A conventional loan has a fixed interest rate in which the principal and interest payment remains the same over the life of the loan.  Terms from 10-30 years are available.  The major advantage is that you are protected if interest rates go up, yet you have the flexibility to refinance without a prepayment penalty if the rates go down.   Shorter terms typically have a lower rate.

There is a way to finance a home with no down payment.  The Rural Development program helps anyone who meets the income guidelines required, to acheive their dream of homeownership.     

Rural Development loans allow those with good credit to finance 100% of the sales price.  Your closing costs may be financed into your loan, if the value of the property is sufficient.

100% financing does not always mean higher rates. Call us for details!

Rural Development Loans do have income limits and other program criteria that can affect your eligability.  It is best to call us to find out if this loan best fits your needs.

Manufactured homes are eligable for Rural Development loans! (Must be a "double wide" and have a permanent foundation)

FHA (Federal Housing Administration) loans are very flexible. 

Do you want to buy a home but have limited funds for a down payment?  FHA currently allows for up to 96.5% financing!

Are you paying high credit card rates but have limited equity in your home?  FHA allows you to use up to 85% of the value of your home to consolidate your high interest loans.

Are you stuck in a high rate mortgage and just want to refinance to a lower rate but have limited equity in  your home?  FHA allows for 96.5% non-cash out rate/term refinancing!

Do you have an FHA loan and want a lower rate? Ask about an FHA STREAMLINED Refinance!

If your credit score has been damaged because of tough times - don't be afraid to call.  FHA has flexible credit scoring guidelines.

There are no income limits for FHA loans - everyone can apply - whether your income is very high or not so high.

If you are purchasing a home, the seller can contribute up to 6% toward your closing costs!

If you are a veteran or the surviving spouse of a veteran, you may qualify for a VA loan.

There is no minimum credit score for VA loans.  100% financing is allowed with no monthly mortgage insurance premiums.

If you are purchasing a home, the seller can contribute up to 4% toward your closing costs!

Manufactured homes are eligable.

We are proud to assist our troops in home ownership!

Debt consolidation loans can allow you to use the equity in their home to pay off existing debt which may lower your overall monthly payments.  Cash out refinancing also uses the equity in your home, but does not dictate what the loan proceeds are to be used for.  Your loan officer can help determine what your options are and which program is best for your current situation.

As of January 1, 2006, all mortgages in excess of $417,000 are considered jumbo mortgages.   Generally, the rates are slightly higher than conventional mortgages.   Jumbo mortgages are available in both fixed rates, ARM's and interest only products.   Single family residential, condos and single family second homes can be financed with no prepayment penalty with full documentation, alternative documentation, limited documentation or no documentation financing methods.

An adjustable rate mortgage (ARM) offers payment terms up to 40 years.  Rates are generally lower than fixed rate mortgages.  This allows you to qualify for a higher loan amount.  A borrower can also choose an ARM product based on the length of time they plan to occupy the house.   The rate on an ARM is limited as to how much it can increase or decrease at each adjustment period.   This means that your monthly payment can go up or down. Virtually all ARM products put a ceiling on the maximum interest rate increases per period and life of the loan.   It is a trade off; you get a lower rate with an ARM in exchange for assuming more risk. 

Only certain "loan related" fees are listed here.   Fees listed below show costs that are standard for most loans that we do.   These fees would be itemized with an '801-820' or '1301-1310' number on our Good Faith Estimate and HUD1/HUD1-A Settlement Statement.

There may be other fees that you will be expected to pay when obtaining a home loan with any lender.   These fees are based on the value of your home, whether or not the loan is for a home purchase, and local customs regarding the buyer's/seller's obligation to pay certain fees.   Since this will vary from person to person, we cannot list all fees including title search, title insurance, prepaid escrow funds for taxes and insurance, city and/or state stamps/assessments, or closing/settlement services by a title company.

* Rates, points, fees and third party expenses can not be guaranteed and are subject to change without notice. Fees will vary for certain loan programs depending on which Lender is chosen to best match your needs.