Heather Bozarth
Senior Loan Officer
NMLS: 427579
Helping homebuyers move faster with clear guidance, smart options, and a simpler path to closing.
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97.43%
Customer Satisfaction Score.
Awards
9
Years of helping homeowners like you.
Proudly serving Florida, Indiana, Tennessee
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Loans Designed to Meet Your Individual Needs
Personalized mortgage solutions that fit your unique needs, because we understand that one size doesn't fit all.
A Bit About Me
Heather Bozarth is a Senior Mortgage Loan Officer with Ruoff Mortgage in Bloomington, Indiana, with 16+ years of experience in finance and mortgage lending since. Heather helps first-time buyers, move-up buyers, investors and VA buyers understand their mortgage options and navigate the path from preapproval to closing. Known for clear communication, responsiveness and making complex mortgage topics easier to understand, Heather is passionate about helping clients make informed decisions about buying a home. She proudly serves Bloomington, Monroe County, Southern Indiana as well as Florida & Tennessee. #HappyLending
I've been helping homebuyers navigate mortgages in Bloomington and Southern Indiana for years, but before that I was a private banker!
I enjoy helping buyers explore financing options that fit their individual circumstances, but a VA loan is my favorite!
My goal is to make the mortgage experience less intimidating, more understandable and fun! Search #HappyLending to see for yourself!
Awards & Achievements
Top Mortgage Lenders
The Scotsman Guide’s list of Top Mortgage Lenders, a ranking of the nation’s top-producing mortgage companies.
President's Club
3x WinnerAwarded to loan officers who consistently exceed volume targets and deliver exceptional client satisfaction scores across all closed transactions.
Frequently Asked, Frequently Answered
Starting with clear, direct answers to the questions that matter most to your future.
After you receive your pre-approval letter, you’ll have an idea of current rates based on your qualifications. However, your rate isn’t officially locked until you choose to lock it in – and that lock is only valid for a set number of days. I’ll help you monitor the market and decide the best time to lock your rate with confidence.
A mortgage calculator gives you a clearer picture of what you can afford by estimating your monthly payment based on home price, down payment, interest rate, and more. It’s a great starting point to help you plan your budget and feel more prepared as you begin your home search.
If mortgage rates change before you lock your rate, your quoted rate can go up or down with the market. Once you lock your rate, you’re protected from increases during the lock period – but you also won’t benefit if rates drop. I’ll help you stay informed so you can make the best decision for your timing and goals.
Refinancing with Ruoff Mortgage is a straightforward process designed to help you meet your financial goals – whether that’s lowering your monthly payment, shortening your loan term, or accessing cash from your home’s equity. I’ll guide you through your options and help you decide if refinancing makes sense for you.
Your mortgage rate directly affects your monthly payment. A lower rate can mean a lower payment and less interest paid over time, while a higher rate can increase your monthly cost. Even small changes in your rate can make a big difference, so I’ll help you understand how it impacts your overall budget.
An ARM might help you secure a lower initial interest rate, which can mean lower monthly payments at the start of your loan. After the initial fixed period, the rate can adjust based on market conditions. This option can be a good fit if you plan to move or refinance before the adjustment period begins.
A VA loan is a government-backed loan that allows eligible veterans, active-duty service members, and certain military families to purchase a home with no down payment and competitive interest rates. It’s designed to make homeownership more accessible for those who have served, and I’ll help you take full advantage of those benefits.
A fixed-rate mortgage keeps your interest rate, principal, and interest payment the same for the life of the loan. This consistency makes budgeting easier and provides long-term peace of mind, especially if you plan to stay in your home for many years.
An FHA loan allows you to purchase a home with a lower down payment while also offering more flexible credit requirements. This makes it a popular option for first-time buyers or anyone looking to get into a home sooner without needing a large upfront investment.
We offer a comprehensive suite of home loan products, including conventional, FHA, VA, USDA, jumbo, and reverse mortgages, for both purchases and refinances. We specialize in unique financing options like renovation loans, new construction loans, and specialized programs such as HomeNow™ down payment assistance.
The credit score required to buy a home differs based on the type of loan you’re applying for. But in general, the higher your score is, the easier it will be to get a great mortgage loan and a better interest rate.
