Bathroom Renovations — Updates for Every Budget

If a full bathroom remodel isn't in your budget, there are still smaller updates you can make that are well worth your time and investment. Minor cosmetic changes yield an average return of $1.71 for every dollar you spend, so let's explore some ideas to help you take your old bathroom from drab to fab with minimal effort.

Refresh Your Flooring or Backsplash

One of the most eye-catching changes you can make is to update the flooring or backsplash. This is a project that varies widely in terms of price, but by choosing budget-friendly tiles, you'll be surprised how affordable transforming a small space like a bathroom can be. If you plan to sell your home in the future and want to appeal to a wider range of buyers, stick with a classic, neutral color.

Apply a Fresh Coat of Paint

Looking for a DIY project? Painting your bathroom is a great way to change its aesthetic without having to hire a contractor. Opt for neutrals colors such as beige and gray to create a clean look or choose a light blue or green for a calming atmosphere. Don't forget, you can paint more than just the walls. Consider adding a pop of color to your cabinets to give them a second life.

Replace Your Mirror

It sounds simple, but swapping out your old mirror for a more modern design can elevate your entire bathroom. Depending on the style you select, it can even make the space feel bigger. Choose an oversized mirror with LED backlighting to add a luxurious glow that brightens up the entire space. To really maximize your investment, opt for a mirror with built-in storage.

Updating your bathroom doesn't have to be a huge undertaking. By chipping away at small projects like these, you'll be well on your way to creating the home of your dreams — all while boosting your property value.

Sources: Daltile.com, Honey-doers.com, Zillow.com

Team Lasson is here to assist with all of your home buying needs!  If you’re considering taking the leap into home ownership in the near future, we’re here to help.  Contact us today to explore which loan program aligns best with your financial goals. 

The first step in preparing for your big purchase is to get pre-approved for a mortgage at Lake of the Ozarks.  Visit www.yourlakeloan.com or call us at (573) 216-7258 to get started today!

Michael Lasson

Senior Mortgage Banker

NMLS #:  493712

Flat Branch Home Loans – Team Lasson

2882 Bagnell Dam Blvd

Lake Ozark, MO 65049

Cell:  (573) 216-7258

Email:  teamlasson@fbhl.com

Website:  www.yourlakeloan.com 

**The postings on this site are my own and do not necessarily represent Flat Branch Home Loans positions, strategies, or opinions.

Flat Branch Home Loans NMLS 224149. A Division of Flat Branch Mortgage Inc.

For more licensing information, visit NMLSConsumerAccess.org

Tips for a Smooth Mortgage Process

You’ve found your dream home—congrats! Now let’s make sure the mortgage process is just as exciting and stress-free. At Flat Branch, we pride ourselves on creating seamless transactions, but there are also steps you can take to make things move even faster and with less stress for everyone involved.

Here are our top recommendations:

Pay All Bills on Time   

Your credit score is one of the most important factors in qualifying for a home loan. Even one late payment on a credit card, loan, or utility bill can cause your score to dip at a critical time. Staying consistent with your payments ensures your credit remains stable and helps you qualify for the best loan options available.

Return All Requested Documents Quickly
Your loan officer will need various documents throughout the process, such as pay stubs, bank statements, or tax forms. The faster you provide these items, the faster we can move your loan forward. Having your paperwork ready to go and responding quickly to requests keeps everything on track and avoids unnecessary delays.

Continue Saving
Many buyers focus only on saving for the down payment, but additional costs like closing expenses, moving costs, and small home improvements can add up quickly. Continuing to save during the mortgage process ensures you’re financially prepared for every step and able to comfortably transition into your new home.

Keep Documentation to Source All Funds
Lenders are required to verify where your money is coming from. Whether it’s a bonus from work, a gift from a family member, or funds from selling an asset, keeping clear records is essential. Providing documentation for every deposit helps us confirm your funds and avoids last-minute issues.

