Home loansfor the place you live.
Conventional, FHA, VA, USDA, Jumbo, HELOC, and refinance — owner-occupied financing structured around your life, your credit, and the home you want to keep.
Conventional Mortgage
The classic 15- or 30-year fixed-rate loan.
A traditional mortgage backed by Fannie Mae or Freddie Mac guidelines — ideal for borrowers with established credit and stable income. Available as 30-year fixed, 15-year fixed, and 5/6 or 7/6 ARMs.
- Loan amounts up to current conforming limits
- As little as 3% down for first-time buyers
- 15- and 30-year fixed-rate options
- 5/6, 7/6, and 10/6 ARM options available
- PMI removable at 20% equity
- Primary residence, second home, or investment property
- · 620+ FICO (best pricing at 740+)
- · Debt-to-income up to 50%
- · 2 years of W-2 / tax-return income history
- · 3% to 20% down payment
FHA Loan
Low down payment, flexible credit — backed by HUD.
Government-insured loans designed to expand homeownership access. Ideal for first-time buyers, recovering credit, or higher debt ratios. Down payment can be as low as 3.5%.
- 3.5% minimum down payment
- 580+ FICO at full leverage; 500–579 at 10% down
- DTI up to 56.9% with compensating factors
- Gift funds allowed for 100% of down payment
- Streamline refinance available
- Assumable by qualified buyers
- · Primary residence only
- · Property must meet HUD minimum standards
- · 2-year work history
- · Mortgage Insurance Premium (MIP) required
VA Loan
0% down for those who served.
100% financing for eligible active-duty service members, veterans, and qualifying surviving spouses. No PMI, competitive rates, and no prepayment penalty.
- 0% down payment required
- No private mortgage insurance
- Funding fee can be financed into loan
- 30-year fixed and ARM options
- VA Interest Rate Reduction Refinance (IRRRL) available
- Multiple uses across a lifetime
- · Valid VA Certificate of Eligibility
- · Primary residence only
- · 620+ FICO recommended
- · Stable income and acceptable DTI
USDA Rural Development Loan
0% down for eligible rural and suburban homes.
USDA-backed financing for low-to-moderate income borrowers buying in designated rural and suburban areas. 100% financing with below-market rates.
- 0% down payment required
- Below-market interest rates
- Property must be in a USDA-eligible area
- 30-year fixed-rate term
- Guarantee fee can be financed
- Repairs and rehabilitation can be rolled in
- · Household income within USDA limits
- · Primary residence only
- · 640+ FICO standard
- · Property in designated rural area
Jumbo Loan
For loan amounts above conforming limits.
Financing for higher-value homes that exceed Fannie Mae and Freddie Mac conforming loan limits. Tailored underwriting for high-net-worth borrowers with strong credit and reserves.
- Loan amounts from conforming-limit up to $5M+
- Fixed and ARM options
- Interest-only options available
- Primary, second home, and investment eligible
- Asset-depletion underwriting available
- Pledged-asset programs available
- · 700+ FICO (best pricing at 740+)
- · 10–20% down payment minimum
- · 12+ months of reserves
- · Documented liquid assets
Home Equity Line of Credit (HELOC)
Revolving access to your home's equity.
A variable-rate line of credit secured by your home's equity. Draw what you need, when you need it, and pay interest only on the outstanding balance. Common uses: renovations, debt consolidation, education, or emergency reserves.
- Lines from $25,000 to $500,000+
- Draw period typically 10 years, then 20-year repayment
- Interest-only payments during draw period
- Prime + spread variable rate
- Re-borrow as you pay down balance
- Closing costs often waived
- · 660+ FICO
- · Combined LTV up to 85% of home value
- · Documented income and stable employment
- · Primary residence preferred (second home case-by-case)
Refinance
Lower your rate, change your term, or pull out equity.
Refinance an existing mortgage to capture a lower rate, shorten or extend the term, eliminate PMI, switch from ARM to fixed, or take cash out of accumulated equity.
- Rate-and-term refinance up to 95% LTV
- Cash-out refinance up to 80% LTV
- FHA and VA streamline refinances available
- No-cost refinance options
- Consolidate first and second liens
- Eliminate PMI when equity allows
- · 620+ FICO (some programs 580+)
- · Acceptable debt-to-income ratio
- · Sufficient home equity for selected program
- · Title and appraisal required
Talk to a specialist.
One conversation, one application — we'll point you to the right program for your timeline, credit, and the property you have in mind.