Loan Programs & Specialty Financing

Conventional financing is one of the most flexible and widely used ways to buy a home—and one of the biggest misconceptions is that you need 20% down. You don't. Many buyers purchase with 5% down, and certain conventional options may allow as little as 3% down for eligible borrowers.

Some conventional programs are specifically designed to make homeownership more accessible for first-time buyers and households with moderate incomes. These options can offer lower down-payment requirements, more flexible sources for funds, and reduced mortgage insurance costs in certain situations. The important part is knowing which option fits your income, credit profile, property, and long-term goals.

Conventional loans are often especially attractive for buyers with stronger credit, because credit quality can have a meaningful impact on pricing and mortgage insurance. A larger down payment can lower the monthly payment and reduce or eliminate mortgage insurance—but putting 20% down is a choice, not a requirement.

That's where strategy matters. Sometimes preserving cash for reserves, improvements, investments, or other financial priorities makes more sense than putting every available dollar into the down payment. We'll compare the options with you and help determine the structure that gives you the right balance of monthly payment, cash to close, and long-term financial flexibility.

Conventional doesn't mean one-size-fits-all. With the right structure, it can be one of the most versatile mortgage options available—and we'll help you understand how to make it work for you.

FHA financing can be an excellent option for buyers who want to purchase with a smaller down payment or who may need a little more flexibility when it comes to credit, debt ratios, or their overall financial profile. FHA loans generally allow a minimum down payment of 3.5% for qualifying borrowers, making homeownership possible without requiring years to accumulate a large down payment.

One of FHA's biggest strengths is flexibility. A buyer does not need perfect credit to qualify, and FHA guidelines can sometimes accommodate circumstances that may be more challenging under conventional financing. That can make FHA worth exploring for first-time buyers, buyers rebuilding credit, or anyone whose financial picture doesn't fit neatly into a conventional box.

FHA financing can also provide flexibility with the funds needed to purchase a home. Depending on the circumstances, down payment and closing funds may come from sources such as personal savings, eligible gifts, or approved down-payment-assistance programs. Sellers may also be able to contribute toward certain allowable closing costs, giving us additional ways to structure the transaction.

FHA loans do include mortgage insurance, so the lowest down payment is not automatically the best financial choice for every buyer. We look beyond simply getting you qualified and compare the payment, cash needed at closing, mortgage insurance, and other available loan options to determine what makes the most sense for you.

The best loan isn't necessarily the program with the biggest name or the smallest down payment. It's the financing structure that works with your circumstances today while supporting where you want to go next.

VA financing is available to many active-duty service members, veterans, members of the National Guard and Reserves, and certain surviving spouses who meet VA eligibility requirements. It is one of the most valuable home loan benefits available—but many people who qualify never realize how flexible it can be.

The VA itself does not set a minimum credit score. Individual lenders may add their own requirements, but because we work with a broad range of lending partners, we may have options for borrowers with scores as low as 500, depending on the overall loan profile and approval requirements.

For eligible borrowers, a VA loan can offer no down payment and no monthly mortgage insurance, which can significantly reduce the cash needed to purchase a home and help keep the monthly payment more manageable.

Another common misconception is that your VA home loan benefit can only be used once. In many cases, VA entitlement can be used again, and some borrowers may even have remaining entitlement available while another VA loan is still outstanding.

We are VA lending experts with years of experience helping military borrowers understand and use their benefits. Kathy comes from a military family. Her father and brother both served, so helping veterans and their families is personal for her.

We take the time to review your eligibility, entitlement, credit, income, assets, property, and long-term plans so you understand not only whether you qualify, but how to use your VA benefit strategically.

You earned this benefit through your service. We consider it a privilege to help you understand it, protect it, and use it in a way that supports the life you are building.

USDA financing can be a powerful option for buyers looking in eligible rural and small-town communities, and many areas that qualify are closer to major cities than people expect.

For eligible borrowers and properties, USDA financing can offer no down payment, which can make homeownership possible without waiting years to build a large amount of savings. Income limits do apply and are based on factors such as household size and the county where the property is located.

