Every way to finance it, in one index.
Fixed rates, adjustable rates, conforming, jumbo and super jumbo, FHA, VA and USDA, plus private investor lending for fix-and-flip and ground-up construction. Open a line to read how each program behaves.
Programs are tools.Choosing between them is the work.
Becoming a homeowner all depends on finding the best possible loan scenario for your unique situation. Here's the full set, with the trade-offs stated plainly.
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→Choosing betweenloan programs.
The trade-offs behind each program, stated plainly, so you can narrow the field before we talk.
Fixed rate vs adjustable rate mortgage
A fixed rate mortgage holds the same interest rate for the entire term, so principal and interest never change. It is the right instrument when you intend to stay put and want your housing cost insulated from the market.
An adjustable rate mortgage fixes the rate for an introductory period, then adjusts on a schedule tied to an index. The trade is a lower starting payment against future uncertainty — sensible when a sale or refinance is genuinely likely inside the fixed window.
Conforming, jumbo and super jumbo loans
Conforming loans fall within conventional loan limits and generally price best for strong credit profiles. Once the loan amount exceeds those limits, jumbo financing applies, with tighter reserves and more detailed underwriting.
Super jumbo files are relationship business. Structure — how the loan is split, what term is used, how reserves are documented — often matters more than the headline rate.
Government-backed loans: FHA, VA and USDA
FHA loans offer flexible qualification and are widely used by first-time home buyers, with higher debt-to-income ratios allowed case by case. VA loans are earned benefits for eligible service members and veterans, frequently with no down payment.
USDA loans finance qualifying properties in eligible areas and can reach 100% of the purchase price. Check eligibility before ruling it out — the maps cover more ground than most buyers assume.
Private lending for fix-and-flip and construction
Investor financing runs on different logic than a W-2 mortgage. Fix-and-flip loans underwrite the deal — purchase price, rehab budget, after-repair value — with fast draw schedules that keep a project moving.
Ground-up construction and rental acquisitions round out the investor side. If conventional guidelines do not fit the property or the borrower, private capital often does.
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.
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