Moving for a new role near Perimeter Center and trying to figure out the mortgage piece while the clock is ticking? You are not alone. Relocations often come with firm start dates, overlapping leases, and decisions about selling before buying. In this guide, you will learn the key loan tools, rate buydown strategies, and timing moves that help you land in Dunwoody with less stress and fewer surprise costs. Let’s dive in.
Relocation mortgages explained
“Relocation mortgage” is a catchall term for financing strategies that make employer-driven moves easier. It can include bridge loans, HELOCs, temporary or permanent rate buydowns, extended rate locks, and expedited underwriting options. The right mix depends on your start date, whether you will sell first, your employer benefits, and your comfort with carrying two payments for a short period. Around Perimeter Center, faster closings and flexible timing often matter as much as the interest rate.
What lenders look for
Most lenders qualify you at the full note rate, not the reduced temporary buydown payment. That means your debt-to-income ratios must work at the standard rate even if you plan a 2-1 or 3-2-1 buydown. Expect clear documentation, including your transfer or relocation letter, recent pay stubs, bank statements, and any employer-paid benefits. Ask about portfolio or expedited options if your timeline is tight.
Rate buydowns made simple
A buydown lowers your interest rate either for a short term or the life of the loan. The cost is paid upfront as prepaid interest and can be funded by you, the seller, or your employer if your relocation plan allows it. Temporary buydowns reduce your payment in the early years, which is helpful when you are also covering moving costs. Permanent buydowns cost more upfront but lower interest for the full term.
Temporary vs permanent
- Temporary buydown: A structure like a 2-1 lowers the rate in year one and slightly less in year two before returning to the note rate. It eases cash flow during the transition period.
- Permanent buydown: You pay points to reduce the rate for the entire loan term. It can make sense if you will own the home long enough to reach a clear break-even.
Who pays the buydown
- Buyer-paid: Useful when you want lower payments and have cash for closing.
- Seller-funded: Often available if the seller prefers a price that closes quickly; must meet lender and investor rules and be disclosed.
- Employer-funded: Some relocation packages cover closing costs or buydown fees. Get documentation early and confirm tax treatment and payment timing with HR and your lender.
Practical steps
- Ask for an itemized buydown quote and a break-even timeline in writing.
- Confirm whether the lender will qualify you at the note rate or reduced payment.
- Make sure seller or employer contributions are clearly documented in the contract and loan file.
Bridge, HELOC, or contingency
When you need to buy in Dunwoody before selling your current home, a few paths can help you move without missing your start date.
- Bridge loan: Short-term financing that lets you close now and repay after your old home sells. It adds cost but gives you speed and negotiating strength.
- HELOC or home equity loan on your departing home: Taps existing equity for a down payment or short-term gap. Check payoff timing and fees.
- Sale contingency: Your purchase depends on selling your current home first. It lowers risk but can weaken your offer in competitive situations near Perimeter Center.
Timing moves that reduce overlap
Typical conventional loans close in about 30 to 45 days. Leases and start dates rarely line up with that schedule, which creates overlap risk. You can reduce friction with simple steps that protect your cash flow and your move-in date.
Options to align dates
- Negotiate a lease extension with your current landlord and get it in writing.
- Sublease or assign your lease if allowed. Confirm screening and approval steps.
- Use a short-term furnished rental near the job if your employer covers temporary housing.
- Request a longer closing or a seller rent-back if the seller needs time after closing.
- Consider bridge financing if you must own before you sell.
Speed plays that help you win
- Get pre-approval early and share your transfer letter with the lender upfront.
- Order inspection and appraisal quickly and coordinate access with the seller.
- Ask about extended rate locks or float-down options if you are rate sensitive.
- Work with a local agent who can negotiate rent-backs and keep all timelines aligned.
Dunwoody and Perimeter Center context
Perimeter Center is a major employment hub with quick access to GA 400, I 285, and MARTA. Large campuses like Park Center and Campus 244 draw transferees who need close-in housing with fast move-in dates. In this area, requests for seller concessions or sale contingencies can be less competitive. Well-structured offers that include seller-funded buydowns or short rent-backs can stand out when the seller’s timing and your start date both matter.
