A New Chapter, One Step at a Time

Divorce is one of those life changes that can shake up everything—your routine, your finances, your sense of what’s next. And when buying a home is part of your fresh start, it’s completely normal to feel unsure about where to begin.

The good news? You don’t have to figure it all out by yourself. There are real solutions that can help you move forward with confidence, and I’m here to walk through them with you.

Start Here: Take a Breath

Let’s be honest—divorce is tough. Between court paperwork, financial changes, and just trying to take care of yourself (and possibly your kids), adding a home purchase into the mix can feel like a lot. But slowing down and getting clear on your options can make the whole process more manageable.

How Divorce Affects the Mortgage Process

If you’re thinking about buying a home during or after a divorce, there are a few key things to keep in mind:

Your Credit and Debt-to-Income (DTI) Ratio

If you shared a mortgage or had joint debts, those may still show up on your credit report—even if your ex is now responsible for them. We’ll take a close look at your full financial picture and figure out what needs to be addressed.

Alimony and Child Support

These payments can sometimes be counted as income to help you qualify for a mortgage, but lenders usually want to see at least six months of consistent payments—and proof that they’ll continue for three years after closing.
On the flip side, if you’re the one making those payments, they’ll be factored into your DTI ratio, which can affect how much home you can afford.

Lump Sum vs. Monthly Payments

This is a big one. If you receive a lump sum in your divorce settlement, it can’t be counted as income for a mortgage. But if you negotiate monthly support payments and receive them consistently for six months, that can often be used as qualifying income—again, as long as it’s expected to continue for three years post-closing. It’s one of those details that’s easy to overlook, so it’s smart to plan ahead.

Buying Out the Family Home or Starting Fresh

If you and your ex own a home together, you might have the option to refinance and keep it, or sell and split the equity. Either way, a solid plan makes a big difference. We’ll look at the pros and cons based on your financial goals and what feels right for this next chapter.

Income and Employment Stability

Lenders like to see steady income and a reliable job history. If you’re reentering the workforce or starting a new position, we’ll take a close look at how your income is structured. Hourly, commission-based, or self-employed income typically requires a longer track record—usually two years. But there may be some flexibility depending on the situation.

Can You Buy a Home During an Active Divorce?

In most cases, the answer is no—not without court approval. Divorce is considered an open legal case, and major financial decisions like buying a home can complicate things. But there are exceptions, and we can talk through whether that might apply in your situation.

The Right Timing Is Everything

Some people want to buy a home as soon as possible; others want to wait until everything is finalized. There’s no right or wrong—it just depends on your goals and what makes the most sense for your situation. I’ll help you weigh your options and figure out the best time to take that next step.

You Don’t Have to Do This Alone

Having the right team around you—legal, financial, and mortgage—makes a big difference. If you’re working with a divorce attorney or financial advisor, let’s coordinate. And if you’re one of my referral partners reading this, know that I’m here to help your clients find clarity and calm in what can otherwise feel like a very uncertain time.

Let’s Talk About What’s Next

If you’re navigating divorce and trying to figure out the next move—whether for yourself or a client—reach out. No pressure, no stress, just a conversation about what’s possible.

Because starting over doesn’t have to mean starting from scratch. It can mean building something better—something that feels like home.

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