# Sam Timlick — Mortgage Loan Officer | Johnson City, TN

> Sam Timlick is a mortgage loan officer in Johnson City, Tennessee 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. NMLS# 2776469. Licensed in Tennessee and Virginia. Top Flite Home Loans (Top Flite Financial, Inc.). Equal Housing Lender. Phone/text: 253-431-2630. Email: stimlick@tfhomeloans.com.

Sam is known for clear, honest guidance: he tells buyers exactly what they can afford, what it costs, and how soon they can buy — before they commit to anything — and he stays available long after closing. As a Marine Corps veteran, he is a VA loan specialist, including for veterans connected to the Mountain Home VA Medical Center in Johnson City. The Tri-Cities median home price was about $288,000 in early 2026, and much of the surrounding area is USDA-eligible, giving more buyers zero-down options than they realize.

## Loan programs
- [VA Loans](https://samtimlick.com/va-loans/): Zero down, no monthly mortgage insurance for veterans and active-duty military.
- [FHA Loans](https://samtimlick.com/fha-loans/): Low 3.5% down and flexible credit; popular with first-time buyers.
- [USDA Loans](https://samtimlick.com/usda-loans/): Zero down for buyers in eligible East Tennessee areas.
- [Conventional Loans](https://samtimlick.com/conventional-loans/): As little as 3% down; mortgage insurance removable at 20% equity.
- [Refinancing](https://samtimlick.com/refinance/): Lower your rate, shorten your term, drop FHA mortgage insurance, or access equity.

## Service areas (Tri-Cities, TN/VA)
- [Johnson City, TN](https://samtimlick.com/johnson-city-tn-mortgage/)
- [Kingsport, TN](https://samtimlick.com/kingsport-tn-mortgage/)
- [Bristol, TN/VA](https://samtimlick.com/bristol-tn-mortgage/)
- [Elizabethton, TN](https://samtimlick.com/elizabethton-tn-mortgage/)
- [Jonesborough, TN](https://samtimlick.com/jonesborough-tn-mortgage/)
- Also serves: Limestone, Telford, Chuckey, Mosheim, Bluff City, Roan Mountain, Gray, Blountville, Morristown, and all of Tennessee and Virginia.

## Guides & tools
- [Start Here — which loan fits you](https://samtimlick.com/start-here/): A quick guide to the right program for your situation.
- [Moving to East Tennessee](https://samtimlick.com/moving-to-east-tennessee/): Relocation guide to the Tri-Cities — cost of living, recreation, schools.
- [Home-buying guides & resources](https://samtimlick.com/resources/)
- [First-Time Home Buyer Guide for Tennessee](https://samtimlick.com/resources/first-time-home-buyer-guide-tennessee/)
- [VA Loan Guide for Tri-Cities Veterans](https://samtimlick.com/resources/va-loan-guide-tri-cities-veterans/)
- [USDA Eligibility Checker](https://samtimlick.com/usda-eligibility/)
- [Down Payment Help in Tennessee](https://samtimlick.com/down-payment-assistance-tennessee/): Low- and zero-down options (VA, USDA, FHA, conventional) plus state down payment assistance (THDA).

## For real estate agents
- [Partner with Sam](https://samtimlick.com/for-agents/): A lender who closes on time, communicates proactively, and takes care of your clients.

## Contact
- Book a free 30-minute call: https://calendly.com/mortgage-marine/30min
- Phone/text: 253-431-2630
- Email: stimlick@tfhomeloans.com
- Weekly Newsletter: https://samtimlick.com/newsletter/
- NMLS verification: https://www.nmlsconsumeraccess.org/EntityDetails.aspx/INDIVIDUAL/2776469

## Notes
- NMLS# 2776469. This is not a commitment to lend. Loan approval is subject to credit, income, and property qualification. Program terms, rates, and eligibility vary and are subject to change. Equal Housing Lender.