Local costs to plan for
Property taxes, HOA fees, and closing costs vary by neighborhood and property type. In DeKalb County, review the property tax calendar and homestead exemption timelines, and confirm current procedures and deadlines with the Tax Commissioner. These details affect prorations at closing and your long-term budget. Build them into your mortgage planning so there are no surprises.
Employer and lender questions
Getting answers early keeps your file moving and protects your offer timeline.
Ask your employer
- Will any closing costs or buydown fees be paid directly to vendors? What is the payment timing?
- Is temporary housing provided or reimbursed? What are limits and documentation rules?
- How are benefits taxed or grossed up, and when will reimbursements appear?
Ask your lender
- Can you provide written quotes for temporary and permanent buydowns, including break-even timing?
- Do you offer bridge loans, portfolio products, or expedited underwriting for relocations? What fees and timelines apply?
- Will you qualify me at the note rate or the reduced buydown payment?
- Do you offer extended rate locks or float-downs, and what are the costs?
- What documents do you need to accept employer-funded payments?
Step-by-step game plan
Get pre-approval and share your relocation letter. Confirm any employer-paid items the lender can accept.
Map your dates. Compare your lease end, start date, and typical 30 to 45 day closing timeline. Decide whether you need a bridge, a rent-back, or a lease extension.
Price the cash flow. Ask for quotes on a 2-1 buydown and a permanent buydown. Decide which supports your first-year budget and future plans.
Structure your offer. If the market is competitive, consider a seller-funded buydown or rent-back that also solves the seller’s move-out timing.
Keep documents current. Update pay stubs and bank statements, and respond to lender conditions quickly to protect the closing date.
Which path fits your situation
Start date within 30 days
Prioritize speed. Get pre-approval, consider a bridge loan, and ask about expedited underwriting. Use a seller rent-back or short-term rental if needed to avoid overlap.
Selling first to reduce risk
Lead with a sale contingency or plan to close your sale before you buy. A temporary furnished rental near Perimeter Center can keep you close to work while you shop without pressure.
Strong cash but rate sensitive
Request both temporary and permanent buydown quotes and compare break-even. Seller-funded buydowns can lower your payment without increasing your cash at closing.
Limited cash and tight ratios
Ask lenders about credits to offset closing costs and whether a temporary buydown could ease your first-year budget. Expect qualification at the note rate and plan accordingly.
Smart contract terms that help
- Clear seller concessions: Spell out any seller-funded buydown or closing credit in the contract.
- Post-closing occupancy: Use a written rent-back with daily rate, term, and deposit, so both sides can plan moves precisely.
- Access and scheduling: Pre-arrange inspection and appraisal windows to keep the file on track.
Closing costs and disclosures
Buydowns and concessions must be disclosed clearly on your loan estimate and closing disclosure. If your employer funds any items, the lender will need exact sourcing and documentation. Ask for updated estimates as soon as terms change so you always know your cash to close.
Your next steps
- Gather your relocation package details and vendor contacts.
- Get pre-approval from a lender familiar with corporate moves.
- Decide on a timing strategy that matches your start date, lease, and risk tolerance.
- Work with a local advisor who can structure winning offers near Perimeter Center.
Ready to map your Dunwoody move with fewer surprises and a clear plan from offer to move-in? Schedule a Consultation with Unknown Company to discuss your timing, financing options, and the right offer strategy for Perimeter Center.
FAQs
What is a relocation mortgage in Dunwoody?
- It is a combination of financing tools like bridge loans, HELOCs, and rate buydowns designed to ease employer-driven moves rather than a single standardized loan product.
Can my employer pay closing costs or a buydown?
- Often yes, if your lender permits employer funds and you provide proper documentation, so confirm details with HR and your lender early.
Will a temporary buydown help me qualify?
- Usually lenders qualify you at the full note rate, so a temporary buydown lowers payments but may not change approval unless a program allows it.
How can I avoid paying for two homes at once?
- Use a lease extension, seller rent-back, short-term rental, or bridge financing to align dates and reduce overlap costs.
How long does a purchase loan close in this area?
- Typical conventional loans close in about 30 to 45 days, with faster options possible if documentation and vendor scheduling are tight and timely.
What local costs should I plan for in DeKalb County?
- Budget for property taxes, HOA fees, and closing costs, and review the county tax calendar and homestead exemption timelines since they affect prorations and future bills.
