Loan Programs

	CONVENTIONAL - Traditional fixed and adjustable rate loan programs that typically require 3-5% of the borrower's own money down at a competitive interest rate. Certain income and asset documentation, as well as good credit history are usually necessary in order to get the best rate and terms. back to top
	VA MORTGAGE – Fixed rate loans that are backed by the Veterans Administration and guaranteed by the US government. You must be an "eligible" veteran or active in the military. back to top FHA MORTGAGE – Fixed and adjustable rate loans that are backed by the Department of Housing & Urban Development. Offers the borrower the ability to put as little as 3% down (can be a gift) and finance “allowable” closing costs. The seller can contribute up to 6% of the purchase price towards the buyer's closing costs. back to top
	NO INCOME VERIFICATION - Loans wherein the borrower's income is not verified (proven). There are several varieties of the NIV loan today. This type of loan is typically best suited for self-employed borrowers but depends on each borrower's situation. Some borrowers simply choose to not disclose income/employment or asset information at all - this is commonly referred to as a No Doc loan. Others might be willing to disclose income, but select a program that doesn't calculate debt-to-income ratios, which usually allows them to qualify for a larger amount. With all the different variations of these specialty loans, it is essential to work with a knowledgeable loan officer to find the one the best meets your needs. back to top
	NO DOWN PAYMENT – This is a 0% down payment loan. The borrower only needs to verify enough funds to cover the closing costs/prepaids. back to top
	SUBPRIME LOANS - These mortgages are for the credit challenged borrower. With a low-mid credit score of 500 or better, we can usually find a subprime loan program that can help you get back on track. Troubled credit, recent bankruptcy, or repo? Been turned down somewhere else? We offer loan programs for customers with credit problems. back to top
	103% PURCHASE – 0% down loan wherein closing costs can be financed up to 103% of the purchase price. Only owner-occupied, single-family detached home purchase transactions are eligible. First time homebuyer status not required and there are no income restrictions other than what's required to qualify. back to top
	80/15/5 - This is a loan scenario wherein the borrower obtains an 80% first mortgage and a 15% second mortgage to avoid PMI insurance, or to simply keep the first mortgage loan amount under the Conforming limit and avoid the typical premium associated with Jumbo loans. The borrower must put 5% of their own money down. Other variations of these popular creative financing methods include the 80/10/10 and 75/15/5. back to top


	JUMBO LOANS - Fixed and adjustable rate loan products greater than $417,000 (up to several million). Income/asset documentation, eligible property types and occupancy requirements vary greatly. Since a slightly better rate on a large loan can result in a significant amount of savings over time, this emphasizes the importance of working with a skilled mortgage professional with knowledge of this segment of the mortgage industry. back to top
	FLEX-97 LOANS - A conventional loan alternative to the FHA loan, but with a higher maximum loan limit. Must be a single family detached, primary residence purchase transaction and the borrower must have a low-mid credit score of 680 or higher. back to top

	HOME EQUITY LOANS – Subordinate to the first mortgage, these loans offer the borrower the ability to access their equity to pay for home improvements, consolidate debts, etc. without refinancing their current mortgage. This is especially convenient when you already have below present market rates on your first mortgage. back to top

	STATED INCOME LOANS - Borrowers who don't want to provide the traditional income documentation required, but are willing to state their income sources and allow the lender to confirm they are legitimate. These programs are typically offered to those with higher credit scores, good liquidity at a slightly higher rate of interest. back to top
	CONSTRUCTION LOANS - Building a new home can be exciting, but when it comes to financing, everything is not the same as buying a resale home or simply refinancing. Therefore, we have established relationships with several lenders who specialize in new construction. We can usually finance up to 90% of the cost of land, plus most if not all of the costs associated with construction. To avoid some of the costs associated with the traditional double closing scenario, we now offer a "One Time Close" construction/perm loan on various terms. back to top
	INVESTOR LOANS – These are loans for borrowers who want to acquire single family (1-4 unit) residential properties that will be rented out or simply held for investment. Due to the wide variety of parameters for non-owner occupied purchase and refinance transactions, it is recommended that you consult a knowledgeable mortgage professional. back to top