Loan options
Find the Right Loan for Your Situation
Whether you're buying your first home, refinancing to a better rate, or tapping your equity — I'll help you understand every option and choose the one that fits your goals.
Buying a Home?
Here are the loan programs available for home purchases. Each one has different down payment requirements, credit guidelines, and property eligibility — I'll help you figure out which fits best.
FHA Loans
Great for first-time buyersBacked by the Federal Housing Administration, FHA loans allow down payments as low as 3.5% and are more flexible with credit scores.
How it works for purchases
FHA is one of the most popular purchase loan programs because of its low 3.5% down payment and flexible credit guidelines. You'll pay an upfront mortgage insurance premium (MIP) plus monthly MIP, but the lower barrier to entry makes it worth it for many buyers.
- Down payments as low as 3.5%
- Flexible credit score requirements
- FHA Streamline Refinance available
- Available for primary residences
Conventional Loans
Most flexible optionConventional loans aren't backed by a government agency, which means more flexibility in loan amounts and property types.
How it works for purchases
Conventional loans work for primary homes, second homes, and investment properties. Put down 20% and you skip PMI entirely. With as little as 3% down, you can still qualify — PMI drops off automatically once you hit 20% equity.
- Down payments from 3% to 20%+
- No mortgage insurance with 20% down
- Primary, secondary, and investment properties
- Fixed and adjustable rate options
VA Loans
For veterans & active militaryVA loans are one of the best benefits available to eligible veterans, active-duty service members, and surviving spouses.
How it works for purchases
VA purchase loans require zero down payment and no PMI, making them one of the most powerful loan programs available. Seller concessions up to 4% are allowed, which can help cover closing costs.
- Zero down payment required
- No private mortgage insurance (PMI)
- VA IRRRL streamline refinance
- Cash-out refinance up to 100% LTV
USDA Loans
Rural & suburban buyersUSDA loans are backed by the U.S. Department of Agriculture and offer zero down payment for eligible buyers in qualifying rural and suburban areas.
How it works for purchases
USDA purchase loans require zero down payment and have lower mortgage insurance costs than FHA. The property must be in a USDA-eligible area and your income must fall within program limits.
- Zero down payment required
- Lower mortgage insurance than FHA
- Available in eligible rural/suburban areas
- USDA Streamline Refinance available
Jumbo Loans
High-value propertiesPurchasing or refinancing a home above the conventional loan limit? Jumbo loans cover higher-priced properties that exceed conforming loan limits.
How it works for purchases
Jumbo purchase loans are for properties that exceed the conforming loan limit (currently $766,550 in most areas). Expect to need at least 10–20% down, strong credit (typically 700+), and solid reserves.
- Loan amounts above conforming limits
- Competitive rates for qualified buyers
- Fixed and adjustable rate options
- Primary and second home eligible
DSCR Loans
Investment propertiesDebt Service Coverage Ratio (DSCR) loans are designed for real estate investors. Instead of qualifying based on your personal income, the loan qualifies based on the rental income the property generates.
How it works for purchases
DSCR purchase loans let investors buy rental properties without documenting personal income. The property's rent-to-payment ratio (DSCR) determines eligibility — typically a DSCR of 1.0 or higher.
- No personal income verification required
- Qualifies based on rental income (DSCR)
- No tax returns or W-2s needed
- Purchase and cash-out refinance available
HELOC
Flexible credit lineA Home Equity Line of Credit (HELOC) works like a credit card secured by your home. You draw funds as needed during the draw period and pay interest only on what you use.
- Draw funds as needed — only pay interest on what you use
- Flexible draw period (typically 10 years)
- Great for home renovations or ongoing expenses
- Doesn't touch your existing first mortgage
2nd Mortgage / Home Equity Loan
Lump-sum equity accessA second mortgage gives you a lump sum at a fixed rate, secured by your home's equity. The rate and payment are fixed from day one — making it easier to budget for large, one-time expenses.
- Fixed rate and fixed monthly payment
- Lump-sum disbursement at closing
- Great for debt consolidation or large projects
- Keeps your existing first mortgage intact
Not Sure Which Loan Is Right for You?
That's exactly what I'm here for. Let's talk through your situation and find the best path forward — no pressure, no obligation.