Don’t Open or Apply for New Accounts
Opening a new credit card, loan, or even a bank account can negatively affect your credit and complicate the approval process. New accounts often trigger a credit inquiry, which can lower your score. It’s best to wait until after closing to make any changes to your financial accounts.

Don’t Use Cash or Money Orders for Earnest Money
When it comes to earnest money, transparency is key. Using cash or money orders makes it difficult to track the source of funds, which is required for your loan approval. Always involve your loan officer so we can ensure earnest money is properly deposited into an escrow account.

Don’t Change Jobs, Become Self-Employed, or Quit
Lenders must verify your income and employment to approve your loan. Changing jobs, becoming self-employed, or leaving your position during the mortgage process can cause major delays or even disqualify you. To keep things moving smoothly, plan on maintaining your current employment status until after closing.

Don’t Purchase Large Items
It can be tempting to start shopping for furniture, appliances, or even a new car before you close, but large purchases can change your debt-to-income ratio or drain the funds you’ve set aside. Hold off on major purchases until your loan has closed to protect your approval status.

Don’t Spend Money Saved for Closing or A Down Payment
While it may seem obvious, it’s worth emphasizing—do not touch the funds you’ve earmarked for closing or your down payment. These amounts are calculated and spending them elsewhere could create a shortfall that delays or prevents closing. Keeping these funds intact ensures you’re fully prepared for the big day.  

Have questions or need help navigating your loan? Reach out to Team Lasson today—we’re here to you every step of the way!

Team Lasson is here to assist with all of your home buying needs!  If you’re considering taking the leap into home ownership in the near future, we’re here to help.  Contact us today to explore which loan program aligns best with your financial goals. 

The first step in preparing for your big purchase is to get pre-approved for a mortgage at Lake of the Ozarks.  Visit www.yourlakeloan.com or call us at (573) 216-7258 to get started today!

Michael Lasson

Senior Mortgage Banker

NMLS #:  493712

Flat Branch Home Loans – Team Lasson

2882 Bagnell Dam Blvd

Lake Ozark, MO 65049

Cell:  (573) 216-7258

Email:  teamlasson@fbhl.com

Website:  www.yourlakeloan.com 

**The postings on this site are my own and do not necessarily represent Flat Branch Home Loans positions, strategies, or opinions.

Flat Branch Home Loans NMLS 224149. A Division of Flat Branch Mortgage Inc.

Outdoor Living Spaces — Creating Multifunctional Backyard Retreats

Want to get more out of your backyard? With a few multifunctional upgrades, you can. Here's how to create a comfortable retreat you'll actually use:  

Section your yard into zones: Assign different zones to your space based on functionality. For example, you might establish a relaxation zone, a dining zone, an entertainment zone, and an activity zone.

Choose multipurpose furniture: Look for modular seating, folding tables, or storage benches to save space and get the most out of every piece. To minimize seasonal wear and tear, opt for weather-resistant cushions and a covered pergola. An outdoor heater is a bonus if you live in a cool climate.

Add functional greenery: Install raised beds or vertical planters for herbs and veggies to get the most out of your space. Alternatively, keep your landscaping simple by planting flowering shrubs and native grasses that require little maintenance. Add string lights and a yoga mat to transform this fresh green space into a personal healing retreat.

Extend your kitchen and dining area: Who says you can't have an outdoor kitchen? Install a fire pit, pizza oven, or grill station to take family dinners to the next level. Include a table with plenty of seating and an umbrella to keep your guests cool during summer BBQ get-togethers.

Make it fun: Leave enough open lawn space for games, or if you have little ones, consider adding a sandbox with a playset. Want to have a cozy movie night under the stars? Add a projector or hidden speakers to create your own outdoor theater.

Elevating your backyard with these multifunctional remodeling tips will do more than just extend your living space. Well-designed spaces with features such as patios, lighting, and decks are a hit with buyers. So go ahead: spring for that hot tub. It might just boost your resale value in the long run.

