Loan options built for your situation
Whether you are a first-time buyer, refinancing, or buying again, we have a program designed for how you borrow. Each one is built around real borrower needs, not abstractions.
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Conventional mortgages
The backbone of home lending. Fixed or adjustable, 15 to 30 years. Suited for borrowers with solid credit and a down payment to match their goals.
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FHA loans
Built for first-time buyers and those with tighter finances. Lower down payment requirements and more flexible credit guidelines. Federal backing makes it work.
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VA loans
For military service members, veterans, and their spouses. No down payment required. No mortgage insurance. A benefit earned through service.
Simple steps from application to close
You fill out your application online or by phone. We review your finances and tell you what you qualify for. Then we guide you to closing. No jargon, no delays, no hidden next steps.
How each loan type works
Conventional mortgages explained
A conventional mortgage is a loan that is not backed by the federal government. You borrow money from a lender to buy a home, and you repay it over time with interest. Conventional loans typically require a down payment, usually between 3 and 20 percent of the home price. Your credit score, income, and debt matter. If you put down less than 20 percent, you will pay mortgage insurance until you reach that threshold. Fixed-rate mortgages keep the same interest rate for the life of the loan, whether 15 or 30 years. Adjustable-rate mortgages start with a lower rate that changes after a set period, usually five to seven years. Conventional loans are the most common type of mortgage and offer flexibility in terms and rates.
FHA loans explained
An FHA loan is backed by the Federal Housing Administration, which means the government insures the lender against loss if you stop paying. This makes it easier for borrowers who might not qualify for a conventional loan to get approved. FHA loans allow down payments as low as 3.5 percent, making homeownership possible for first-time buyers and those rebuilding credit. You will pay mortgage insurance premiums, both upfront and monthly, but the trade-off is lower credit requirements and more flexible income guidelines. FHA loans have limits on how much you can borrow, which vary by region. They are a bridge to homeownership when a conventional loan is not within reach.
VA loans explained
A VA loan is a benefit for military service members, veterans, and their surviving spouses. The Department of Veterans Affairs guarantees the loan, meaning the government backs it similar to an FHA loan. The biggest advantage is that you can buy a home with zero down payment. You do not pay mortgage insurance, saving thousands over the life of the loan. Credit requirements are often more flexible than conventional loans, recognizing that service members may have nontraditional credit histories. VA loans can be used to buy a primary home or refinance an existing mortgage. There is a one-time funding fee, but it is usually much less than the cost of mortgage insurance on other loan types.
Questions about our loan programs
Find answers to the questions borrowers ask us most often. If you do not see what you need, call us or send a message.
How do I know which loan program is right for me
Your loan officer will review your financial situation and talk through your options. If you are a first-time buyer with limited savings, an FHA or VA loan might make sense. If you have saved for a larger down payment and have strong credit, a conventional loan could offer better terms. There is no one-size-fits-all answer, which is why we talk it through.
What credit score do I need to qualify
Different programs have different requirements. Conventional loans typically ask for a score of 620 or higher, though better rates usually come with scores above 740. FHA loans are more flexible and may work with scores in the 580 range. VA loans often consider borrowers with scores below 620. The best approach is to talk to our team about your specific situation.
Can I use a VA loan if I am no longer on active duty
Yes. If you served honorably in the military, you likely have VA loan benefits for life. Surviving spouses of service members who died in service or from service-connected disabilities may also qualify. We can verify your eligibility and walk you through the process.
What happens after I submit my application
Your loan officer reviews it and contacts you within one business day. We ask questions to understand your income, debts, and assets. You provide documents like pay stubs and tax returns. We order an appraisal on the home. Once we verify everything, we give you a clear answer on what you qualify for and next steps toward closing.
Do I have to live in your service area to get a loan
We serve borrowers in your area and understand the local real estate market. We can discuss whether your property and situation fit what we offer. The best way to know is to start a conversation with us.
See where rates stand today
Rates change daily. The table below shows typical rates for each loan type in your area. Your actual rate depends on your credit, down payment, and loan details.
Rates as of
| Loan type | Rate | APR |
|---|---|---|
| 30-year fixed conventional Standard option. Rate stays the same for the life of the loan. | 6.500% | 6.625% |
| 15-year fixed conventional Pay off faster. Lower total interest. Higher monthly payment. | 5.750% | 5.900% |
| FHA 30-year fixed Lower down payment. Includes mortgage insurance. Flexible credit. | 6.250% | 7.125% |
Rates shown assume a borrower with good credit (740+), making a standard down payment for the loan type, on a primary residence. Your rate may differ based on your credit score, the size of your down payment, the loan amount, the property type, and current market conditions. Rates are updated daily.
These rates are estimates and are not an offer of credit. The rate you receive depends on your creditworthiness, income, assets, the property being financed, and market conditions at the time of application. All loan programs are subject to property appraisal, title review, and final underwriting approval. Rates and terms are subject to change without notice. FHA loans require mortgage insurance premiums. VA loans may require a funding fee. Call us or start your application to receive a personalized rate quote.