Loan Programs

Conventional mortgages are not backed by a government agency. They offer competitive interest rates and flexible terms for buyers with good credit and stable income.

• Competitive interest rates
• 3% minimum down payment
• No upfront mortgage insurance
• Loan amounts up to $766,550 (conforming)
• 15, 20, and 30-year terms available

FHA loans are backed by the Federal Housing Administration, making them easier to qualify for with lower credit scores and smaller down payments.

• As low as 3.5% down payment
• Credit scores from 580
• Gift funds accepted for down payment
• Higher debt-to-income ratios allowed
• Great for first-time buyers

VA loans are available to veterans, active-duty service members, and eligible surviving spouses — with no down payment required and no monthly PMI.

• 0% down payment required
• No private mortgage insurance (PMI)
• Competitive interest rates
• No prepayment penalties
• Lifetime benefit — use multiple times

USDA loans are backed by the U.S. Department of Agriculture for eligible rural and suburban homebuyers who meet income and property location requirements.

• 0% down payment
• Low mortgage insurance rates
• Flexible credit guidelines
• Rural and eligible suburban areas
• Income limits apply

Jumbo loans exceed conforming loan limits and are ideal for buyers purchasing luxury or high-cost area properties. We offer competitive rates and flexible terms.

• Loan amounts above $766,550
• Competitive rates for strong borrowers
• 15 and 30-year fixed options
• ARM programs available
• Excellent for high-income earners

Refinancing your existing mortgage can lower your monthly payment, reduce your interest rate, shorten your loan term, or give you access to your home's equity.

• Rate-and-term refinancing
• Cash-out refinancing
• Streamline refinance options (FHA/VA)
• Debt consolidation
• Home improvement funding

First-time homebuyer programs combine low down payment loans with down payment assistance, education, and dedicated guidance to make your first purchase a success.

• Down payment assistance programs
• Closing cost help available
• Homebuyer education included
• Multiple loan types combined
• Special rate incentives

Non-Qualified Mortgage loans are designed for borrowers who don't fit traditional qualification criteria — self-employed, investors, or those with unique income documentation.

• Bank statement qualifying
• No tax return needed for self-employed
• Asset depletion programs
• Investor cash flow loans (DSCR)
• Higher loan limits available

A rate buydown lets you pay discount points at closing to secure a permanently lower interest rate, reducing your monthly payment and total interest paid over the life of the loan.

• Permanent or temporary buydown options
• 2-1 and 3-2-1 buydown programs
• Seller-paid buydowns available
• Significant monthly savings
• Ideal in higher rate environments

The FHA 203(k) loan lets you purchase a home and finance the cost of repairs or renovations into a single mortgage — perfect for fixer-uppers and distressed properties.

• Finance purchase + renovation costs together
• Standard and Limited 203(k) options
• HUD-approved contractors required
• Minimum $5,000 in renovations
• Owner-occupied properties only

A Home Equity Line of Credit (HELOC) gives you a revolving credit line secured by your home's equity — use funds for renovations, education, debt consolidation, or any major expense.

• Draw period then repayment phase
• Interest-only payments during draw
• Variable rate tied to prime
• Revolving credit — reuse as you repay
• Tax-deductible interest (consult CPA)

Interest-only mortgages allow you to pay only the interest for a set period, keeping your payments lower during the early years of the loan — ideal for certain investment strategies.

• Lower initial monthly payments
• 5, 7, or 10-year interest-only periods
• Popular with high-income investors
• Available on jumbo loan amounts
• Transition to P&I after IO period

A fixed-rate mortgage locks in your interest rate for the life of the loan, giving you consistent monthly payments and protection from market rate increases.

• Rate never changes over loan life
• 15, 20, and 30-year options
• Ideal for long-term homeowners
• Protection against rate increases
• Simple to budget and plan around

ARMs offer a lower fixed rate for an initial period, then adjust periodically based on a market index. A smart choice if you plan to sell or refinance before the adjustment period.

• 5/1, 7/1, and 10/1 ARM options
• Lower initial rate than fixed
• Rate caps protect from extreme swings
• Good for shorter-term ownership plans
• Can save thousands in first years

Construction loans provide funding to build a new home from the ground up. Funds are dispersed in stages as construction milestones are completed, then convert to a permanent mortgage.

• Construction-to-permanent in one closing
• Interest-only during build phase
• Draws released at project milestones
• Licensed builder required
• Available for primary and vacation homes

A reverse mortgage (HECM) allows homeowners 62+ to convert home equity into tax-free funds while staying in their home — no monthly mortgage payments required.

• No monthly mortgage payments
• Available to homeowners 62+
• FHA-insured HECM program
• Stay in your home as long as you wish
• Proceeds are tax-free (consult CPA)