USDA loans can also offer flexibility when it comes to property type. Depending on the home and how it is classified, certain unique properties—including some barndominiums—may be eligible. Credit requirements can vary by lender, and in some cases borrowers with scores around 580 may have options, depending on the overall file and approval requirements.

What matters most is not just whether a property appears to be "rural," but whether the property and household both meet USDA eligibility rules. We'll help you look at the location, income limits, credit profile, and property type before you get too far into the process.

USDA financing can open doors in places buyers often overlook. Our job is to help you find out whether one of those doors is the right one for you.

Jumbo financing is designed for homebuyers whose loan amount exceeds the standard conforming loan limits. These loans are often used for higher-priced homes, luxury properties, or buyers purchasing in markets where home values naturally run above conventional limits.

Because jumbo loans are not limited to one standard set of agency rules, the options can vary significantly from one lender to another. That can create opportunity—but it also means the right lender and the right structure matter. Credit profile, income, assets, reserves, property type, and down payment can all affect which jumbo program makes the most sense.

Many borrowers assume a jumbo loan automatically means a very large down payment. That is not always the case. Depending on the borrower and the program, there may be options with more moderate down payments, competitive fixed or adjustable rates, and loan structures designed around borrowers with strong income and assets.

Jumbo financing is also an area where experience and access to multiple lending partners can make a meaningful difference. One lender may have a better solution for a high-net-worth borrower, while another may be stronger for a complex income profile, a unique property, or a larger loan amount. We compare those options instead of trying to force every borrower into the same box.

For some clients, the question is not simply "How much can I borrow?" It is "How should I structure this purchase?" A larger down payment may reduce the monthly payment, but preserving liquidity for investments, reserves, business needs, or other financial priorities may be equally important.

Jumbo financing should be as thoughtful as the purchase itself. We look at the entire financial picture and help you choose a mortgage structure that supports both the home you want today and the goals you are building toward.

Refinancing is not simply about getting a lower interest rate. The better question is whether your current mortgage still supports where you are today and where you want to go next.

For some homeowners, refinancing may reduce the interest rate or monthly payment. For others, the opportunity may be to shorten the loan term, change loan programs, remove mortgage insurance, restructure debt, or access equity for another financial goal. The right reason to refinance is different for every homeowner.

A rate-and-term refinance changes the terms of your existing mortgage without taking significant cash from the property. Depending on the circumstances, that might mean reducing the rate, changing the loan term, moving from an adjustable-rate mortgage to a fixed rate, or replacing one loan program with another that better fits your current situation.

A cash-out refinance allows qualified homeowners to replace their existing mortgage with a larger loan and receive a portion of their available equity in cash. Those funds might be used for home improvements, debt consolidation, education, investments, major expenses, or other financial priorities. But accessing equity should always be evaluated in the context of the new payment, interest rate, closing costs, and long-term impact.

Sometimes the best refinance recommendation is actually not to refinance at all. If you already have an attractive first-mortgage rate, a second mortgage or HELOC may accomplish your goal without replacing that loan. We compare the alternatives rather than assuming a refinance is automatically the answer.

We also look beyond the immediate monthly savings. Closing costs, the amount of time you expect to keep the home, the new loan term, your existing equity, and your broader financial plans all matter when determining whether refinancing creates a real benefit.

Your mortgage should continue working for you long after the day you close. We help you evaluate what you have today, what you want to accomplish next, and whether refinancing—or another strategy—can move you closer to those goals.

Building a home is different from buying one that is already standing—and the financing should reflect that. Construction lending has more moving parts, more deadlines, and more opportunities for something to get off track. This is one of the areas where experience matters most.

We have decades of experience with construction financing and understand both the lending side and the operational side of getting a home from plans and specifications to a completed property. We work with borrowers, builders, title companies, appraisers, and construction teams throughout the process so you are not trying to figure it out as you go.

There are two primary ways to finance a new build: a one-time close or a two-time close.

One-time close construction financing

A one-time close combines the construction loan and the permanent mortgage into one transaction. You close before construction begins, funds are released through construction draws as the home is built, and when construction is complete the loan transitions into permanent financing according to the program terms.

The biggest advantage is simplicity. There is generally one closing, one set of closing costs, and one financing process rather than starting over when the house is finished. Depending on the program, one-time-close financing may be available with Conventional, FHA, or VA financing, allowing us to structure the loan around the borrower's qualifications and goals.

