Find Your Dream Home with Anna Belle Simms

Your Trusted Mortgage Partner!

Ready for Expert Guidance on Your Homeownership Journey? Anna Belle Simms offers personalized support and over 15 years of financial expertise to guide you every step of the way. Share your information below to schedule a complimentary consultation and explore your mortgage possibilities.

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ABOUT THE SIMMS TEAM

Whether you're a first-time homebuyer or a seasoned investor, Anna Belle Simms and her dedicated team will make your homeownership journey a positive and memorable one. Benefit from their collective expertise and genuine care as they guide you home, every step of the way.

Expert Guidance, Personalized Touch

She understands that every homebuyer is unique. Her "agape love" for people means you'll receive personalized attention and unwavering support, ensuring you feel confident and informed throughout the entire process.

Navigate the Mortgage Maze with Ease

Anna Belle's extensive experience in loan origination, rate management, and complex loan scenarios (including Renovation Loans like 203k and Homestyle) means she can find the perfect mortgage solution for your needs.

Experience You

Can Trust

With a proven track record at reputable firms like Caliber Home Loans, Homebridge Financial Services, and Residential Home Funding Corp., Anna Belle brings a wealth of knowledge and expertise to the table.

Another myth I hear all the time: “The rate is the most important part of the mortgage.”

Not exactly.

Your monthly payment is what truly matters. That’s what you live with every single month. Your payment includes your principal, interest, property taxes, and homeowners insurance. The rate is just one piece of that.

Rates change daily. Your home is long term.

We always say: date the rate, marry the home. Because your rate can be adjusted later with a refinance, but your goal is to get into the right home with a payment that makes sense for you.

Let’s focus on what really matters and get you where you want to be. Reach out and let’s talk.

Another myth I hear all the time: “If you’re self-employed, it’s harder to buy a home.”

That is simply not true.

Today, we have programs designed specifically for self-employed individuals. One of the most powerful tools we use is bank statement loans, where we can use your deposits as income and in some cases up to 90 percent of those deposits.

That means your business can work for you when it comes to qualifying for a home.

You do not have to fit into a traditional box to become a homeowner. You just need the right strategy and the right guidance.

If you’re self-employed and thinking about buying, let’s have a conversation. I will show you what is possible.

Another approval before lunchtime… and this one was submitted just a few hours ago.

Here’s the truth: speed doesn’t come from luck, it comes from how your file is structured from the very beginning. When your loan is clean, complete, and properly packaged, underwriters can move quickly. That’s what gets you from application to approval without the delays.

This is why who you work with matters. Experience matters. Strategy matters.

If you’re thinking about buying and want your process to be as smooth as possible, let’s talk. I’ll show you how we get it done.

Myth: rates are the most important part of the mortgage process.

Not true.

Yes, rates matter. But they are only one piece of the puzzle. I’ve seen too many buyers focus only on the rate and miss what really matters… your monthly payment, your overall financial comfort, and how the loan is structured for you.

Rates change every single day. What doesn’t change is the importance of making sure your payment works for your life. That includes your taxes, insurance, and principal and interest.

The goal is not just to get you a rate. The goal is to get you into a home with a payment you can live with comfortably and confidently.

If you’ve been waiting on the “perfect rate,” let’s have a conversation. You might be focusing on the wrong thing.

Another myth I hear all the time: “renting is cheaper than buying.”

Let’s talk about it. When you pay rent, where is that money going? Straight to your landlord. No tax benefits. No long term return. Nothing coming back to you. Meanwhile, that same payment is building wealth for someone else.

Now compare that to owning. Your mortgage can offer tax advantages, your payments are building equity, and you’re investing in something that’s yours. Stability. Ownership. Control.

And no, you don’t have to have it all figured out to start. You just need the right guidance and a plan.

If you’ve been sitting on the sidelines thinking renting is the smarter move, let’s have a real conversation. You might be closer to owning than you think.

How can an approval be done quickly?

It’s not luck. It’s preparation.

When your file is structured the right way from the start, everything moves smoother. Underwriters can do their job faster, decisions come quicker, and your path to homeownership becomes a lot less stressful.

This is why who you work with matters.

Not all files are created equal, and over time, underwriters recognize the difference. Strong, well prepared files get attention and get results.

If you’re thinking about buying a home and want the process done right the first time, let’s talk.

Another big myth I hear all the time: “I’m self-employed, so getting a mortgage is going to be difficult.” Not true.

In today’s market, we have options like bank statement loans where we can use your deposits to help qualify you. In many cases, we can use up to 90% of those deposits as income. That means being self-employed doesn’t have to hold you back from owning a home.

