Loan options

Loan programs, explained like a neighbor would.

Every program below solves a different problem. Here’s who each one tends to fit, what it does well, and what’s worth weighing — so the conversation with your loan officer starts from understanding, not sales.

Program availability, qualification requirements, rates, and terms vary by lender, state, and borrower profile, and are subject to change. Nothing on this page is a commitment to lend, a qualification decision, or personalized financial advice.

Conventional loans

The most common path to homeownership — flexible, competitive, and widely available.

Often a good fit for

  • Buyers with steady income and established credit
  • First-time buyers — some programs from 3% down
  • Primary homes, second homes, and rentals

Key benefits

  • Competitive rates for strong credit profiles
  • Mortgage insurance can be removed once you have enough equity
  • Wide choice of terms and lenders to compare

Worth considering

  • Pricing is credit-sensitive — a stronger score earns a better rate
  • Below 20% down, mortgage insurance applies until removed
Discuss my eligibility

Free conversation · no credit impact to start

FHA loans

Government-insured loans designed to open the door sooner.

Often a good fit for

  • First-time buyers building credit
  • Buyers with smaller savings for a down payment
  • Anyone bouncing back from past credit events

Key benefits

  • Down payments from 3.5% for qualified buyers
  • More forgiving credit guidelines than many conventional programs
  • Co-borrower flexibility for family help

Worth considering

  • Mortgage insurance is part of the payment — often for the life of the loan
  • Loan limits vary by county; refinancing later can remove FHA insurance
Discuss my eligibility

Free conversation · no credit impact to start

VA loans

A benefit earned through service — and one of the strongest loans available.

Often a good fit for

  • Eligible veterans and active-duty service members
  • Members of the National Guard and Reserves
  • Eligible surviving spouses

Key benefits

  • Up to 100% financing — no down payment for many buyers
  • No monthly mortgage insurance
  • Competitive rates and limits on certain fees

Worth considering

  • A one-time VA funding fee usually applies (some borrowers are exempt)
  • Requires a Certificate of Eligibility — we help you request it
Discuss my eligibility

Thank you for your service — it’s an honor to help

USDA loans

Zero-down financing for homes in eligible rural and suburban areas.

Often a good fit for

  • Buyers looking outside major metro cores
  • Households within USDA income limits for their area
  • Buyers who want to preserve savings

Key benefits

  • 0% down for eligible borrowers and properties
  • Competitive fixed rates
  • Lower monthly guarantee fee than many alternatives

Worth considering

  • The property must be in a USDA-eligible area — we check the map for you
  • Household income limits apply
Discuss my eligibility

Free conversation · no credit impact to start

Jumbo loans

Financing above conforming limits, structured around a bigger picture.

Often a good fit for

  • Higher-value homes above conforming loan limits
  • Buyers with strong credit and documented reserves
  • Complex income or asset pictures that deserve a tailored structure

Key benefits

  • Larger loan amounts in a single mortgage
  • Multiple lenders compared — jumbo pricing varies widely
  • Fixed and adjustable structures available

Worth considering

  • Underwriting is more detailed — reserves and documentation matter
  • Down payment expectations are typically higher than conforming loans
Discuss my eligibility

Free conversation · no credit impact to start

Investor loans (DSCR)

Qualify on the property’s rental income — not your personal tax returns.

Often a good fit for

  • Rental property buyers and portfolio builders
  • Investors whose tax returns understate real cash flow
  • Buyers purchasing through an LLC (lender permitting)

Key benefits

  • Qualification based on rent covering the payment (DSCR)
  • Less personal income documentation
  • Scales with a growing portfolio

Worth considering

  • Rates run higher than owner-occupied loans
  • Larger down payments are standard, and prepayment penalties can apply
Discuss my eligibility

Free conversation · no credit impact to start

Bank statement loans

For the self-employed: qualify on real deposits, not adjusted gross income.

Often a good fit for

  • Business owners, contractors, and freelancers
  • Strong earners whose tax write-offs shrink paper income
  • 1099 professionals

Key benefits

  • Income shown through 12–24 months of bank deposits
  • No tax returns required on many programs
  • Available for primary homes and investments

Worth considering

  • Rates are typically higher than fully documented loans
  • Larger down payments and reserves are usually expected
Discuss my eligibility

Free conversation · no credit impact to start

Down payment assistance

Help with the hardest part of buying — worth checking before you assume you can’t.

Often a good fit for

  • First-time and first-generation buyers
  • Buyers with steady income but modest savings
  • Households within program income limits

Key benefits

  • Grants or second loans that help cover down payment or closing costs
  • Can pair with conventional or FHA first mortgages
  • May shorten the wait to buy by years

Worth considering

  • Program rules, income limits, and funding vary by state and change often
  • Some assistance must be repaid if you sell or refinance early
See what I may qualify for

Free conversation · no credit impact to start

Home equity & cash-out options

Put the value you’ve built to work — carefully, and with the math in writing.

Often a good fit for

  • Homeowners funding renovations or big expenses
  • Consolidating higher-interest debt into one payment
  • Investors freeing capital for the next property

Key benefits

  • Cash-out refinance, HELOCs, and second liens compared side by side
  • Often far cheaper than credit cards or personal loans
  • Keeps your first mortgage intact when a second lien fits better

Worth considering

  • Your home secures the debt — borrowing against it deserves real caution
  • Equity, appraisal, and credit requirements apply
Discuss my options Reviewing your whole mortgage? Start here.

All programs: subject to credit approval, underwriting, appraisal, and program availability, which vary by lender and state and change without notice. This page is educational — it is not a commitment to lend, a guarantee of qualification, or personalized financial advice. Your loan officer will confirm current requirements for your situation.

Which one fits you?

Don’t pick a program. Pick a goal.

Tell us what you’re working toward, and we’ll match the program to you — from 50+ lenders, with the trade-offs in writing.

Start My Mortgage Plan Talk to a Loan Officer
  • Independent brokerage
  • 50+ lenders compared
  • NMLS #1856457