There's more than one way to finance a home. Pick a program below to see who it's
generally a good fit for — then let's talk about which one actually fits you.
Conventional
The go-to choice for buyers with steady income and solid credit.
A conventional loan isn't backed by a government agency — it follows guidelines set
by Fannie Mae and Freddie Mac, the two entities that buy most U.S. mortgages. It's often the
most straightforward, flexible option if your credit and finances are in good shape.
Generally a good fit if you...
Have a credit score in the mid-600s or higher
Can put down anywhere from 3% to 20%+
Want the option to buy a primary home, second home, or investment property
Would rather avoid the extra paperwork that comes with government-backed loans
General guidelines
Down payment: as low as 3% for qualified first-time buyers, though 20%
avoids monthly mortgage insurance entirely
Credit score: typically 620+, with better rates as your score climbs
Debt-to-income ratio: generally up to 45–50% with strong
compensating factors
Mortgage insurance (PMI): required if you put down less than 20%, but
it automatically drops off once you reach roughly 78% loan-to-value
Think a Conventional loan fits your situation?
Every situation is different, and these are general guidelines — the fastest way
to know where you stand is a quick conversation. Send us a message
or visit our team page to apply directly.
FHA
Backed by the federal government to make homeownership more accessible.
FHA loans are insured by the Federal Housing Administration, which is why lenders can
offer more flexible credit and down payment requirements than a conventional loan. It's one
of the most popular options for first-time buyers.
Generally a good fit if you...
Have less than 20% saved for a down payment
Have had some past credit bumps but are on solid footing now
Are buying your first home
Carry a bit more monthly debt than conventional guidelines typically allow
General guidelines
Down payment: as low as 3.5% with a credit score of 580 or higher
Credit score: scores as low as 500 may qualify with a larger (10%)
down payment
Debt-to-income ratio: often allows higher ratios than conventional,
especially with strong compensating factors
Mortgage insurance (MIP): an upfront premium plus an annual premium
paid monthly — unlike PMI, it usually stays for the life of the loan unless you
refinance
Wondering if FHA is the easier path to your first home?
Every situation is different, and these are general guidelines — the fastest way
to know where you stand is a quick conversation. Send us a message
or visit our team page to apply directly.
VA
A powerful benefit earned through military service — often $0 down.
VA loans are guaranteed by the Department of Veterans Affairs and available to eligible
veterans, active-duty service members, and certain surviving spouses. It's one of the
strongest loan programs available — often overlooked by people who don't realize they
qualify.
Generally a good fit if you...
Are a veteran, active-duty service member, or eligible surviving spouse
Want to buy with little or no money down
Want to avoid monthly mortgage insurance altogether
Have had a past bankruptcy or foreclosure but are rebuilding credit
General guidelines
Down payment: 0% down is possible for eligible borrowers
Mortgage insurance: none, ever — VA loans never charge monthly
mortgage insurance
Funding fee: a one-time fee (financed into the loan) that varies by
down payment and prior use — fully waived for veterans with a service-connected
disability rating
Credit & income: more flexible guidelines than conventional loans,
with underwriting that looks at residual income, not just a DTI ratio
Not sure if your service qualifies you for VA benefits?
Every situation is different, and these are general guidelines — the fastest way
to know where you stand is a quick conversation. Send us a message
or visit our team page to apply directly.
USDA
Zero-down financing for homes in eligible rural and suburban areas.
USDA loans are backed by the U.S. Department of Agriculture to encourage homeownership
outside of major urban centers. "Rural" is defined more broadly than most people expect
— many suburban areas around Arizona actually qualify.
Generally a good fit if you...
Are buying in a USDA-eligible area (we can check this for you in seconds)
Fall within your area's household income limits
Want to buy with no down payment
Have steady, documentable income
General guidelines
Down payment: 0% down for eligible borrowers
Credit score: typically 640+ for streamlined processing
Income limits: household income generally can't exceed 115% of the
area median income
Guarantee fee: an upfront fee plus a low annual fee, in place of
traditional mortgage insurance
Curious if your address is in a USDA-eligible zone?
Every situation is different, and these are general guidelines — the fastest way
to know where you stand is a quick conversation. Send us a message
or visit our team page to apply directly.
Jumbo
Financing above conventional loan limits for higher-priced homes.
Jumbo loans finance amounts above the conforming loan limit set by the Federal Housing
Finance Agency, which varies by county. Because these loans aren't purchased by Fannie Mae or
Freddie Mac, lenders take on more risk — and generally ask for a stronger financial
profile in return.
Generally a good fit if you...
Are buying a home priced above the conforming loan limit in your area
Have strong credit and healthy cash reserves
Can comfortably document your income and assets
General guidelines
Down payment: typically 10–20% or more
Credit score: generally 700+
Debt-to-income ratio: usually held to a tighter standard than
conventional loans
Reserves: lenders often want to see several months of mortgage
payments in reserve after closing
Have your eye on a home above the conforming loan limit?
Every situation is different, and these are general guidelines — the fastest way
to know where you stand is a quick conversation. Send us a message
or visit our team page to apply directly.
DSCR
Qualify based on the property's rental income — not your personal income.
A DSCR (Debt Service Coverage Ratio) loan is built for real estate investors. Instead of
verifying your personal income with tax returns and W-2s, the lender looks at whether the
property's expected rental income covers its own mortgage payment. It's a popular option for
self-employed investors or anyone growing a rental portfolio.
Generally a good fit if you...
Are purchasing or refinancing an investment property, not a primary residence
Are self-employed or have income that's hard to document conventionally
Would rather qualify off the property's cash flow than your personal tax returns
Are scaling a rental property portfolio
General guidelines
Qualification: based on the property's rent covering its mortgage
payment (a DSCR at or above roughly 1.0–1.25 is typically sought)
Down payment: generally 20–25% or more
Credit score: generally 660+
Documentation: no personal income verification — no tax returns
or pay stubs required
Building a rental portfolio and tired of income-doc headaches?
Every situation is different, and these are general guidelines — the fastest way
to know where you stand is a quick conversation. Send us a message
or visit our team page to apply directly.
HELOC
A flexible line of credit secured by the equity you've already built.
A Home Equity Line of Credit is different from the loans above — it's not for
buying a home, it's for homeowners who want to put their existing equity to work. Think of it
like a credit card secured by your home: you draw what you need, when you need it, up to your
approved limit.
Generally a good fit if you...
Already own a home with meaningful equity built up
Want flexible access to funds for renovations, debt consolidation, or major expenses
Would rather draw money as needed instead of taking one lump-sum loan
General guidelines
Available credit: based on your home's value and how much you still
owe, often up to 80–85% combined loan-to-value
Structure: a draw period where you can borrow against the line,
followed by a repayment period
Rate: typically variable, tied to an index rate
Credit score: generally 680+ for the best terms
Sitting on home equity you'd like to put to work?
Every situation is different, and these are general guidelines — the fastest way
to know where you stand is a quick conversation. Send us a message
or visit our team page to apply directly.
