •Interest - The cost of borrowing the money
- •Property Taxes - Often collected monthly and paid through escrow
- •Homeowners Insurance - Also typically escrowed
- •Private Mortgage Insurance (PMI) - Required for many loans with less than 20% down
- •HOA Fees - Home Owners Association, if applicable - HOA fees are typically required for condominiums
This calculator allows you to estimate all of these components so you can see your full projected monthly housing cost.
Need a more accurate payment estimate?
Get an accurate quote for your situation
Even small changes in interest rate can significantly impact your monthly payment and long-term cost.
Your actual rate depends on factors such as:
- •Credit score
- •Down payment
- •Loan type (Conventional, FHA, VA, etc.)
- •Loan term
- •Market conditions
If you're unsure what rate to use, we can quickly provide a realistic estimate based on your situation.
Ready to explore your options?

Disclaimer ~ How to Read the Results
The figures generated by this calculator are for informational and planning purposes only. They do not represent a loan offer, pre-approval, or commitment to lend, and should not be relied upon as a guarantee of any specific loan terms.
Your actual interest rate, monthly payment, closing costs, and total loan costs will depend on a number of individual factors, including your credit history, income, assets, debt obligations, property type and value, loan program, and current market conditions. Mortgage insurance, property taxes, and homeowners insurance, which vary by location and loan type, may also affect your monthly payment and are not reflected in all calculator outputs.
Thompson Kane & Company is a licensed direct mortgage banker. All loans are subject to credit approval and standard underwriting guidelines. Rates and program availability are subject to change without notice.
For a personalized, accurate mortgage quote based on your specific situation, connect with a Thompson Kane loan officer.
How accurate is this mortgage calculator?
Pretty accurate as a starting point, but it's still an estimate. The numbers shift based on your actual interest rate, credit score, loan program, and local tax rates, none of which a calculator can know for certain. Think of it as a planning tool, not a quote. When you're ready for a real number, a Thompson Kane loan officer can put together a personalized rate quote.
How much do I need for a down payment?
Less than you might think. While 20% down gets you the best rates and eliminates private mortgage insurance, many buyers put down far less. Conventional loans can go as low as 3%, and if you qualify for a VA loan, you may not need a down payment at all. The right amount depends on your savings and which loan program fits your situation.
Should I include HOA fees in my calculation?
If you're buying a condo, townhome, or a home in a planned community, yes. HOA fees are a real monthly cost and worth including so your estimate reflects what you'd actually pay each month. If you're buying a single-family home with no homeowners association, you can leave that field blank. Not sure whether a property has HOA fees? Your real estate agent or the listing details will have that information.
What is PMI and when do I need it?
PMI, or private mortgage insurance, is typically required on conventional loans when your down payment is less than 20%. It protects the lender, but it's a cost you pay. The good news: once you've built enough equity in your home, you can usually request to have it removed. FHA loans have their own version of mortgage insurance, which works a bit differently and may last longer depending on your loan terms.
What's the difference between a 15 and 30-year mortgage?
A 30-year mortgage spreads your payments out, keeping your monthly cost lower, but you'll pay significantly more in interest over time. A 15-year mortgage costs more each month but builds equity faster and saves a lot in interest over the life of the loan. Neither is the right answer for everyone. It comes down to your budget and how long you plan to keep the home.
What loan type is right for me?
It depends on your situation. That's not a dodge; it's genuinely true. Conventional loans are a strong fit for buyers with solid credit and some savings. FHA loans offer more flexibility for first-time buyers or those with lower credit scores. VA loans are an outstanding option for eligible veterans and active-duty service members, often with no down payment required. A Thompson Kane loan officer can walk you through what you qualify for and what makes the most sense for your goals.
Frequently asked questions
Down Payment Assistance
Your down payment may be smaller than you think.
Most buyers assume they need 20% saved before they can even start. The reality: there are hundreds of assistance programs across the country, including grants, second mortgages, and employer benefits, that most buyers never know to ask about.

CONVENTIONAL LOAN PROGRAM
Fannie Mae HomeReady
®
As little as 3% down, with up to $2,500 in help.