Sources: Masterspas.com, Candslawn.com, Arkaenergy.com, Blog.techno-bloc.com, Bobbykdesigns.com

Team Lasson is here to assist with all of your home buying needs!  If you’re considering taking the leap into home ownership in the near future, we’re here to help.  Contact us today to explore which loan program aligns best with your financial goals. 

The first step in preparing for your big purchase is to get pre-approved for a mortgage at Lake of the Ozarks.  Visit www.yourlakeloan.com or call us at (573) 216-7258 to get started today!

Michael Lasson

Senior Mortgage Banker

NMLS #:  493712

Flat Branch Home Loans – Team Lasson

2882 Bagnell Dam Blvd

Lake Ozark, MO 65049

Cell:  (573) 216-7258

Email:  teamlasson@fbhl.com

Website:  www.yourlakeloan.com 

**The postings on this site are my own and do not necessarily represent Flat Branch Home Loans positions, strategies, or opinions.

Flat Branch Home Loans NMLS 224149. A Division of Flat Branch Mortgage Inc.

Fall Housing Trends: Cozy Touches Buyers and Homeowners Are Loving

Just like fashion, housing has its seasonal trends — and this Fall, buyers and homeowners alike are leaning into warmth, comfort, and natural beauty. Whether you’re searching for your next home or just giving your current space a seasonal refresh, these cozy favorites are rising to the top of fall’s housing must-haves.

Fireplaces and Outdoor Fire Pits

As cooler weather sets in, buyers are placing high value on features that bring people together. Fireplaces, whether traditional or modern, are climbing back onto wish lists. Outdoor fire pits are just as popular! They extend the livable space of a home and create a natural gathering spot for friends and family.

Warm Textures and Layered Comfort

Fall is all about making your home feel inviting. From plaid throws to chunky knit blankets and wood accents, layering textures is a simple way to create that cozy fall aesthetic. For sellers, incorporating these details in staging can help a home feel more welcoming to buyers walking through the door.

Natural Touches and Earthy Tones

Bringing the outdoors in never goes out of style! Greenery, pumpkins, dried stems, and earth-toned palettes are dominating décor trends this year. These natural elements in seasonal colors give a home warmth.

Softer Lighting and Ambient Glow

Lighting plays a huge role in the way a space feels. This Fall, homeowners are leaning into softer, layered lighting with lamps, sconces, and warm-toned bulbs. It creates that cozy, lived-in atmosphere buyers are drawn to when touring homes.

Functional & Stylish Entryways

With more time spent indoors, first impressions matter. This fall, homeowners are refreshing entryways with benches, hooks, and seasonal décor. Not only does this create a practical drop zone for everyday life, but it also sets a warm, welcoming tone as soon as you walk in.

Falling into home

Fall is a season that naturally invites comfort and connection. Whether you’re preparing to buy, sell, or simply want to refresh your space, these trends can make your home more inviting.

Team Lasson knows that finding the right home isn’t just about square footage — it’s about how it feels when you walk through the door. If a new home is on your horizon, our team is here to guide you through every step of the process.

Team Lasson is here to assist with all of your home buying needs!  If you’re considering taking the leap into home ownership in the near future, we’re here to help.  Contact us today to explore which loan program aligns best with your financial goals. 

The first step in preparing for your big purchase is to get pre-approved for a mortgage at Lake of the Ozarks.  Visit www.yourlakeloan.com or call us at (573) 216-7258 to get started today!

Michael Lasson

Senior Mortgage Banker

NMLS #:  493712

Flat Branch Home Loans – Team Lasson

2882 Bagnell Dam Blvd

Lake Ozark, MO 65049

Cell:  (573) 216-7258

Email:  teamlasson@fbhl.com

Website:  www.yourlakeloan.com 

**The postings on this site are my own and do not necessarily represent Flat Branch Home Loans positions, strategies, or opinions.

Flat Branch Home Loans NMLS 224149. A Division of Flat Branch Mortgage Inc.

