Find out how much home you can afford right now.
Know exactly what you can afford before you start searching for a home.
Home purchase loanswithout the hassle.
Need financing options on a home, or other real estate? Choosing a purchase loan product that matches your goals and making sure you get the best rate for your given scenario can feel like playing whack-a-mole.
We're here to make the home loan process a whole lot easier, with tools and expertise that will help guide you along the way, starting with a FREE pre-approval letter request.
We'll help you clearly see differences between loan programs, allowing you to choose the right one for you whether you're a first-time home buyer or a seasoned investor.
The home purchase loan process
- 01Complete the simple pre-approval letter request
- 02Receive options based on your unique criteria and scenario
- 03Compare mortgage interest rates and terms
- 04Choose the offer that best fits your needs
Do I qualify?
To qualify for a mortgage, lenders typically require that you have a debt-to-income ratio of "43/49." This means that no more than 43% of your total monthly income (from all sources, before taxes) can go toward your new mortgage payment, and no more than 49.99% of your monthly income can go toward your total monthly debt (including your mortgage payment). VA and FHA loans even allow for higher debt ratios on a case by case basis.
43%
Housing ratio
49.99%
Total debt ratio
Your home loan could be fully funded 30 days from now.
The most predictable path to homeownership. One interest rate, one payment, for the full life of the loan — useful when you plan to stay put and want your housing cost fixed against the market.
Read the program details→A shorter horizon and typically a lower rate. Payments are higher month to month, but far less interest is paid over the life of the loan.
Read the program details→A fixed introductory period followed by periodic adjustments. Often the right instrument when a sale, refinance, or change in circumstance is expected inside the initial term.
Read the program details→Financing that falls inside conventional loan limits, with competitive pricing for well-qualified borrowers across a range of terms.
Read the program details→For property values above conventional limits. Underwriting is more detailed and structure matters — this is where advisory work earns its keep.
Read the program details→Government-insured financing with flexible qualification, frequently used by first-time buyers. FHA guidelines allow for higher debt ratios on a case by case basis.
Read the program details→Earned financing for eligible service members and veterans. VA guidelines also allow for higher debt ratios on a case by case basis.
Read the program details→Financing designed for qualifying properties in eligible areas. Ask about eligibility before you rule it out.
Read the program details→Term length is a lever, not a default. Shortening or lengthening the term changes both the monthly number and the lifetime cost.
Read the program details→Investor-friendly financing for fix-and-flip projects, ground-up construction, and rental property acquisitions. Common-sense underwriting, fast draws, and structures built around the deal — not a W-2.
Read the program details→What to know before youmake an offer.
A plain-language guide to purchase financing — pre-approval, program choices, and what actually decides your rate.
Mortgage pre-approval, before you tour a single house
A mortgage pre-approval tells you and your agent exactly what price range is real. Sellers in competitive markets rarely take an offer seriously without one, and the Home Purchase Qualifier starts that letter for you at no cost.
Pre-approval looks at income, assets, credit profile and debt-to-income ratio. Lenders generally want no more than 43% of gross monthly income going to the new housing payment and no more than 49.99% to total monthly debt, with FHA and VA allowing higher ratios case by case.
First-time home buyer loans with low down payment options
First-time buyers often qualify for far less money down than they expect. FHA loans allow flexible credit and down payment terms, USDA financing can reach 100% on eligible rural properties, and conventional programs start as low as 3% down for well-qualified borrowers.
The right answer depends on credit score, how long you plan to hold the home, and how mortgage insurance prices out on each program. We compare them side by side rather than steering you to one.
FHA, VA, USDA, conventional and jumbo purchase loans
FHA loans suit buyers who need flexible qualification. VA loans are earned financing for eligible service members and veterans, often with no down payment and no monthly mortgage insurance. Conforming conventional loans price competitively for strong credit profiles.
Above conventional loan limits, jumbo and super jumbo financing takes over — heavier documentation, more structure choices, and the place where an experienced broker matters most.
Licensed mortgage broker in Florida, Georgia, the Carolinas and Pennsylvania
Beacon Mortgage & Funding LLC is a broker, not a single bank. That means shopping your scenario across multiple wholesale lenders instead of accepting one institution's rate sheet.
We're licensed in FL, GA, NC, SC and PA, and most purchase loans fund in under 30 days from application to closing.
Get your personalizedmortgage options.
Mortgage rates change every day, and your rate will vary based on your location, finances, and other factors. Pick the line that matches your situation — you'll go straight to the right tool.
Prefer to talk it through? (786) 305-7934