Suffolk County's local mortgage broker, from Huntington to Montauk.
Coltrain Mortgage has helped Suffolk County families buy and refinance homes for over 20 years - with direct access to wholesale lenders and loan officers who actually know your township's tax rates and flood zones.
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A local loan officer replies directly - usually within one business day.
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A Coltrain loan officer will personally reach out shortly. Have a question right now? Call (631) 851-4420.
What makes Suffolk County different
Taxes vary by township
Suffolk's property tax rates swing widely from town to town - and directly affect what you're approved for.
Flood zones near the water
Coastal towns like Bay Shore, Patchogue, and the Hamptons often require flood insurance - we check early.
Co-ops need the right lender
Suffolk co-ops and condos carry specific owner-occupancy and reserve requirements most brokers overlook.
Homes move fast
Suffolk's market rewards buyers who can compete with cash offers - same-day pre-qualification helps you do that.
See what your township's taxes mean for your approval.
Every loan program, shopped against wholesale rates
Conventional Home Loans
Competitive rates and flexible terms, with as little as 3% down for qualified buyers.
FHA Loans
3.5% down and more flexible credit qualifying - a common path for first-time Suffolk County buyers.
VA Loans
$0 down programs and exclusive benefits for eligible Veterans and active-duty service members.
USDA Loans
Rural development financing for eligible areas of eastern Suffolk County, including parts of the North Fork.
Jumbo Loans
Larger loan amounts for high-value Suffolk County properties beyond conforming limits.
Home Equity & HELOC
Finance renovations, repairs, or debt consolidation using the equity you've already built.
Every township across Suffolk County
From the North Shore to the South Shore to the East End - if it's in Suffolk County, we cover it.
- Smithtown
- Huntington
- Commack
- Islip
- Ronkonkoma
- Brookhaven
- Patchogue
- Babylon
- West Babylon
- Lindenhurst
- Bay Shore
- Sayville
- Holbrook
- Selden
- Port Jefferson
- Stony Brook
- Setauket
- Riverhead
- Hampton Bays
- Southampton
- Mastic / Shirley
- Hauppauge
- East Islip
- Central Islip
- Bohemia
- Bayport
- Blue Point
- Medford
- Centereach
- Lake Grove
- Nesconset
- Kings Park
- Northport
- East Northport
- Deer Park
- Wyandanch
- North Babylon
- Amityville
- Copiague
- Wading River
- Shoreham
- Rocky Point
- Miller Place
- Mount Sinai
- East Setauket
- Mattituck
- Cutchogue
- Southold
- Greenport
- Westhampton
- East Hampton
- Montauk
- Sag Harbor
- Shelter Island
- Center Moriches
Don't see your town? We cover every township across Suffolk County - call us and we'll confirm right away.
From application to closing
Get pre-qualified
A quick conversation tells you what you qualify for before you start touring homes.
Find your home
Shop with confidence - and a same-day pre-qualification letter to back up your offer.
We handle underwriting
Your loan officer manages documentation and keeps you updated at every step.
Close on your terms
Sign, get your keys, and move forward - with no surprises on tax or flood costs.
A high tax bill isn't automatically a problem.
Property taxes on Long Island run significantly higher than most of New York State, and in Suffolk County they vary a great deal from one township to the next. Your annual tax bill factors directly into your debt-to-income ratio (DTI)- and therefore your mortgage pre-qualification amount. We calculate your exact township tax estimate before you make an offer, so the number on your pre-qualification letter is one you can actually count on.
The Peconic Bay Transfer Tax, explained
If you're buying in one of Suffolk County's five East End towns, there's an additional real estate transfer tax on top of your other closing costs - the Peconic Bay Region Community Preservation Fund tax. It's customarily paid by the buyer (though this can be negotiated in the purchase contract), and it only applies to residential property priced at $2,000,000 or less - above that, no exemption applies and the full price is taxed.
| Town | Tax Rate | Exempt (Improved Home) | Exempt (Vacant Land) |
|---|---|---|---|
| East Hampton | 2.5% | $400,000 | $100,000 |
| Southampton | 2.5% | $400,000 | $100,000 |
| Shelter Island | 2.5% | $400,000 | $100,000 |
| Southold | 2.5% | $200,000 | $75,000 |
| Riverhead | 2.0% | $150,000 | $75,000 |
Riverhead is the only Peconic Bay town that opted out of the 0.5% Community Housing Fund surcharge added in April 2023, so it stays at the original 2% rate. A separate first-time homebuyer exemption may reduce this further - ask your Coltrain loan officer for details.
Estimate Your Peconic Bay Transfer Tax
A rough estimate - confirm the exact figure with your attorney or title company before closing.
Suffolk County mortgages, answered
Do I need flood insurance for a home in Suffolk County?+
Suffolk County has many coastal and low-lying areas, especially around Bay Shore, Patchogue, Mastic/Shirley, and Hampton Bays. If a property sits in a FEMA-mapped flood zone, lenders require flood insurance, which affects your monthly payment. We review the flood zone during pre-qualification so there are no surprises later in the process.
Are Suffolk County co-ops and condos harder to get mortgages for?+
Yes - many co-ops and condos have specific lender requirements, including owner-occupancy ratios, financial reserves, and HOA litigation checks. We work with lenders experienced in Suffolk County co-op, condo, and PUD communities, so approval doesn't stall on paperwork most brokers haven't seen before.
How fast can I get pre-qualified in Suffolk County's competitive market?+
Most Suffolk County homes receive offers within days of listing. Coltrain Mortgage provides same-day pre-qualifications and priority underwriting so you can compete with cash offers and move quickly - and for buyers who want an edge, we also offer fully underwritten pre-qualifications, which carry more weight with sellers than a standard pre-qualification letter.
What first-time homebuyer programs are available in Suffolk County?+
Suffolk County first-time buyers may qualify for FHA loans (3.5% down), Conventional 3%-down first-time buyer programs, VA loans for eligible Veterans, and local down-payment grants that vary by township. We help you compare every option so you land on the lowest realistic payment for your Suffolk County home.
Other areas and programs we cover
Ready to get pre-qualified in Suffolk County?
No pressure, no obligation - just a clear answer from a local loan officer.