Sam Timlick is a mortgage loan officer in Johnson City, TN and a United States Marine Corps Veteran, serving home buyers and homeowners across the Tri-Cities region of East Tennessee and Southwest Virginia. He specializes in VA, FHA, USDA, and conventional loans, plus refinancing, and is known for clear, honest, plain-English guidance. He works at Top Flite Home Loans, is licensed in Tennessee and Virginia, and his NMLS number is 2776469. Reach him at 253-431-2630.
From the Marine Corps to the mortgage desk
I joined the Marine Corps at 19 and served five years at Twentynine Palms, CA — and I was proud to do it. That service mindset didn't go away when I got out — I just found a new place to apply it. Helping someone navigate the biggest financial decision of their life, making sure they understand exactly what they can afford, what it costs, and what their options are — to me, that's service too.
It's also why I take the VA loan so personally. I've used the VA home loan benefit myself, so I know firsthand what it's worth — and I see how often eligible Veterans leave it on the table or get talked into something more expensive. As a Marine handling your VA loan, I run the process like a mission: squared away, on time, no surprises.
There's one more piece of my background that shapes how I work: before I got into lending, I earned a computer science degree and worked as a software engineer. That analytical, problem-solving wiring is exactly what you want in the person structuring your loan — I dig into the details, stress-test the file, and catch the issues that derail closings before they happen, not after.
Local — and here for the long haul
I grew up in South Seattle, a long way from these mountains. After the Marine Corps, I moved to Tennessee in 2017, met my wife, and we've built our life here — three boys, with a fourth on the way, and no plans to leave. I'm proud to call Tennessee home: the history, the mountains, the outdoor recreation, the kindness of the people, the slower pace that lets you actually enjoy your neighbors. We're planting deep roots here so our kids grow up in a place that loves God and loves people — a rich, beautiful environment, and one I couldn't imagine raising my family anywhere else. I live here, I raise my family here, and I know this market because it's home.
What I help buyers with
I work with first-time and repeat buyers across every major loan program, and I'll always point you to the one that genuinely fits — not the one that's easiest for me:
- VA loans — zero down, no monthly mortgage insurance, for Veterans and active-duty military. My specialty.
- USDA loans — zero down for buyers in eligible areas, which covers much of the Tri-Cities.
- FHA loans — 3.5% down and flexible credit, great for first-time and credit-building buyers.
- Conventional loans — as little as 3% down, with removable mortgage insurance for strong-credit buyers.
- Refinancing — lower your rate, shorten your term, or access equity, when the numbers actually make sense.
- Down payment help — low- and zero-down paths, plus Tennessee assistance programs for buyers who qualify.
How I work
My promise is simple: I'll tell you exactly what you can afford, what it costs, and how soon you can buy — before you commit to anything. No pressure, no jargon, and no surprises at the closing table. You get a Loan Estimate in writing — a federal disclosure that commits me to the numbers — not a verbal quote. And if the smart move is to wait, I'll tell you that too. I'm not here for one transaction; I want to be the person you call for years, whether it's your first home, a refinance, or your next move. I'm also reachable directly — you call or text me at 253-431-2630, not a 1-800 call center.
Closing day
Some of my favorite moments on the job — celebrating with buyers and the local title and real estate partners who make closing day happen.
What Sam is known for
Three resources Sam has built and keeps current for the Tri-Cities market — not one-off blog posts, but ongoing references agents and buyers come back to:
Tri-Cities Housing Market Report
A monthly, data-driven read on prices, sales, and trends across the region — the numbers agents and buyers actually use.
See the latest report →Down Payment Assistance Guide
A plain-English breakdown of every down payment path available to Tennessee buyers, including THDA Great Choice.
See the guide →New Agent Survival Guide
A practical hub for new real estate agents building a referral-based business in the Tri-Cities.
See the hub →Credentials & licensing
Sam Timlick is a licensed Mortgage Loan Originator, NMLS# 2776469, licensed in Tennessee and Virginia, originating loans through Top Flite Home Loans (Top Flite Financial, Inc.). You can verify his license anytime on the NMLS Consumer Access registry. He serves buyers across the Tri-Cities — Johnson City, Kingsport, Bristol, Elizabethton, and Jonesborough — and throughout Tennessee and Virginia.
Want the weekly read? I break down the Tri-Cities market, rates, and home-buying questions in plain language in The Weekly Newsletter.