Loan Programs

These are the most common types of first mortgages for consumers with a 0%-20% down payment and good credit. A 3%-9% seller's concession towards closing costs is allowed based on LTV, (loan to value). These loans are underwritten through common guidelines set forth by Fannie Mae (or the Federal National Mortgage Association) and Freddie Mac (the Federal Home Loan Mortgage Corporation.)

Started in 1934, these are loans insured by the FHA. They help low to moderate income families get mortgages. They require 3.5% into the transaction. A 6% seller's concession toward closing costs is allowed. FHA is often used by first time home buyers, but is not limited to First Time Home Buyers.

Established in 1944, these loans are to assist eligible people on active military duty or retired status to buy primary residences. This loan requires no down payment and the seller can pay for all of the closing costs.

A USDA Loan is a mortgage loan that is insured by the US Department of Agriculture and available to qualified individuals who are purchasing or refinancing their home loan in an area that is not considered a major metropolitan area by USDA. USDA eligible areas are based on population for that area. USDA provides 100% Financing, no money down. Up to 6% Sellers Concession is allowed. You do not have to be a Frist Time Homebuyer to be eligible.

Any loans over $726,200 are considered Jumbo Loans. They usually carry a higher interest rate and more money down than a conventional loan. For most counties, loans over the conforming amount of $726,200 are considered Jumbo Loans. Some counties with high home prices are considered High Balance Counties and the High Balance Conforming County Limit is $970,800 for a one unit property. Jumbo loans usually carry a higher interest rate, but do have Fixed Rate and ARM Options. Borrowers with excellent credit may be able to put as little at 5% Down (95% Financing) but 10% down (90% financing) is the standard for most lenders.

These loans require an interest-only payment for an initial period of time which varies from 5-15 years. After the interest only period is done the outstanding principal balance is then amortized into a principal and interest payment for the remaining term of the loan. Note: You can make payments toward the principal balance at any time. Whatever the principal balance is at the end of the interest-only period is amount that will be amortized into the remaining term.

These loans are meant to finance the actual construction of a home. They are usually interest-only loans and are then paid off or converted into permanent financing when the construction has been completed. They have higher rates than permanent financing.