May 2024 data from the Bowling Green Association of Realtors shows the median sold price at $245,000, up 6.3 % from last year but still roughly $110 K below the national median. Entry-level inventory under $200 K moves fastest, often receiving three to five offers within a week.

• New listings increased 4 %, yet months-of-supply remains tight at 1.9 months.
• Homes in the 24001 zip code (west side) average $142 per square foot, while 42104 (east side) commands $165.
• Condo and townhome inventory is up 12 % around WKU, creating opportunities for investors seeking 8 %–10 % cap rates.

That imbalance favors sellers, so buyers need NMHL’s Verified Pre-Approval Letter that underwrites income and assets upfront, effectively turning you into a cash buyer in the eyes of local listing agents.

First-time buyers flock to Historic Rockland where Craftsman bungalows built in the 1920s trade in the $180 K–$220 K range and qualify for KHC’s down-payment assistance. Renovated interiors feature original hardwood and granite, keeping monthly payments around $1,450 with 3.5 % down FHA financing.

Young professionals prefer Avenue of Champions condos—walking distance to downtown breweries and the new SOKY Marketplace. Two-bedrooms list near $195 K and HOA fees are only $110, letting buyers stay under the conventional 3 % down threshold.

Families looking for top schools target Indian Hills/Drakes Creek where homes built after 2010 average $275 K but feed into Drakes Creek Middle—rated 9/10 by GreatSchools. NMHL’s conventional 5 % down program with lender-paid PMI keeps payments comparable to rent on a 3,000-square-foot home.

Warren County’s 2024 property tax rate combines county (0.495), city (0.248), school (0.078), and state (.017) for a total of 0.838 % of assessed value. Assessed value equals 100 % of fair cash value, so a $250 K home incurs roughly $2,095/year. Compare that to neighboring Davidson County, TN at 1.1 % and you save about $655 annually—money you can roll into a larger loan or extra principal payments.

Homestead Exemption trims another $39 K off assessed value for homeowners 65+, cutting taxes by roughly $327 per year. Insurance runs moderate: Kentucky’s average homeowner premium is $1,478, but Bowling Green’s location outside the New Madrid seismic zone keeps rates 8 %–10 % lower than western Kentucky cities like Paducah.

Flood zones are limited mainly to low-lying areas along the Barren River; NMHL pulls FEMA maps at pre-approval so you know if a $450 flood policy will be required.

Kentucky Housing Corporation offers three layers of help:

1. Regular DPA: up to $4,500 at 0 %, forgiven after five years.
2. Regular DPA II: up to $7,500 for homes in targeted census tracts—much of Bowling Green’s west side qualifies.
3. Market Rate Program: a 0.25 % rate reduction plus the $4,500 DPA when using NMHL as the approved lender.

City-level HOME Funds add another $10,000 on select revitalization blocks north of the river. Veterans using a VA loan can layer the KY Homefront Program that covers up to $10 K in closing costs, meaning many service members close with literally $0 out of pocket.

Teachers, police, and nurses may access Federal Home Loan Bank’s Welcome Home Grant—$7,500 forgiven after one year of residency. NMHL tracks every grant cycle and pre-reserves funds so you don’t lose out.

Warren County’s 2024 FHA loan limit is $498,257, sufficient to cover 92 % of all sales. VA limits match the conforming high-balance cap at $766,550, so veterans can buy the $600 K showplace on Fairway Farms with zero down and no PMI.

USDA Rural limits sit at $336 K—higher than most of Kentucky because of the area’s above-median income. That means you can purchase just outside city limits in areas like Rich Pond, Plano, or Hadley and still finance 100 %.

Conventional conforming limit is $766,550, but NMHL’s portfolio jumbo program picks up from there with 10 % down to $1.5 M for buyers eyeing luxury acreage along Barren River Lake.

National Mortgage Home Loans underwrites every loan in-house at our 1745 Scottsville Road branch, not in a distant cubicle farm. That means our underwriter can drive past your prospective house, understand why a basement stays damp near Lost River Cave, and waive unnecessary conditions that out-of-state banks demand.

• Credit Flexibility: We accept 580 scores on FHA/VA, use alternative trade lines like utility bills, and manually review collections under $2 K.
• Self-Employed Friendly: 12-month bank-statement program, P&L only, or 1099 options.
• Speed: 14-day closing guarantee or we pay you $1,000 toward closing costs.
• Local Grants: We batch KHC, HOME, and FHLB applications so you receive the maximum subsidy.

Our Google rating in Bowling Green is 4.9/5 from 312 reviews—mainly because borrowers love texting their loan officer and getting answers in minutes, not days.