For many borrowers, the one-time close also provides greater certainty at the beginning of the project. Instead of building a home and hoping permanent financing is available eight or twelve months later, much of the financing work is completed before construction begins.

That does not mean the loan goes on autopilot. Construction draws, inspections, builder documentation, change orders, completion requirements, and final conversion all have to be managed correctly. The advantage of a one-time close is not that construction becomes simple—it is that the financing can be structured more efficiently from the beginning.

Two-time Close Construction Financing

With a two-time close, the construction loan and permanent mortgage are two separate transactions.

The first loan finances the land and construction of the home. When construction is complete, the borrower obtains a new permanent mortgage to pay off the construction loan. That typically means a second loan application, another underwriting process, another closing, and additional closing costs.

Why would someone choose it?

A two-time close can provide additional flexibility. You may be able to choose the permanent financing after the home is completed, shop the market at that time, or use a construction lender whose short-term program works especially well for the project even if you ultimately want your permanent mortgage somewhere else.

The tradeoff is uncertainty. Your financial situation, credit, employment, interest rates, property value, and lending guidelines can all change during construction. Because the permanent loan is a new transaction, you generally have to qualify again when the home is finished.

So which one is better?

There is no automatic answer.

A one-time close may be the better choice when you value certainty, want to minimize duplicate costs, and prefer to establish your long-term financing before construction begins.

A two-time close may make sense when flexibility is more important, when the construction project requires a different lending structure, or when there is a strategic reason to separate the construction financing from the permanent mortgage.

And sometimes the difference between the two comes down to details most borrowers would never think to ask about: the builder, land ownership, equity in the lot, construction budget, contingency reserves, draw schedule, credit profile, loan type, and how long the build is expected to take.

That is why we don't start by asking which construction loan you want. We start by learning what you are building, how you are building it, and what you want your finances to look like when the home is finished. Then we help you structure the financing that gets you from an empty lot to your front door—with a plan for both the construction and what comes next.

Sometimes the right home is not move-in ready—and that does not mean you have to walk away from it. Renovation financing can allow you to purchase or refinance a home and include eligible repairs or improvements in the mortgage, rather than paying for the work entirely out of pocket.

Depending on the program, renovation funds may be used for everything from updating kitchens and bathrooms to replacing roofs, repairing major systems, improving energy efficiency, or completing more extensive structural work. Instead of financing the home and the improvements separately, the loan can be structured around the property as it will be after the renovations are completed.

These loans can be especially valuable when a home has the right location, floor plan, or potential—but needs work before it truly fits your needs. They can also create opportunities in markets where renovated homes command a premium and buyers are willing to improve a property themselves rather than compete for one that has already been remodeled.

Rehab financing does require more planning than a standard mortgage. Contractor bids, plans and specifications, appraisal requirements, repair escrows, inspections, and draw schedules all have to work together. That is where experience matters. We help coordinate the financing side so you understand what is required before you commit to the property or the project.

The most important question is not simply, "Can I finance the repairs?" It is whether the total project makes sense—purchase price, renovation budget, future value, monthly payment, cash needed, and your long-term plans for the home.

Sometimes the best home is the one you can make your own. We help you look beyond what a property is today and structure financing around what it can become.

Sometimes the first step toward building a home is simply securing the right piece of land. A lot loan can help finance the purchase of a residential homesite before construction begins, giving you time to plan the home, select a builder, and decide how you want to structure the construction financing.

Lot financing is different from a standard home mortgage because there is no completed house securing the loan. Lenders may look closely at the property itself, access to utilities, road frontage, intended use, location, and how soon you expect to build. Down payment requirements and loan terms can also vary based on whether the property is a finished lot, improved homesite, or raw land.

For buyers who already know they want to build, the bigger question is often how the land purchase fits into the overall construction plan. In some cases, equity in the lot may later become part of the financing strategy for the construction loan, which can affect how much cash you need when it is time to build.

That is why we do not look at the lot purchase in isolation. We help you think ahead to the next step—how the land, construction budget, builder, future home value, and permanent financing all work together.

The right lot is the beginning of the plan. We help make sure the financing for the land supports the home you ultimately want to build.