If you’ve been thinking about buying but weren’t sure where to start, let’s talk.

Myth Buster: You need excellent credit to buy a home.

Not true.

I’ve helped clients across a wide range of credit profiles become homeowners. The key is understanding your numbers and knowing what programs are available to you. Every situation is different, and there are options depending on your FICO score.

Don’t count yourself out before you even start. Let’s have a conversation about where you are and what your path to homeownership can look like.

Myth Buster: You do NOT need 20% down to buy a home.

I hear this all the time, and it’s one of the biggest things holding people back from even starting the process. The truth is, there are options. VA loans can offer 0% down, FHA can be as low as 1% in some cases, and there are even grant programs that can help with both your down payment and closing costs.

Don’t let outdated information stop you from becoming a homeowner. Let’s talk through your options and create a plan that actually works for you.

Think getting approved for a mortgage is complicated? Let’s simplify it.

It all comes down to three things I call the CIA of mortgages: credit, income, and assets.

We’re going to look at your credit and what’s on your report, your income and how it’s calculated, and your assets like savings, gifts, or even retirement accounts. These are the key pieces that determine how we get you approved and into your home.

You don’t need everything to be perfect. You just need to understand where you stand and have the right strategy.

If you’re thinking about buying, let’s start with your CIA and build a plan from there.

Let’s clear something up real quick… you do not need 20% down to buy a home.

This is one of the biggest myths I hear, and it’s the reason so many people stay stuck renting longer than they need to. The truth is, there are programs that allow you to buy with far less. In some cases, as little as 1% down, and for qualified buyers, even 0%.

What matters most is understanding what options are available for you and having a strategy that makes sense for your financial situation.

If you’ve been waiting because you thought you needed a big lump sum saved up, this is your sign to start the conversation now. There are grants, assistance programs, and solutions that could get you into a home sooner than you think.

Don’t let misinformation delay your goals. Let’s talk through your options and create a plan that works for you.

Part 2: Understanding property types.

Manufactured homes can be financed, but there are a few important steps that help establish the home as real property.

Things like an affixation certificate, title confirmation, and property verification all play a role in determining loan eligibility.

Every property type has its own guidelines, and understanding them early can make the process much smoother.

Mortgages as simple as A B Simms. 🏡

Our home might be doing more for you financially than you realize.

Tonight on Talk Thirty to Me, we’re diving into Refi & Chill and breaking down how refinancing and home equity can become powerful tools in your financial strategy.

Thinking about renovating?
Paying down high-interest debt?
Investing in another property?

We’ll talk through when refinancing makes sense, how equity works, and how homeowners can leverage it strategically without putting themselves in a risky position.

Join us tonight at 6:30 PM for Episode 5.
Register at the link in bio to receive the Zoom link.

Hope to see you there.

Part 2: Breaking down the numbers behind an FHA payment.

Buying a home is exciting. Understanding the payment behind it brings the real clarity.

Your mortgage is not just one number. It is made up of four parts we call PITI: principal, interest, taxes, and insurance. With FHA loans, mortgage insurance is part of the picture too.

Swipe to see how it all comes together in a real example.

When you understand the numbers, the process becomes a lot less intimidating.

Mortgages as simple as A B Simms. 🏡

Great evening connecting with fellow professionals at the BNI Manhattan Chapter 41 social.

Always grateful for opportunities to build relationships and grow together in business and community.

Everyone hears “FHA is 3.5% down” … but what does that actually look like in real numbers?

Let’s break it down.

If you’re buying a $400,000 home in the Hudson Valley, your down payment could be $14,000.

But that’s not the full story.

We also have to factor in closing costs, title, appraisal, homeowners insurance, taxes and how seller concessions can help reduce what you bring to the table.

Buying your first home does not have to feel confusing. When you understand the numbers, you make confident decisions.

Part 2 is where we break down what the monthly payment actually looks like.

Save this and send it to someone who thinks they need 20% down 👀

Not all properties are financed the same. And this matters.

There are 3 main types in residential lending Multifamily Condo or co op Manufactured

Multifamily is usually 2 to 4 units under one roof. Often FHA or conventional eligible.

Condo means you own the unit. Co op means you own shares, not the deed. Financing is different for both.

Manufactured homes require specialized financing and extra documentation. Not as straightforward as single family.

If you do not know which category your property falls into, that is where I come in.

Stay tuned for Part 2!

Part 2. Let’s talk about the monthly payment.

Using our $400K FHA example with
$8,000 yearly taxes
$1,500 yearly homeowners insurance
6.25% interest rate

Here’s what that payment really looks like.

