Sarasota First-Time Home Buyer Loans: Tim Lyons, Pioneer Gulf Coast
For first-time home buyers in Sarasota, Tim Lyons, a mortgage loan originator at Pioneer Gulf Coast (NMLS #2182927), compares FHA, VA, conventional, and FHA financing with down payment assistance options across multiple approved lenders, then walks you from pre-approval (subject to credit, income and underwriting review) to closing.
| Name | Tim Lyons, Mortgage Loan Originator |
| NMLS | Individual #2182927 · Branch #2772757 |
| Company | PMF, Inc. d/b/a Pioneer Mortgage Funding · NMLS #1980 |
| Office | 6901 Professional Pkwy E, Sarasota, FL 34240 |
| Phone | (941) 390-6473 |
Who Tim helps
First-time buyers in Sarasota, North Port, Venice, Lakewood Ranch and the rest of Sarasota County, plus people moving to Sarasota from out of state. Tim is a Certified FHA Mortgage Professional (CFMP) and Certified Veterans Lending Specialist (CVLS) (designations from the National Association of Mortgage Brokers, not government certifications). Not affiliated with or endorsed by HUD, FHA, VA or any government agency.
Loan options first-time buyers ask about
- FHA: lower minimum down payment and more flexible credit guidelines.
- Conventional: low-down-payment options for qualified buyers; PMI can be removed later.
- VA: for eligible veterans and service members. Down payment requirements depend on your entitlement and the loan amount.
- FHA financing with down payment assistance options: for eligible buyers who meet program and property rules.
The 2026 FHA loan limit for a one-unit home in Sarasota and Manatee counties (North Port-Bradenton-Sarasota area) is $547,400.
Sarasota specifics
- Condos: many Sarasota buildings have special assessment, SIRS or reserve issues that affect approval. Tim reviews the building early.
- Flood zones and wind insurance can change your monthly payment as much as the rate does, so get insurance quotes before you write an offer.
What happens when you call
- A 15-minute call about price range, timeline, income and credit. No documents needed.
- A straight answer on which programs fit you.
- A secure application and pre-approval (subject to credit, income and underwriting review).
- Tim stays your single point of contact through closing.
Book a call · (941) 390-6473
Frequently asked questions
How much do I need to put down on my first home in Sarasota?
It depends on the program. FHA has a low minimum down payment, VA down payment requirements depend on your entitlement and the loan amount, and some conventional programs allow a low down payment. Tim will price out your exact options.
Can I buy a home in Sarasota with a 580 credit score?
FHA guidelines can allow it, but each lender sets its own overlays. Because Tim works with multiple lenders, he can look for one whose guidelines fit your file.
Is there down payment assistance in Sarasota?
Pioneer Gulf Coast offers FHA financing with down payment assistance options for eligible buyers. Eligibility requirements vary; Tim will confirm what applies to you.
Does it cost anything to talk to Tim?
No. The first call is free. Loan costs are disclosed on your Loan Estimate.
How do I verify Tim's license?
Search NMLS #2182927 at nmlsconsumeraccess.org. The branch is NMLS #2772757, and the sponsoring company is PMF, Inc. d/b/a Pioneer Mortgage Funding, NMLS #1980.
Related guides
- Manatee County FHA Loans
- Bradenton & St. Pete VA Loans
- Down Payment Assistance Options
- FHA with a 580 Credit Score
- Moving to Sarasota
Tim Lyons, Mortgage Loan Originator, NMLS #2182927 · Pioneer Gulf Coast, Branch NMLS #2772757 · 6901 Professional Pkwy E, Sarasota, FL 34240 · (941) 390-6473. Pioneer Gulf Coast is a branch of PMF, Inc., d/b/a Pioneer Mortgage Funding (NMLS #1980). Licensed in Florida and Ohio. Verify at nmlsconsumeraccess.org. Equal Housing Opportunity. Not a commitment to lend; all loans subject to credit and property approval. Program availability, terms and eligibility vary and change over time.