I don't leave people behind at the closing table.
VA, FHA, USDA, and conventional loans for buyers across the Tri-Cities. I'll tell you exactly what you can afford, what it costs, and how soon you can buy — before you commit to anything.
Every major loan program, clearly explained.
Most buyers don't know what they qualify for until someone sits down and shows them. That conversation happens before we do anything else — and it costs nothing.
VA Loans
Zero down payment for veterans and active-duty military. One of the best loan programs available, and one of the most underused. As a Marine Corps veteran, I know this program inside and out — and I make sure every eligible buyer uses it.
Conventional Loans
The most common loan for buyers with solid credit and stable income. Flexible terms, competitive rates, and no mortgage insurance with 20% down. The workhorse of the Tri-Cities market.
FHA Loans
Lower down payment requirements and flexible credit guidelines. A strong option for first-time buyers or anyone building their financial footing. More of the Tri-Cities buys with FHA than most people realize.
USDA Loans
Zero down payment for buyers in eligible areas — which covers a large portion of the Tri-Cities region. Communities like Elizabethton, Limestone, Jonesborough, and Mosheim are frequently USDA-eligible. Most buyers don't know this option exists.
Refinancing
Lower your payment, shorten your term, or access equity. I'll run the numbers and tell you honestly whether it makes sense for your situation — even if the answer is not yet.
Get a ballpark before you call.
Plug in some numbers to see what a payment might look like. Then call me — I'll give you the real figure based on your actual situation.
Illustration only. Rate, taxes, insurance, and eligibility vary by situation. Contact Sam Timlick for actual numbers based on your file. NMLS# 2776469. Equal Housing Lender.
Johnson City's mortgage loan officer who stays in it with you.
I'm Sam Timlick — a mortgage loan officer in Johnson City, TN and a Marine Corps veteran. I've been helping buyers across the Tri-Cities navigate VA, FHA, USDA, and conventional loans for years, and I moved here because I wanted to plant roots in this community, not just do business in it.
I'm not here for one transaction. My job is to help you make smart moves with your home over the long haul — whether that's your first purchase, a refinance when the timing is right, or an investment property down the road. I'm still there long after closing day, answering questions about homeownership, equity, what to fix first, and what your options are. Most of my clients hear from me regularly. That's the point.
I work with all major loan programs. The Tri-Cities median home price was $288,000 in early 2026 — and with USDA-eligible territory covering much of the surrounding counties, more buyers have zero-down options than they realize. I make sure they know before it's too late to use them.
Real buyers. Real closings. Real results.
From Johnson City to Elizabethton, Kingsport to Mosheim — here's what Tri-Cities buyers say about working with Sam Timlick.
"Working with Samuel Timlick at Top Flite made my first time buying a home so easy! He answered every question I had and helped walk me through the process!"
"Sam was great! He was very responsive throughout the process and made sure everything closed on time."
"I had a great experience working with Sam Timlick throughout the loan process. He was professional, responsive, took the time to explain every step clearly, which made the entire process much less stressful. I would definitely recommend him to anyone looking for a reliable mortgage lender."
"I had the pleasure of working with Sam Timlick on a recent closing, and I can confidently say he is an outstanding Mortgage Loan Officer. Sam was incredibly responsive, professional, and truly dedicated to making the process as smooth as possible for everyone involved. He consistently went above and beyond — not only addressing my needs as the agent but also taking exceptional care of my clients. Communication was always prompt, clear, and proactive. In this business, having a reliable and attentive lender can make or break a deal, and Sam proved to be an invaluable partner."
"Sam Timlick is my go-to for loan help for my clients. He is very knowledgeable. He meets with clients and teaches them all about loans and what to do to be prepared to get a loan. He responds quickly to my messages and helps clients promptly. If you need a mortgage loan, Sam Timlick is the guy to call! He is kind and great at what he does!"
What happens after you call.
No obligation. No pressure. Just clarity on where you stand and what your options are.
We talk — 15 to 20 minutes.
Tell me where you are: buying timeline, rough income, any credit concerns, what type of home you're thinking about. I ask the questions that matter.
I run your numbers and show you the full picture.
What you can afford. What the monthly payment looks like. What programs you may qualify for. What it actually costs to close — to the dollar.
You get a Loan Estimate — in writing.
Not a verbal quote. A federal disclosure that commits me to those numbers. That's when you know the offer is real.
We close — on time, without surprises.
I communicate throughout the process so you and your agent always know where things stand. And I'm there long after closing day for anything that comes up.
Pick a time that works for you.
30 minutes. No cost. I'll tell you exactly where you stand and what your options look like — before you commit to anything.
Talk to Sam Timlick
Mortgage Loan Officer · Johnson City, TN
NMLS# 2776469
Questions I hear from buyers every week.
These are the real questions — the ones people ask before they're ready to talk numbers.
Serving buyers across Tennessee and Virginia.
Sam Timlick is licensed in Tennessee and Virginia and works with buyers across the entire state — with a focused presence in the Tri-Cities region and surrounding East Tennessee communities.
Ready to find out what you actually qualify for?
No obligation. One conversation. I'll tell you exactly where you stand and what your options are — before you commit to anything.
The best clients I've ever worked with came from someone saying, "you should call Sam." If you know someone buying a home — first home or fifth — I'd be honored if you passed my name along. I'll treat them like family.