Principal and Interest: $2,418.26
Taxes: $666.67
Homeowners Insurance: $125
Mortgage Insurance: $176.92

Total monthly payment: $3,386.84

This is what we call PITI plus mortgage insurance. Principal. Interest. Taxes. Insurance. All broken down so you understand exactly where your money is going.

No guessing. No surprises. Just real numbers.

If you’re buying in the Hudson Valley and want to see your scenario, let’s run it.

Mortgages as simple as AB Simms.

Celebrating Black History Month with my Keller Williams family ❤️🖤💛💚

Honoring the leaders, pioneers, and trailblazers who paved the way while recognizing the power of community right in this room.

I am proud to be part of a community that makes space to celebrate culture, history, and impact not just this month, but every day.

Here’s to legacy, unity, and continuing to open doors. ✨

If you’re a first time home buyer in the Hudson Valley, this one is for you.

Let’s talk real numbers.

$400,000 purchase price
FHA loan
3.5% down = $14,000

Now the big question I always get…
“How much money do I actually need from start to finish?”

We factor in closing costs, seller concessions, taxes, insurance, title, appraisal all of it. Because buying a home is not just about the down payment. It’s about understanding the math on the backend so there are no surprises.

And yes, we can absolutely structure the deal to help minimize what you bring to the table.

Knowledge is power. Especially when it comes to your money.

Next up… let’s talk about what that monthly payment actually looks like 👀 Stay tuned!

I am so honored to be named the #1 Female Loan Officer in 2025 at GoRascal.

This is not just about numbers. It is about families served, refinances closed in record time, tough files figured out, and clients who trusted me with one of the biggest financial decisions of their lives.

Thank you to every homeowner, buyer, realtor, and partner who continues to believe in me. Your trust means everything.

We are just getting started.

Mortgages made simple. As simple as A B Simms.

So grateful to spend time in community celebrating Black History Month.

Honoring the leaders who paved the way, the voices shaping today, and the generations rising up next.

This is what it’s about. Community. Legacy. Unity.

Investors, this one is for you.

DSCR loans focus on the property�’s income, not yours.
No tax returns. No W2s.

If the rent makes sense, the loan can too.

This is not for primary homes, but built for investors ready to grow.

Share this with someone building their portfolio.
Mortgages as simple as A B Simms.

On a time crunch? ⏳

Refinancing or cashing out does not have to take forever. One day approvals. Clear to close in as little as seven days.

Send me your income, your credit, and what you have in the bank. If it is an FHA streamline, you may not even need income or cash.

Mortgages as simple as A B Simms.

First-time homebuyers, this one matters. 🤍 One of the biggest mistakes I see is making financial changes right before closing.

New cars, new credit, new accounts, job changes. All of it can slow things down or put your approval at risk.

My best advice? Once you’re under contract, pause. Keep things exactly as they are until the keys are in your hand.

A smoother closing starts with smart timing. I’ve got you every step of the way. 🏡✨

Property Types 101 Part 2

Manufactured homes get a lot of interest and for good reason.
They can look like a single-family home, but the financing is very different.

From affixation certificates to title status and engineer reports, there are specific boxes that need to be checked before a loan can move forward. This is not a one-size-fits-all situation, and it requires a lender who truly understands the product and knows which financing options actually work.

The property matters. The details matter. And the right guidance makes all the difference 🤍

Not all properties are created equal 👀
Property Types 101 Part 1

Single family, multi family, condo, co op
Each one comes with its own rules, financing options, and things you should know before you make an offer.

In this first part, I’m breaking down the most common property types and why understanding them matters when you’re buying or investing.

Part 2 is coming next, where we’ll go deeper into what this means for financing and approvals 🤍

Save this and come back for Part 2

Another set of keys. Another big milestone. So proud of my clients and honored to be part of their homeownership journey 🤍

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What Our Clients Say About Us

TESTIMONIALS

Anna is not only a wonderful fun person to work with, but also knowledgeable and experienced in her field! Quite the partner to get the job done!! Highly recommend you connect with Anna Belle today!

Christopher Virtuoso

Anna Belle is a pleasure to work with and very professional. She is very responsive and worked diligently on behalf of my client.
Thank you for all you do!!

Matt Gibbs

Anna Belle and her assistant Layla was very knowledgeable, thorough in explaining the information, and very responsive. Anna Belle came highly recommended from my friend and I will keep the recommendations going.

Alexandria Kirkland

Anna Belle and her team were excellent. They work so hard getting me my home loan. They kept me in the loop every step of the way. This team Rocks!!! I would definitely recommend using Caliber Home Loans

Rona Bender

Your Ideal Mortgage, Simplified.

Your Trusted Mortgage Partner!

ABOUT THE SIMMS TEAM

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