Central Ohio buyers keep asking, “Do I need a pre-approval or is a pre-qual fine?” In Columbus, Powell, Dublin—and yes, Westerville, Upper Arlington, New Albany, Lewis Center, and Delaware—the answer determines whether your offer gets a call back or a quick decline.

1) Definitions Without the Fluff

Pre-qualification = rough estimate based on what you say. Pre-approval (preferably fully underwritten) = income, assets, and credit verified. Sellers (and listing agents like me) can spot the difference in one glance.

2) Why Fully Underwritten Letters Win

When your lender has already run the file through underwriting, I can write tighter timelines and fewer contingencies—huge credibility in multiple-offer pockets like Muirfield, Highland Lakes, and Evans Farm. It reads as near-cash without the risk.

3) Rate Volatility & Cash-to-Close Math

Your letter should reflect today’s rate band and show you understand cash-to-close (down payment + costs − credits). We’ll model a couple scenarios so an appraisal hiccup or seller credit tweak doesn’t tank your approval mid-deal.

4) Update Per Property, Not Once-and-Done

I want the letter tailored to the address and price—same day. That keeps you confidential, protects negotiating leverage, and signals “serious buyer” to the listing side from Westerville to Delaware.

5) Offer Strategy: Paper That Protects You

Pair the pre-approval with proof of funds for down/closing, clean timelines, and realistic inspection terms. Skip risky waivers you can’t afford; use precision, not bravado. That’s how we win in 2026’s mixed market.

CTA:

Want me to pressure-test your lender letter and tune your offer for today’s Columbus market—Powell, Dublin, Westerville, Upper Arlington, New Albany, Lewis Center, and Delaware included? I’ll get you competition-ready.

[Contact Patrick Murphy, REALTOR® — Columbus, Powell & Dublin Expert]