Manufactured and modular homes can offer an affordable, flexible path to homeownership—but the financing is not always as straightforward as it is with a traditional site-built home. The right loan depends on how the home is built, how it is titled, whether land is included, and whether the property is considered real estate or personal property.

We work with financing for manufactured homes on owned land, manufactured homes being purchased with land, modular homes, and certain chattel or personal-property transactions. Depending on the property and borrower, options may include conventional, FHA, VA, or specialized manufactured-home financing.

One of the most important distinctions is how the home is classified. A manufactured home that is permanently affixed to land and titled as real property is financed differently from a home that remains titled as personal property. That difference affects the loan program, appraisal, title work, insurance, and closing process.

Modular homes are also different from manufactured homes. They are built off-site in sections, but once completed and installed, they are generally treated much more like a traditional site-built home for financing purposes.

This is another area where experience matters. We understand the additional steps involved—title conversion, foundation requirements, HUD documentation, dealer and builder paperwork, land ownership, and property eligibility—so we can help identify the right financing path early.

Whether you are buying a manufactured home, building a modular home, or combining the home and land into one transaction, we help you understand the options and structure the financing around the property you are actually purchasing.

Buying your first home can feel complicated, especially when the biggest question is not the monthly payment—it is how much cash you need to get started. The good news is that first-time buyers often have more options than they realize.

Depending on the loan program, qualified buyers may be able to purchase with a low down payment and combine their mortgage with down payment or closing-cost assistance. Assistance may come through state, city, county, housing-finance, or other approved programs, and the amount and terms can vary significantly. Some assistance is structured as a grant, while other programs use a deferred, forgivable, or repayable second mortgage.

And "first-time buyer" does not always mean you have never owned a home. Many programs define a first-time buyer as someone who has not owned a primary residence during a specified period, while others have exceptions based on the borrower, property location, or program. That is why we look at the details before assuming you do—or do not—qualify.

There can also be important differences in income limits, property location, credit requirements, homebuyer education, and how assistance can be combined with the first mortgage. We work with a variety of programs and help compare the options instead of simply choosing the first assistance program that appears available.

Most importantly, down payment assistance should be part of the overall mortgage strategy, not the entire strategy. Sometimes assistance can preserve savings and make buying possible sooner. In other situations, a different loan structure may provide a better monthly payment or stronger long-term financial position.

You do not need to know which program to ask for. Tell us where you want to buy, what you have available, and what you want to accomplish. We'll help determine which options you may qualify for and build a financing plan around your goals.

For homeowners age 62 and older, a reverse mortgage can turn a portion of home equity into a financial tool without requiring monthly principal and interest payments. It can be used to refinance a home you already own or, in the right situation, to help purchase a new primary residence.

A reverse mortgage is not "free money," and it is not right for everyone. The loan balance grows over time as interest and mortgage insurance are added, and the homeowner must continue to meet the responsibilities of ownership, including property taxes, homeowners insurance, maintenance, and occupancy requirements.

For some homeowners, however, the flexibility can be meaningful. A reverse mortgage may help improve monthly cash flow, create a line of credit, provide access to home equity, or allow someone to purchase a home while preserving more of their other assets.

A reverse mortgage for purchase can be especially useful for buyers who want to move, downsize, relocate closer to family, or choose a home that better fits the next stage of life. Rather than paying all cash or taking on a traditional mortgage payment, eligible buyers may be able to combine a substantial down payment with reverse-mortgage financing.

For homeowners who already own their property, a reverse refinance can sometimes be used to eliminate an existing mortgage payment or provide access to available equity. How much may be available depends on factors such as age, home value, existing liens, and current program terms.

These loans also include important protections. With an FHA-insured reverse mortgage, the borrower generally remains the owner of the home, and the loan is typically repaid when the last eligible borrower permanently leaves the property, sells the home, or passes away. Heirs may have options to keep or sell the property, depending on the circumstances.

A reverse mortgage should never begin with the question, "How much can I get?" It should begin with, "What do I want my home equity to accomplish for me?" We help you look at the numbers, the tradeoffs, and your long-term goals so you can decide whether a reverse mortgage belongs in your financial plan.