For more licensing information, visit NMLSConsumerAccess.org

What Are the 4 C's of Mortgage Lending?

 Question: What are the 4 C's lenders use to qualify borrowers for a mortgage?

Answer: When applying for a mortgage, lenders evaluate your financial profile using the "4 Cs": 

Credit 

                Capacity 

                                        Capital

                                                            Collateral 

Understanding these can boost your approval odds.

Credit: Your credit score and history reflect your debt management. A score above 670 (FICO) is ideal. Lenders check payment history, credit utilization, and inquiries. Improve your score by paying bills on time and reducing debt (Experian, 2025).

Capacity: This measures your ability to repay based on income and debt-to-income ratio (DTI), ideally below 43%. Stable employment (two years minimum) and consistent income are key. Pay down debts to strengthen capacity (CFPB, 2025).

Capital: Lenders assess your savings for the down payment and reserves. A 20% down payment avoids private mortgage insurance, and reserves ensure financial stability. Save early to show readiness (Fannie Mae, 2025).

Collateral: The property secures the loan. An appraisal confirms its value and condition, ensuring it covers the loan amount. Choose a well-maintained home in a stable market (HUD, 2025).

The 4 Cs gauge lending risk. Strengthen them by checking your credit, lowering DTI, saving more, and selecting a solid property. Consult Team Lasson for guidance.

Sources: Experian, CFPB, Fannie Mae, HUD

Team Lasson is here to assist with all of your home buying needs!  If you’re considering taking the leap into home ownership in the near future, we’re here to help.  Contact us today to explore which loan program aligns best with your financial goals. 

The first step in preparing for your big purchase is to get pre-approved for a mortgage at Lake of the Ozarks.  Visit www.yourlakeloan.com or call us at (573) 216-7258 to get started today!

Michael Lasson

Senior Mortgage Banker

NMLS #:  493712

Flat Branch Home Loans – Team Lasson

2882 Bagnell Dam Blvd

Lake Ozark, MO 65049

Cell:  (573) 216-7258

Email:  teamlasson@fbhl.com

Website:  www.yourlakeloan.com 

**The postings on this site are my own and do not necessarily represent Flat Branch Home Loans positions, strategies, or opinions.

Flat Branch Home Loans NMLS 224149. A Division of Flat Branch Mortgage Inc.

Why Having Plants is Good for Your Home and Even Better for the Planet

Your yard isn’t just for curb appeal - it's a chance to make an impact. Adding plants to your landscape, especially native varieties, can create a space that does more than just look good. It can do good, too.

From boosting your home’s value to supporting a healthier ecosystem, here’s why bringing more greenery into your outdoor space is a smart move.

1. Plants Add Value to Your Home

Landscaping is one of the most cost-effective ways to increase your property’s value. In fact, homes with well-maintained landscapes can see a 5-12% increase in value, according to real estate experts.

Sustainable landscapes, those filled with drought-tolerant or native plants, often appeal to today’s eco-conscious buyers. Native plants require less water, are easier to maintain, and signal thoughtful, long-term planning.

2. Native Plants Support Pollinators & Biodiversity

Bees, butterflies, birds, and other pollinators rely on plants for food and habitat. When you plant species that naturally thrive in your region, you’re helping restore balance to the local ecosystem and supporting pollinators that are essential for food production and healthy gardens.

3. They’re Water-Wise & Low-Maintenance

Native plants are adapted to your area’s climate and soil. That means they typically need less water, no fertilizers, and fewer pesticides, making your yard not only more sustainable but also more affordable to maintain.

Sustainable landscaping can reduce outdoor water use by as much as 50%, making it both eco-friendly and cost-efficient.

4. Landscaping with Purpose

Adding plants creates a purposeful, connected environment in addition to filling space. Sustainable landscaping can reduce stormwater runoff, improve soil health, and even lower urban heat.

It’s an investment that gives back to your home, your community, and the planet.

