Timing, two housing markets, deposit deadlines, and a mortgage process that may involve a different state’s property rules—while your income and credit story stay with you. Cole Simmons is based in Colorado Springs and licensed in 14 states through Edge Home Finance, so one relationship can follow the move when your property sits in-footprint.
Site FAQ language on colesimmonsmortgage.com already answers “Can you help me outside Colorado?”—yes, when the property and borrower are in a licensed Edge state. This page expands that answer for relocators and cross-state buyers without claiming all-50-state coverage or inventing rates.
Related reading: Colorado Springs broker hub , VA / PCS , construction in another licensed state , and how a broker works .
What “multi-state” means for a mortgage
- Borrower location — where you live and where your income story sits today.
- Property location — where the home you are buying (or building) sits.
- License requirements — the loan officer generally needs appropriate licensing for the transaction; Cole originates only in states where he is licensed through Edge.
Even when the LO is licensed, program availability still varies by lender, property, and scenario . A local-only lender can create friction when your life spans two markets; a broker with multi-state licensing can keep one relationship across the story—without promising every program in every licensed state.
Cole’s licensed footprint (exact list)
Cole Simmons (NMLS #1127011) through Edge Home Finance, LLC (NMLS #891464) serves borrowers in:
Arizona, California, Colorado, Florida, Georgia, Illinois, Kansas, Missouri, North Carolina, Oklahoma, Oregon, Pennsylvania, Tennessee, and Texas.
Honest gate: If your property is outside this list, Cole cannot originate there. Confirm the property state first—then book a call or apply when you are in-footprint. Verify licenses on NMLS Consumer Access .
Common multi-state scenarios
- Moving into Colorado Springs from another licensed state—job start dates, temporary housing, and appraisal timing.
- Leaving Cos for another licensed state—selling and buying windows, bridge needs, and rate-lock timing.
- Buying across state lines while keeping a job/income in the origin state—remote underwriting of the income story with a new property’s rules.
- Military PCS — summary only here; deep VA/PCS guidance lives in the VA loan Colorado Springs guide (Fort Carson, Peterson SFB, Schriever SFB, USAFA-area themes).
- Building or renovating in another licensed state — see construction & renovation .
Process differences to expect
- Appraisal and title customs that differ by market
- Property-type underwriting quirks (condo projects, manufactured, acreage)
- Remote closings and attorney vs escrow-state workflows at a high level—Cole maps what your transaction requires rather than giving state-by-state legal advice
- Dual-agent coordination across geographies
- Timeline buffers for travel, inspections, and wire logistics
Completing an application does not commit you to a loan. Sensitive documents stay in the secure portal—not email.
Why a broker helps on a move
- One relationship across a messy timeline.
- Multiple wholesale paths when one lender’s overlays fight your occupancy or income story.
- Scenario-specific pricing — no sample rates without your details.
- Condition planning and agent/title communication before emergencies.
Published reviews on Experience.com: 4.94/5 across 72 reviews. Phone (660) 229-0219 · csimmons@edgehomefinance.com .
Income that travels with you
Your W-2, self-employment story, military pay, or rental income does not reset at the state line—but underwriters still need a clean file. Start documenting early if you are between jobs, on a start-date offer letter, or carrying temporary housing costs in two markets. Cole maps what the target lender needs for your income type so remote underwriting does not stall the contract.
Offers, earnest money, and appraisal logistics
Writing offers from another state means tighter coordination on inspection windows, appraisal access, and wire instructions. Build buffer into your timeline. If you are also selling a home, contingency language and proceeds timing can dominate the financing plan. Cole does not write your real estate contracts—but he will tell you when the financing path cannot support the timeline your offer implies.
Second homes and investments across state lines
Primary-residence moves are the core of this page, but some buyers keep a Cos home and purchase elsewhere—or buy a rental in a licensed state while living in another. Occupancy misrepresentation is a hard no. Be clear about how you will occupy or lease the property. Investor structures may point to DSCR loans ; second-home conventional themes still run through standard purchase comparison on conventional vs FHA vs VA .
Program availability still varies by lender, property, and scenario—even inside the 14-state list.
Choosing local agents while keeping one mortgage relationship
You will usually want a real estate agent licensed where the property sits. That does not require switching mortgage advisors if Cole is licensed for that state. Clear communication among buyer, listing/buyer agents, and the broker reduces wire and contingency mistakes. Cole works directly with your agent—not through an anonymous call center.
Inbound Cos relocators often care about El Paso County timelines, military neighborhoods near Fort Carson or the Air Force Academy area, and how fast a VA or conventional file can clear. Those local details sit alongside the multi-state license advantage. Start with the Cos broker hub when Colorado Springs is the destination, and use this page when the move spans licensed states in either direction.
Apply securely or book a call only when your property state is in-footprint. Outside the list, Cole will tell you he cannot originate rather than overselling coverage.
Verify licenses before you shop houses
Search Cole Simmons NMLS #1127011 and Edge Home Finance, LLC NMLS #891464 on NMLS Consumer Access for the property state you care about. Licensing is a gate, not a marketing flourish. Once confirmed, compare programs the same way Cos buyers do—payment, cash to close, flexibility, and hold period—with one advisor owning the file across the move.
Multi-state mortgage FAQs
Can I use the same broker if I’m buying in another state?
Yes—when that property state is in Cole’s licensed footprint and the borrower side of the transaction also fits licensing rules. Outside the 14-state list, he cannot originate.
Do I need a mortgage broker licensed in the property’s state?
Generally, the originating loan officer needs appropriate licensing for the transaction. That is why Cole publishes an exact state list instead of implying nationwide coverage.
Which states is Cole licensed in?
Arizona, California, Colorado, Florida, Georgia, Illinois, Kansas, Missouri, North Carolina, Oklahoma, Oregon, Pennsylvania, Tennessee, and Texas. Confirm on NMLS Consumer Access .
Can I get pre-approved before I visit the new city?
Often yes—enough of an income, credit, and asset review to shop with clarity—while remembering that the property itself still has to clear underwriting later. Remote conversations are normal for relocators.
What if I’m selling in one state and buying in another?
Sale proceeds, timing gaps, and contingency structures matter. Cole maps financing around your sale timeline; your agents coordinate contracts. Bridge or temporary-financing themes are scenario-specific—not promised products.
How does VA / PCS fit?
VA-eligible relocators should bring PCS orders timing, occupancy plans, and entitlement details early. Deep Cos/PCS guidance is in the VA loan Colorado Springs guide; confirm current VA rules on VA.gov .
Property in Cole’s 14-state footprint? Book a 30-minute call , start a secure application , or call/text (660) 229-0219 . If your property state is outside the list, he cannot originate there.