Sweet Water Home Lending · Powered by Coast2Coast Mortgage
Louisville mortgage broker. Straight answers, and your loan shopped across 200+ lenders instead of one bank's rate sheet.
I am Ryan Miles, born and raised here, originating mortgages since 2007. Whether your file is simple or genuinely complicated, my job is to explain what your options actually cost you and then handle the work.
Licensed in Kentucky · NMLS #112627 · No credit pull to get an answer
Licensed in Kentucky
How this works
You should not have to shop lenders yourself.
A bank can offer you what that bank sells. A broker puts your file in front of a network and reports back honestly — including when the answer is that you should wait, or that a program you had not heard of fits better than the one you asked about.
01
Tell me what you are working with
Your goals, your timing, your income, your credit — and anything about the situation that feels complicated. Most of what people are embarrassed to mention turns out to be routine.
02
I shop it across the lender network
Rate is one variable. Fees, mortgage insurance, program, and how long you actually plan to keep the house all move the real cost. I compare them and bring back the options that fit.
03
You pick, and I run it to closing
Once you choose, the process is mine to manage. You will hear from me when there is something to decide, and you will be able to reach me when there is not.
Loan programs
More ways to make the numbers work.
A wider lender network means more places to look when you want to keep cash in your pocket, when your income does not fit a standard box, or when somebody has already told you no.
Kentucky down payment assistance
The money for your down payment may already exist.
Kentucky Housing Corporation runs the state's down payment assistance, and it is the single most commonly missed piece of a Kentucky purchase. It pairs with an FHA loan in Kentucky, a conventional loan, and in the right areas a USDA loan in Kentucky — and it can cover most or all of what you would otherwise bring to the table.
Income and purchase-price limits apply, and they change by county. That is a five-minute check, and it is worth doing before you fall in love with a house.
Worth asking about if…
- You have steady income but not much saved
- You have not owned a home in the last three years
- You assumed you were excluded because you earn too much — the limits are higher than most people guess
- You are buying in Shelby, Bullitt, Oldham, Nelson or Hardin County, where the numbers often work particularly well
- Someone already told you to come back when you have 20% saved
Where I lend
Louisville, and the counties around it.
I am licensed in Kentucky and I work throughout the Louisville metro and the surrounding communities. If you prefer to meet in person rather than do all of this by phone, that is usually possible.
Kentucky only. If you are buying across the river in Indiana, tell me early and I will point you to someone licensed there rather than let it become a problem two weeks before closing.
About Ryan
Local roots, and a straightforward approach.
I grew up in Louisville and studied at the University of Louisville. I have been originating loans since 2007 — a stretch that includes the crash, the refinance booms, and every rate environment in between — and somewhere between 1,800 and 2,000 closed loans.
For most of that career I worked for large companies. Going independent means I can put a file wherever it actually belongs, which is the whole reason I did it. I own investment property, my own income is self-employed, and I have bought in this market myself — so a fair number of the situations people apologise for are ones I have been in.
Common questions
The things people ask first.
What are mortgage rates in Louisville right now?
There is no one rate to quote. What you are offered depends on your credit profile, down payment, property type, loan program and how the loan is structured — and two lenders can look identical while pricing very differently. As a broker, Ryan prices your actual scenario across his lender network rather than reading one bank's rate sheet. The useful answer takes a short conversation.
How much money do I need to buy a house in Kentucky?
Often less than people expect. Conventional loans start at 3% down, FHA at 3.5%, and both USDA and VA can be zero down for eligible buyers. Kentucky Housing Corporation also offers down payment assistance that can cover much of what is left. Plan for closing costs on top, though seller and lender credits frequently offset them.
What is KHC down payment assistance?
Kentucky Housing Corporation is the state housing finance agency, and its down payment assistance is a second loan that covers down payment and closing costs on an eligible first mortgage. Income and purchase-price limits apply and they vary by county. It is one of the most useful programs in the state and one of the most commonly missed.
Do I have to be a first-time buyer to use down payment assistance?
Not always. Several assistance programs define a first-time buyer as someone who has not owned a home in the last three years, and some Kentucky programs have no first-time requirement at all in targeted areas. It is worth asking before you assume you are excluded.
No credit pull · No obligation
Put your mortgage scenario in front of Ryan.
Send the shape of your situation and Ryan will tell you where you actually stand — including when the answer is that a different program, or a different month, serves you better. He reads these himself.
🔒 Nothing on this form touches your credit. No Social Security number, no pay stubs, no application — just enough for Ryan to give you a straight answer. Equal Housing Opportunity. Ryan Miles, NMLS #112627 · Coast 2 Coast Mortgage, LLC, NMLS #376205.