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Loan Programs

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Conventional Mortgages

Conventional Purchase and Refinance transactions

Conventional loans are an option for borrowers wishing to purchase a primary residence, second home, or investment property, or for those wanting to refinance. Fannie Mae and Freddie Mac offer a variety of conventional loans with lower down payment options.


Fannie Mae and Freddie Mac up to 97% LTV

Fannie Mae and Freddie Mac offer a lower down payment program for creditworthy borrowers who might not have the assets available for the larger down payment mortgage programs.  A borrower generally must have a good credit history, have acceptable assets to close, a stable employment history, along with having an appraisal ordered for the transaction.


Fannie Mae HomeReady

Fannie Mae offers a great program for borrowers wishing to purchase a primary residence with an affordable, lower down-payment mortgage for creditworthy low-to-moderate income borrowers.  In addition, this program has some expanded eligibility options for financing homes in lower-income communities.


Freddie Mac Home Possible & Home Possible Advantage

Freddie Mac offers Home Possible mortgages with lower down payments for low-to moderate-income buyers in high-cost or underserved communities.


Fannie Mae HomeStyle

The HomeStyle renovation mortgage allows borrowers to include financing for home improvements for purchases or refinance transactions for an existing property.  It is cost-effective way to renovate or improve a home!


Conforming High Balance Loan Limits

High-balance mortgage loans are subject to high-cost area loan limits set on a yearly basis by the Federal Housing Finance Agency (FHFA).  Fixed-rate mortgages and adjustable-rate mortgages are eligible under this program.

FHA Home Loans

FHA Purchase and Refinance transactions

It is easy to understand why many people looking for a new home are turning to the FHA-insured loan program.  FHA stands for the Federal Housing Administration, which is part of the Department of Housing and Urban Development (HUD). FHA loans are insured by the Federal Housing Administration and those who typically benefit the most from this program are first-time homebuyers and those who have less than perfect credit.



A HUD Real Estate Owned (REO) property, also known as a HUD home or HUD-owned home, refers to a 1-to-4-unit residential property acquired by HUD due to a foreclosure on a home which had an FHA-insured mortgage. HUD is the property owner and offers it to be sold to be able to recover the loss from the foreclosure claim.


FHA Streamlines

FHA Streamline refinances are defined as the refinance of an existing FHA-insured mortgage requiring limited borrower credit documentation and underwriting.  There are two different types of streamlines offered by FHA, which are credit-qualifying and non-credit qualifying.


FHA Limited and Full 203(k) Rehab Loans

FHA offers the 203(k) program which gives homeowners a single, long-term fixed or adjustable rate loan for both the acquisition and rehabilitation of the property.  203(k) loans are a unique and important product for homebuyers, especially if the property requires repair or modernization.

VA Home Loans

VA Purchase and Refinance transactions

A VA loan is a mortgage loan guaranteed by the U.S. Department of Veterans Affairs (VA) that is available to most U.S. service members. VA loans offer a loan guaranty benefit to help eligible veteran borrowers refinance or buy a home.  VA loans do not require any monthly mortgage insurance included in the loan amount, and a veteran borrower could purchase a home without putting any money down.



The VA Interest Rate Reduction Refinance Loan (IRRRL) lowers the veteran borrower’s interest rate by refinancing their existing VA home loan.  With a lower interest rate, the monthly mortgage payment should decrease.  No appraisal or credit underwriting is required with an IRRRL.

VA High-Cost Counties

Although the VA loan program does not have a maximum loan amount, there are effective loan limits for high-cost counties throughout the United States.  The limits are derived by considering the median home price for a county and the Freddie Mac conforming loan limit.

USDA Rural Development Loan

USDA Purchase transactions

The United States Department of Agriculture (USDA) offers the single-family housing guaranteed loan program.  Qualified borrowers can purchase a home in an eligible rural area as determined by the rural housing program. There is an upfront guarantee fee and an annual fee charged to the borrower, however this program allows for a borrower to purchase a home without putting any money down.


USDA Streamline Refinance transactions

The United States Department of Agriculture (USDA) offers three refinance programs for qualified borrowers.  These are a non-streamlined refinance, a streamlined refinance, and a streamlined-assist. Borrower and household income limit qualifications do apply in each case and the property must be in an eligible rural area as determined by the rural housing program.

Jumbo Loan

Conventional Jumbo Purchase and Refinance transactions. For borrowers looking to purchase or refinance a home with a mortgage amount that is greater than $647,200 (for a single-family home in most areas of the United States), jumbo loans are a solution. 

New Construction Programs

New construction one-time close transactions. Building a new home is an exciting time! Once the house has been built, the new construction loan will automatically switch to permanent financing, making this as seamless as possible for one single loan transaction.

NonQM Programs

We offer a multitude of avenues to close your non traditional loan

Bank statement, 1099, DSCR, Investment, Foreign National, and more.

Down Payment Assistance

Ask about our many down payment assistance programs available. Some programs have income limits and others do not. Some offer up to 4% down payment assistance, others offer 0% assistance, but give a great rate with no points. We specialize in helping people get into homes.

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