Purchase Programs

Conventional
Underwritten according to Fannie Mae and Freddie Mac guidelines a conventional loan is generally the best option as long as credit and income requirements can be satisfied. A conventional loans is designed for loan amount under $417,000. Conventional loans have a higher rate than FHA loans but do not have the same mortgage insurance requirements.

  • 5% down payment.
  • Can apply for the loan 1 day after taking it of the market (NMLS).
  • Down payments as low as 3% when property is owner occupied
  • 45% Debt-to-income ratio
  • Private Monthly Mortgage Insurance (PMI) until 20% equity is obtained, there are options to buyout of mortgage insurance or have the lender pay the mortgage insurance for you. Ask for details.
  • Stricter qualifications than FHA
  • Investment property loans allowed with as little as 10% down payment
  • Maximum number of financed properties – 10
  • Under certain circumstances escrow accounts can be waived
  • Cash out/Debt Consolidation refinances up to 85% of the home’s value
HomePath
HomePath is a loan program from Fannie Mae.

  • 3% down payment.
  • No mortgage insurance.
  • No appraisal requested from the lender.
  • Different types of loans: fixed rate, adjustable rate (ARM), or interest only.
  • Many condo project requirements are waived.
FHA*
FHA loans are traditionally one of the most popular programs for individuals looking to a purchase a home. FHA loans are federally insured loans that are offered at lower rates than conventional loans. These types of loans are generally easier to qualify for as the guidelines are more forgiving on applicants that may have had past credit problems. Some of the other benefits of an FHA loan include the following.

  • 3.5% down payment.
  • Credit score from 500 (FICO) and up.
  • Down Payments as low as 3.5% with a 580 credit score and higher
  • Up to 55% Debt-to-income ratio
  • Up-front Mortgage Insurance is required (can be financed into the loan)
  • Monthly Mortgage Insurance is required for the life of the loan
  • No closing costs, no appraisal streamline refinances are available and are very popular
  • FHA loans can be assumed
  • Credit scores down to a 500 credit score allowed with a 10% down payment
  • Down payment and closing costs can be “gifted’ from a family member
  • Escrow account required to be paid with monthly mortgage payment
  • Cash out/Debt Consolidation refinances up to 85% of the homes value
  • Home must be Owner Occupied
USDA
Those looking to purchase in a rural community, this is the program for you! USDA offers a mortgage loan that encourages home buying and growth in rural communities. Applicants must meet certain income requirements and the property must be located in a rural eligible area.There are several benefits to a USDA loan here are just a few:

  • 100% Purchase program.
  • Single Family, Multi-Family Housing or Business Program.
  • No down payment required!! That’s right 100% financing.
  • Low monthly mortgage insurance about one-fifth of what you would pay on an FHA loan
  • Competitive fixed interest rates
  • Flexible credit guidelines
  • Home must be owner occupied
VA*
Established by the United States Department of Veteran Affairs, VA loans are designed to help veterans and their families obtain the American Dream. This loan option is available to all Veterans, Active Duty Personnel, Reservists/National Guard members, and surviving spouses as long as a Certificate of Eligibility is present.

  • 100% Financing.
  • No down payment.
  • No mortgage insurance.
  • No Down Payment required – 100% financing availableolder
  • No Private Mortgage Insurance
  • Low fixed interest rates
  • Refinance Cash out loans available to 100% of the home’s value
  • VA up-front Funding Fee can be financed into the loan
  • Streamline, no closing cost loans available
  • VA loan can be assumed
  • All areas are eligible
Good Neighbor Next Door
This program is for law enforcement officers, teachers, firefighters or emergency medical technicians. The homes are listed on the HUD website.

  • ½ off purchase.
  • Located in revitalization areas.
Reverse Mortgages*
This program is designed for homeowners that are 62 years of age and older. While this program is most commonly used for refinancing it can also be used to purchase an owner occupied home. The basic concept behind this program is to allow eligible homeowners relief from never making a mortgage payment again. Eligible homeowners also have the option to receive monthly income by pulling from the homes equity. Some of the general guidelines and benefits include the following:

  • All applicants must be 62 years of age or older
  • Home must have a large of equity
  • No monthly mortgage payment
  • Easy to qualify
  • Eligible applicants can receive monthly income
  • Home must be owner occupied
  • Home owners ALWAYS retain ownership
  • Loan is paid back with accrued interest when the home is sold or when the homeowner passes away.
Repayment is deferred until the borrower dies, sells the home, no longer maintains the home as the primary residence, or defaults on other obligations such as insurance or taxes.
Construction Loans and One-Time Close
Construction loans are becoming more and more popular since it gives homeowners the freedom of selecting their own plans and contractor. This type of loan is generally used when a homeowner is looking to build a custom home. All though these types of loans are more labor intensive up-front they are very rewarding when the finished product is realized. Once the home is completed we assist the home owner in obtaining permanent financing to pay off the construction loan.
It is very popular for home owners to do a One-Time Close loan. Just as the name suggests you only close once to obtain both the construction loan as well as the long-term financing. Once the home is completed the lender automatically converts the construction loan into a long-term loan, no additional signatures of costs required.
* These materials are not from HUD or FHA and were not approved by HUD or a government agency.