Listen
We begin with your full picture: priorities, property, income, timing and plans.
Mortgage advice for the move—and the life around it
Move Confidently.
Your mortgage should support more than a closing date. We help you make a clear, well-structured decision around your home, cash flow and long-term goals.
01Advice before products
02Options with context
03Clear communication
04Strategy beyond closing
A more thoughtful mortgage experience
Financing built around your next move.
TSG Home Loans combines personal advisory service with the lender access and platform of Edge Home Finance, LLC.
That means your goals come first. We compare available structures, explain the tradeoffs in plain language and help you choose a path that fits your timeline—not simply the first loan that appears to work.
Structure
We evaluate loan paths and build a strategy around the outcome you want.
Guide
We coordinate the details and keep you informed from preparation to closing.
Mortgage solutions
One conversation. A wider field of options.
Every loan is subject to qualification, program availability and lender guidelines. We help you understand which paths deserve a closer look.
Buy a home
Purchase financing
Conventional, FHA, VA, USDA, jumbo and down-payment-assistance strategies for first homes, next homes and relocations.
Build or improve
Construction & renovation
Financing approaches for new construction, one-time close projects, renovations and homes with untapped potential.
Use your equity
Home equity & refinance
HELOC, home-equity loan, cash-out refinance and eligible reverse-mortgage options for qualified homeowners.
Invest strategically
Investor financing
DSCR and other investment-property solutions designed around rental strategy, portfolio goals and property cash flow.
Income, differently
Self-employed & Non-QM
Bank-statement, asset-based and other alternative-documentation programs for complex income profiles.
Move with intention
Mobility & relocation
Coordinated guidance for professionals, families and employers navigating a move across markets.
Planning tools
Put the move into numbers.
Choose the question you want to explore. Each tool opens in its own focused workspace, with assumptions kept visible and editable.
Select a tool above to begin.
01
Mortgage payment calculator
Estimate the full monthly picture.
Model principal and interest alongside property taxes, homeowners insurance, HOA dues and estimated mortgage insurance.
Estimated monthly payment
$0/ month
- Principal & interest
- $0
- Property taxes
- $0
- Homeowners insurance
- $0
- HOA dues
- $0
- Estimated mortgage insurance
- $0
$0 loan amount
Program assumptions will appear here.
Important estimate notice
This calculator is for educational planning only. It is not an advertisement of credit terms, a rate quote, Loan Estimate, prequalification, preapproval or commitment to lend. The interest rate is entered by you and does not include APR or all closing costs. Taxes, insurance, HOA dues, mortgage insurance, loan-level pricing, funding fees and other costs vary by property, borrower, loan program and lender. FHA results exclude upfront mortgage insurance; VA results exclude any funding fee. Contact Marc Sears for a personalized analysis.
02
Relocation cost-of-living calculator
What will your move to Charlotte really cost?
Compare your current cost of living with a specific Charlotte-area home, see an estimated monthly payment and explore how location, financing and relocation benefits may affect the move.
Charlotte-area planning view
Your comparison will appear here.
Choose a Charlotte-area neighborhood or enter a target price, then add your current metro and income for the full cost-of-living comparison.
Personalized relocation review
Get these numbers on your actual compensation.
Bonus income, equity compensation, departure dates and relocation benefits do not always fit neatly into a standard mortgage calculation. Send your details to Marc for a personalized review.
Planning assumptions—not financial or tax advice
Figures are estimates only—not a loan commitment, preapproval, rate quote or offer to lend. Cost-of-living indices, neighborhood prices, property-tax rates, homeowners-insurance assumptions and mortgage-insurance estimates are illustrative placeholders and are not connected to licensed or real-time C2ER, BLS, BEA, MLS, assessor, insurance or interest-rate data. Results exclude closing costs, most upfront loan fees and the complete tax impact of a move. Verify current information and consult qualified mortgage, tax, insurance, real estate and relocation professionals before acting.
03
Down payment assistance equity analyzer
See the equity impact before you choose.
Model grants, deferred seconds and forgivable assistance across different holding periods, then ask the True Equity Coach to interpret the scenario.
Open True Equity™ in a full pageThe path forward
Clarity at every decision point.
- 01
Discovery
We define the move, the priorities and the constraints before discussing products.
- 02
Strategy
You receive a clear view of viable options, estimated costs and meaningful tradeoffs.
- 03
Preparation
We organize the documentation and coordinate with your real estate and advisory team.
- 04
Execution
We manage the financing process and communicate proactively through closing.
Marc C. SearsMortgage & Mobility Advisor
Your strategic guide
Experience that sees the whole move.
Marc Sears brings a rare combination of mortgage, real estate, relocation and strategic-sales experience to every client conversation.
A former executive with a global luxury manufacturer and Morehouse College alumnus, Marc understands that a move affects far more than an address. His advisory approach connects financing decisions to lifestyle, mobility, family priorities and long-term wealth goals.
Today, Marc serves homebuyers, homeowners, real estate professionals, investors and relocating executives through TSG Home Loans, powered by Edge Home Finance, LLC.
Mortgage AdvisorMobility AdvisorRealtor®NMLS #2377380
Connect with Marc
A connected real estate experience
When the property and the financing need to move together.
TSG Home Loans works alongside The Sears Group, LLC to give clients access to experienced real estate guidance. The businesses are separate, but the client experience can be coordinated—creating clearer communication from property search and relocation through financing and closing.
Visit The Sears GroupExplore the resource hub
Tools and perspective for the entire journey.
01
Prepare
Edge Loan Advisor
Build financial readiness, organize your homebuying plan and stay connected with Marc. →
02TSGHL Knowledge Center
Free Mortgage & Homebuying Guides
Download practical resources for first-time buyers, Veterans, relocating families, homeowners, investors and Realtors. →
03Stay informed
Mortgage & Mobility Insights
Timely perspective on financing, relocation, ownership and wealth-building through property. →
04Serve
Heroes Live Here
Profession-aware mortgage guidance for military, first responders, medical, manufacturing and education professionals. →
Your next move starts with a conversation