HomeReady® is Fannie Mae's flagship affordable mortgage program, built for creditworthy buyers who don't have a large down payment saved. Qualifying buyers at certain income levels may receive a $2,500 credit applied directly toward their down payment or closing costs.
DOWN PAYMENT & CLOSING COST ASSISTANCE
Community Seconds
®
Stack a second source of funding on top of your mortgage.
Community Seconds® pairs a conventional first mortgage with assistance from an approved source: state housing agencies, nonprofits, employers, even local governments. Combined financing can reach up to 105% of the home's value.
HOUSING FINANCE AGENCY PROGRAMS
State & Local HFA Programs
Your state may already have money waiting for you.
Every state has a Housing Finance Agency, and most run active programs offering grants, forgivable loans, or reduced-rate mortgages for qualifying buyers. Eligibility rules vary; income, purchase price, and location all factor in.
GRANTS & SPECIAL PROGRAMS
Grants & Employer Assistance
You might already qualify and not know it.
Grants from nonprofits, assistance tied to specific professions, and employer-sponsored homebuyer benefits are all eligible sources under Fannie Mae guidelines. These programs rarely advertise themselves. A loan officer who knows where to look can find options most buyers never discover.
Down Payment Assistance
Your down payment may be smaller than you think.
Most buyers assume they need 20% saved before they can even start. The reality: there are hundreds of assistance programs across the country, including grants, second mortgages, and employer benefits, that most buyers never know to ask about.

CONVENTIONAL LOAN PROGRAM
Fannie Mae HomeReady
®
As little as 3% down, with up to $2,500 in help.
HomeReady® is Fannie Mae's flagship affordable mortgage program, built for creditworthy buyers who don't have a large down payment saved. Qualifying buyers at certain income levels may receive a $2,500 credit applied directly toward their down payment or closing costs.
DOWN PAYMENT & CLOSING COST ASSISTANCE
Community Seconds
®
Stack a second source of funding on top of your mortgage.
Community Seconds® pairs a conventional first mortgage with assistance from an approved source: state housing agencies, nonprofits, employers, even local governments. Combined financing can reach up to 105% of the home's value.
HOUSING FINANCE AGENCY PROGRAMS
State & Local HFA Programs
Your state may already have money waiting for you.
Every state has a Housing Finance Agency, and most run active programs offering grants, forgivable loans, or reduced-rate mortgages for qualifying buyers. Eligibility rules vary; income, purchase price, and location all factor in.
GRANTS & SPECIAL PROGRAMS
Grants & Employer Assistance
You might already qualify and not know it.
Grants from nonprofits, assistance tied to specific professions, and employer-sponsored homebuyer benefits are all eligible sources under Fannie Mae guidelines. These programs rarely advertise themselves. A loan officer who knows where to look can find options most buyers never discover.
Down Payment Assistance
Your down payment may be smaller than you think.
Most buyers assume they need 20% saved before they can even start. The reality: there are hundreds of assistance programs across the country, including grants, second mortgages, and employer benefits, that most buyers never know to ask about.

CONVENTIONAL LOAN PROGRAM
Fannie Mae HomeReady
®
As little as 3% down, with up to $2,500 in help.
HomeReady® is Fannie Mae's flagship affordable mortgage program, built for creditworthy buyers who don't have a large down payment saved. Qualifying first-time buyers at certain income levels may receive a $2,500 credit applied directly toward their down payment or closing costs.
Learn more about HomeReady
®
→
DOWN PAYMENT & CLOSING COST ASSISTANCE
Community Seconds
®
Stack a second source of funding on top of your mortgage.
Community Seconds® pairs a conventional first mortgage with assistance from an approved source: state housing agencies, nonprofits, employers, even local governments. Combined financing can reach up to 105% of the home's value.
HOUSING FINANCE AGENCY PROGRAMS
State & Local HFA Programs
Your state may already have money waiting for you.
Every state has a Housing Finance Agency, and most run active programs offering grants, forgivable loans, or reduced-rate mortgages for qualifying buyers. Eligibility rules vary. Income, purchase price, and location all factor in.
GRANTS & SPECIAL PROGRAMS
Grants & Employer Assistance
You might already qualify and not know it.