A Greener Yard Starts with One Step

You don’t have to overhaul your entire yard to make a difference. Start small with a few native plants or replace part of your lawn with pollinator-friendly shrubs. Every little bit helps.

A beautiful yard can be a responsible one. With the right plants in place, your home can bloom in value – inside and out.

At Flat Branch Home Loans, we believe homeownership is about more than just having a house—it’s about building a life, investing in your community, and creating a space you love. Whether you’re buying, building, or refinancing, we’re here to help you put down roots and grow something great.

Ready to plant your future? Let's talk.......

Team Lasson is here to assist with all of your home buying needs!  If you’re considering taking the leap into home ownership in the near future, we’re here to help.  Contact us today to explore which loan program aligns best with your financial goals. 

The first step in preparing for your big purchase is to get pre-approved for a mortgage at Lake of the Ozarks.  Visit www.yourlakeloan.com or call us at (573) 216-7258 to get started today!

Michael Lasson

Senior Mortgage Banker

NMLS #:  493712

Flat Branch Home Loans – Team Lasson

2882 Bagnell Dam Blvd

Lake Ozark, MO 65049

Cell:  (573) 216-7258

Email:  teamlasson@fbhl.com

Website:  www.yourlakeloan.com 

**The postings on this site are my own and do not necessarily represent Flat Branch Home Loans positions, strategies, or opinions.

Flat Branch Home Loans NMLS 224149. A Division of Flat Branch Mortgage Inc.

For more licensing information, visit NMLSConsumerAccess.org

Understanding Real Estate Appraisals - How Your Home's Value Is Determined

Whether you're buying your first home or refinancing for a lower rate, lenders want to make sure your property is worth the money they're putting on the line. A real estate appraisal helps them confirm that the amount of your loan is reasonable based on the current market. It can also influence your interest rate and down payment. Here's what the process usually involves:

You apply for a loan: After you request a loan to purchase or refinance a property, the lender will order an appraisal.

A licensed appraiser visits the property: They may conduct an exterior-only review or complete a full interior inspection.

The appraiser analyzes local market data: They will then compare your property to similar recently sold homes in the area.

They evaluate condition and features: The appraiser factors in square footage, the number of rooms, updates, and overall quality.

You receive a report: Your appraiser will provide you and your lender with the estimated value of the property, supporting data, and an explanation of the methodology they used.

You can expect to receive a copy of this report at least three days before closing. If the appraised value comes in lower than you expected, it may impact how much equity you have. Of course, if you disagree with the appraisal, there are some steps you can take. Review the report thoroughly to look for factual errors, such as missing upgrades or inaccurate square footage. Then, gather evidence, such as photos and receipts for recent renovations. Present this information when requesting a reconsideration of value from your lender.

While the appraiser's job is to stay neutral, you have every right to challenge the report if something doesn't look right. By acting quickly, you may be able to significantly improve your appraisal and secure a more favorable loan.

Sources: Nar.realtor, FDIC.gov, Ronsellsthebeach.com, Nationwide.com

Team Lasson is here to assist with all of your home buying needs!  If you’re considering taking the leap into home ownership in the near future, we’re here to help.  Contact us today to explore which loan program aligns best with your financial goals. 

The first step in preparing for your big purchase is to get pre-approved for a mortgage at Lake of the Ozarks.  Visit www.yourlakeloan.com or call us at (573) 216-7258 to get started today!

Michael Lasson

Senior Mortgage Banker

NMLS #:  493712

Flat Branch Home Loans – Team Lasson

2882 Bagnell Dam Blvd

Lake Ozark, MO 65049

Cell:  (573) 216-7258

Email:  teamlasson@fbhl.com

Website:  www.yourlakeloan.com 

**The postings on this site are my own and do not necessarily represent Flat Branch Home Loans positions, strategies, or opinions.

Flat Branch Home Loans NMLS 224149. A Division of Flat Branch Mortgage Inc.

For more licensing information, visit NMLSConsumerAccess.org