Closing costs typically range from 2-5% of the home’s purchase price and cover fees like appraisals, title insurance, and loan processing.
PMI is insurance for the lender if you put less than 20% down on a home. It can be removed once you build enough equity.
With Ruoff Mortgage, the average time from application to clear to close is just 15 days.* That means from the moment you apply to the moment you're ready to close, the process can move quickly and efficiently.
Yes, you can buy a home while paying off student loans, even with significant debt, as long as you meet credit, income, and debt-to-income (DTI) requirements. Ruoff Mortgage assesses your total monthly payments, not just the total loan balance, to determine affordability.
You will generally need to provide proof of income (pay stubs, W-2s), two months of bank statements, tax returns (if self-employed), and a photo ID. These documents verify your financial standing for pre-approval.
Using the equity you have in your home, cash-out refinancing allows you to take out a new mortgage for more than you owe and receive the difference in cash to use for expenses like home improvements or paying off debt.
To determine how much mortgage you can afford, use the Ruoff Mortgage Affordability Calculator, which estimates your maximum home price based on income, debt, and down payment. Generally, lenders recommend keeping your total monthly housing payment (principal, interest, taxes, insurance) between 25% and 36% of your income.
Your monthly mortgage payment typically consists of PITI: Principal, Interest, Taxes, and Insurance. This combined payment often includes an escrow account to manage property taxes and homeowner's insurance, along with potential mortgage insurance, ensuring your payments are simplified and covered.
There is no cut and dry answer to this question. For a mortgage approval, Heather will discuss all your income sources and amounts with you and make sure you understand it all.
There is so much more to buying a home than waiting for the perfect rate. What we are seeing in Bloomington, Indiana is home prices increasing over time. So, buyers who wait for a rate drop risk paying more for the home.
You can! I have helped many people with a bankruptcy in their past buy a home. The key is good planning and understanding the waiting periods for various loan types.
That depends on the program. The state of Indiana, City of Bloomington, and Ruoff itself all have down-payment assistance programs. Call me so we can go over options together.
You Can! Different loan types have different rules around this, so you will want to reach out to me for options and gift planning. Did you know a gift can be equity or money?
Another great question! I bet you guessed that this answer varies. Different loan amounts require different down payments and can have differing closing costs. I have been able to get my clients to closing not bringing any funds, but it is important to find out what is right for you!
Monthly payments are made up of several factors, but you should account for Principal + Interest + Property Taxes + Homeowners Insurance + PMI + HOA, if applicable
As long as you need! The key to this is getting a great local lender / realtor team in Bloomington; they will work together for a timeline that fits your needs. A fun fact is that my fastest clear-to-close approval was 5 days!
This is where you need to rely on a knowledgeable local lender (like me!). I keep my clients informed of what is holding them back and we make a plan to move forward. Things I've been asked are: "Will my credit score keep me from buying?” Maybe “How much car debt is too much?” Debatable “Should I pay off my credit cards before applying?” Call me first! “I was denied by a lender. Can I still buy?” Time for a second opinion! “How much debt can I have and qualify for a mortgage?” Debatable
Pick me. Choose me. Love me...that was a bridge too far. I live and work in Bloomington Indiana and have since 2005. I've learned so much and made so many great relationships over those decades that I provide a service and experience level you can't get elsewhere.
Have a question we didn't cover?
Ask me directly.
My Latest Blogs
How Much Money Do I Really Need to Buy a House in Bloomington, Indiana?
Sep 24, 2026
If you're thinking about buying a home in Bloomington, Indiana, you may have already heard the magic number:
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Mortgage Pre-Approval Bloomington Indiana: What Lenders Really Look For
Sep 17, 2026
Getting mortgage pre-approval in Bloomington Indiana sets the stage for a smoother home search. It shows sellers you are serious and gives you a clear picture of what you can afford before you start touring homes in areas like the Near West Side or around Indiana University.
Read More
Cracking the Code: How Much Home Can You Actually Afford in Bloomington?
Aug 27, 2026
Cracking the Code: How Much Home Can You Actually Afford in Bloomington? A friendly, jargon-free guide for local home buyers | #HappyLending
Read More
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At Ruoff Mortgage, customer satisfaction is at the core of everything we do. We are the experts, so you don't have to be.*