Grants from nonprofits, assistance tied to specific professions, and employer-sponsored homebuyer benefits are all eligible sources under Fannie Mae guidelines. These programs rarely advertise themselves. A loan officer who knows where to look can find options most buyers never discover.
HOUSING FINANCE AGENCY PROGRAMS
State & Local HFA Programs
Your state may already have money waiting for you.
Every state has a Housing Finance Agency, and most run active programs offering grants, forgivable loans, or reduced-rate mortgages for qualifying buyers. Eligibility rules vary; income, purchase price, and location all factor in.
GRANTS & SPECIAL PROGRAMS
Grants & Employer Assistance
You might already qualify and not know it.
Grants from nonprofits, assistance tied to specific professions, and employer-sponsored homebuyer benefits are all eligible sources under Fannie Mae guidelines. These programs rarely advertise themselves. A loan officer who knows where to look can find options most buyers never discover.
Tom can help you find out which programs you qualify for.
Tom can help you find out which programs you qualify for.
Tom can help you find out which programs you qualify for.
Frequently Asked Questions
How is a Thompson Kane mortgage different from a bank or online lender?
At most lenders, your application enters a queue. At Thompson Kane, your file belongs to me and my team. You have my direct line, and I actually pick up. I work this market every day, so I know the local purchase timelines, the listing agents, and the quirks that can slow a close. That knowledge protects your closing date, because the person accountable for your file is the one running it.
How fast can you move when I find the right home?
Fast enough to make your offer credible. Before you're seriously shopping, I can get you a pre-approval based on reviewed credit, income, and assets, which carries far more weight with sellers than a quick pre-qualification letter. When you go under contract, we move immediately. Speed is a competitive advantage at the offer table, and I treat it like one.
Why are the rates I see online lower than what lenders quote me?
Advertised rates usually assume a borrower with a perfect credit profile, a 20% down payment, and a 30-year conventional loan on a primary residence. Your actual rate is priced to your specific loan scenario. What matters is the total cost of the loan over the time you'll actually hold it, and whether the lender you choose can close. I'll show you a full breakdown so you're comparing apples to apples.
What if my financial situation is complex, like self-employment or a recent job change?
That's exactly the kind of file I want. Straightforward W-2 purchases are easy. Complex scenarios are where deals get lost in underwriting, and where preparation wins them. If you're self-employed, we'll build your file around how underwriting actually evaluates your income. If you've changed jobs, there are often paths forward. Bring me the complicated situation before you assume the answer is no.
I'm a first-time buyer and I don't know where to start. Is that okay?
It's one of my favorite calls to get. I'll walk you through the entire process before we even look at numbers: what pre-approval means, how purchase offers work, what you'll need at closing, and what to watch for along the way. By the time you make an offer, you'll understand what you're agreeing to and why. No question is too basic.
Can you recommend a great real estate agent or title company?
If you already have an agent and an attorney you trust, use them. They work for you, and that choice is entirely yours. If you don't have those relationships yet, I work alongside agents and closing attorneys in this market every week, and I'm glad to make introductions. No obligation either way.
What does the pre-approval process actually involve?
A conversation and a few documents. We'll talk through your goals, pull your credit with your authorization, and review your income and assets. From there I'll give you a clear picture of what you're qualified for and what your monthly payment looks like across different down payment and loan term scenarios. Most people leave that conversation calmer than they started it. That's the point.
What happens if rates drop after I lock?
It depends on the loan program and the timing, and I'll be direct with you about your options before you lock. Some programs include float-down provisions. In other cases, the math on waiting isn't worth the risk. I'll give you my honest read on the rate environment and tell you what I'd do in your position. You're making a long-term decision, and you deserve a long-term perspective.
Ready to start your journey to home ownership?
©2026 Thompson Kane & Co., Inc. | NMLS# 898428
8040 Excelsior Dr, Suite 100, Madison, WI 53717
Ready to start your journey to home ownership?
©2026 Thompson Kane & Co., Inc. • NMLS# 898428
8040 EXCELSIOR DR, Suite 100, Madison, WI 53717
Ready to start your journey to home ownership?
©2026 Thompson Kane & Co., Inc
NMLS# 898428
8040 Excelsior Dr, Suite 100
Madison, WI 53717




