The Better Move
Buy the home you want —
not the one you settle for.
You've been searching for months. The good ones are out of budget. The ones in budget need work. We help you change that with one renovation loan that buys the home and funds the work — in a single mortgage.
How it works.
1. Find the right fixer. We help you find a home that fits your life — in the neighborhood you actually want, at a price you can actually afford.2. Get a real renovation estimate. Our contractor partner walks the home with you and gives you a real number — before you make an offer. No guessing.3. One mortgage covers everything. Your renovation loan specialist folds the construction cost into your mortgage. You close on the home with the renovation budget already approved.
Why fixers win.
Better neighborhoods. The same money buys you a fixer in the area you actually want, or a move-in-ready home somewhere you're settling for.More house for the money. Fixers price below their potential. With renovation included, you're often paying less per square foot than the comparable move-in-ready home down the street.Renovated to fit your life. You don't inherit someone else's taste. Walls, kitchens, baths, layouts — make them what you actually want.
Testimonials
Real people. Real moves. Real results.
The Langhorns
"Conor was the best realtor to work with, especially as a first time home buyer. From the start he provided us with booklets of helpful material to understand the process from start to finish and worked around the clock with us finding properties and getting scheduled showings. Throughout the process and regardless of what time it was, he was so accommodating with all of our questions, because we sure had a TON! Such a personable guy and the best team and referrals for attorneys, brokers, etc. Their whole team worked together seamlessly and really made the closing process a breeze! In today's impossible market he made it possible and me and my fiance are happy home owners!! 1000% would recommend!!"
The Kuchenbrods
"We had the absolute pleasure of working with Conor as our realtor during our home-buying journey, and we can’t say enough great things about the experience. From the very beginning, Conor brought an incredible level of professionalism, knowledge, and dedication that made us feel confident and supported every step of the way. He truly excels in all aspects of real estate — from his deep understanding of the market to his top-notch negotiation skills, clear communication, and unwavering availability. No question was too small, and no detail was overlooked. Conor consistently went above and beyond to make sure we felt informed, prepared, and comfortable throughout the entire process. Thanks to his guidance and expertise, we found the perfect home, and the entire transaction went smoothly. If you're looking for someone who genuinely cares, listens to your needs, and delivers exceptional results, we wholeheartedly recommend Conor. He’s a true professional and someone you definitely want on your side."
F. Capobianco
"Conor is the best in Suffolk county, got me in my dream home more quickly and efficiently than I could have imagined. I cannot recommend him enough!"
I just did this myself.
I'm Conor — a Long Island realtor. Last year, I was a buyer just like you. Priced out of move-in-ready homes. Frustrated. Tired of looking.I bought a fixer. Used a renovation loan to fund the work. Now I'm in the home I actually wanted, in the neighborhood I actually wanted — for a number I could actually afford.That experience is the reason The Better Move exists. Most agents will steer you away from fixer-uppers because they don't know how to handle them. We specialize in them.
Common questions,
real answers.
Most buyers have similar questions. Here's what we tell them.
1. What exactly is a renovation loan?
It's a single mortgage that covers both the price of the house and the cost of the renovations you want to do — rolled into one loan, with one closing, one monthly payment. Instead of buying a fixer with cash you don't have, then trying to figure out how to finance the kitchen later, you finance everything upfront and the lender holds back the renovation budget in escrow. Contractors get paid as the work gets completed. You move into the renovated home, not the original one.
2. Don't I need 20% down to buy a fixer-upper?
Not with a renovation loan. Most renovation loan programs allow as little as 3.5% down — same as a regular FHA loan. The renovation costs roll into the mortgage, so you're not coming up with extra cash for the rehab on top of your down payment. The biggest myth in this whole space is that fixers are cash buyer only. That's true for traditional mortgages. It's not true here.
3. What if the renovation goes over budget?
Renovation loans are structured around a contractor's bid, with a built-in contingency reserve (usually 10 to 20 percent) for surprises. We work with renovation-loan-specialist contractors and lenders who scope the project realistically before closing — not people who lowball the bid to win the job and then nickel-and-dime you later. If something genuinely unexpected comes up mid-renovation, the contingency covers it.
4. Will I have to live somewhere else during the renovation?
Sometimes yes, sometimes no — depends on the scope. If you're redoing one bathroom and a kitchen, often you can stay in the home during work. If you're doing a full gut, you'll likely need to live elsewhere for 2 to 4 months. We talk through this upfront when we walk the property so there are no surprises. The incredible part is you don't ever have to carry two housing payments at the same time.
5. How long does the whole process take?
From accepted offer to closing day, typically 45 to 60 days — about the same as a regular mortgage, sometimes slightly longer because the renovation scope has to be approved as part of the loan. After closing, the renovation timeline depends on what you're doing — most projects we work on run 6 to 16 weeks. So from finding the house to moving into the renovated version is usually 3 to 6 months total.
6. What kind of homes qualify?
Most single-family homes, townhomes, and 2 to 4 unit properties qualify. The home has to be safe and structurally sound — renovation loans are for upgrading the home, not rebuilding it from scratch. A tired ranch with original 1970s everything is a perfect candidate. When we walk a property together, we'll know in 10 minutes whether it's a fit.
7. Is there a maximum loan amount?
Loan limits depend on the program and your county. On Long Island, most renovation loans we structure go up to roughly $1 million to $1.2 million total — purchase plus renovation combined — though the exact limit depends on which program fits your situation. Renovation budgets typically run $25,000 to $150,000 for the work we see, but the program supports much larger projects when needed.
Have a question I didn't cover? Just fill out the form below. We will be in touch to help out.
The Better Move is a marketing brand of Hertell Team @ Oversouth.Conor Hertell, Licensed Real Estate Salesperson, NY License #10401364532
Oversouth Realty, 455 Lake Ave, Saint James NY 11780
[email protected]Equal Housing Opportunity. The Better Move does not discriminate against any person on the basis of race, color, religion, sex, handicap, familial status, or national origin.By providing your phone number through this form, you agree we may contact you about your inquiry. Texting consent is not required to use our services.© 2026 Hertell Team. All rights reserved.
© 2026 Hertell Team @ Oversouth. All rights reserved.
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