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Buying a home is one of the biggest financial decisions you’ll ever make, and the mortgage process can feel overwhelming — especially in today’s changing market. That’s why I sat down over coffee with Ellen Frazier of Frazier Lending Group to talk through the questions buyers are asking most right now.
We met at Wildflower Pastry in West Ashley (thank you, Ellen, for introducing me to this adorable spot — and yes, the iced coffee was perfect for a hot Charleston morning!). Over our conversation, Ellen shared not only her mortgage expertise, but also her passion for empowering women to build wealth through real estate.
Empowering Women Through Real Estate
One of the most inspiring parts of our conversation was learning about Ellen’s commitment to helping women create financial freedom. Every mortgage she closes helps fund safe and sober spaces for women to heal and thrive. She also works as a recovery coach, encouraging women to invest in themselves and in real estate as a pathway to long-term security.
What If You Have a Home to Sell First?
Many families who are moving — whether downsizing, upsizing, or relocating to Charleston — need to sell one home before buying another. Ellen explained that there are a few options in this situation:
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Qualify for both mortgages at once (ideal, but not always possible).
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Leverage your home’s equity through a bridge loan or home equity line of credit.
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Pay down other debt with proceeds from your current home to make qualifying for the next mortgage easier.
What About Those Low Refinance Rates?
A lot of homeowners tell me they feel “stuck” because they refinanced at 3% and now rates are higher. Ellen’s advice: look at the bigger picture.
If your current home no longer meets your family’s needs, it may make sense to move — even with a higher interest rate. Equity can often be used strategically to improve monthly affordability, pay off debt, invest in another property, or make home improvements. In other words, don’t let interest rates alone hold you back if the time is right for your family.
Using Equity Strategically
Home values in Charleston have increased significantly over the past five years, which means many homeowners have more equity than they realize. Ellen highlighted that equity can be a powerful tool — whether it’s debt consolidation, investing in real estate, helping kids with college, or downsizing into the right home for your next stage of life.
Is Now the Right Time to Buy?
This is one of the most common questions both Ellen and I hear. Our shared advice: the “right time” is when it’s right for you.
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Start with a conversation with a lender to understand what you qualify for and what monthly payment you’re comfortable with.
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Remember that Charleston is still a competitive market — sellers want to see a pre-approval before accepting an offer.
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Work with your Realtor and lender as a team — together, we’ll guide you through each step of the process.
Final Thoughts
Conversations like this remind me why I love bringing local experts onto Coffee & Conversations. Mortgage guidance isn’t one-size-fits-all, and partnering with the right lender makes all the difference.
If you’re considering buying or selling in the Charleston area, I’d love to help you love where you live — and I’ll connect you with trusted professionals like Ellen who will support you every step of the way.
This post is part of my Coffee & Conversations series — where real estate, design, and everyday life come together to help you love where you live.
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