01
Fixed Rate
The principal-and-interest payment remains consistent for the full loan term.
Explore fixed rate →Loan Programs
Different structures for different plans.
A loan program is a tool—not the starting point. We begin with the property, your financial profile, timing and goals, then compare the structures that may fit the complete situation.
How the rate works
Understand how the payment may behave over time.
Rate structure affects predictability, flexibility and risk. Explore the fundamentals, then compare the complete costs and tradeoffs—not simply the starting rate.
02
Adjustable Rate
An initial fixed period is followed by adjustments based on the loan’s terms and market index.
Explore adjustable rate →03
Interest Only
Some structures allow interest-only payments for a defined period before principal payments begin.
Explore interest only →04
Graduated Payment
Payments begin lower and rise according to a predetermined schedule.
Explore graduated options →How the loan is structured
Programs built around eligibility, property and purpose.
Government-backed and conventional programs apply different standards to down payment, mortgage insurance, loan size and borrower eligibility.
Flexible foundation
Conventional
Modern conforming lending expanded in 1970 as Fannie Mae and Freddie Mac began supporting conventional mortgages.
At a glanceCertain programs allow as little as 3% down. Income, credit, debts and available funds are reviewed; mortgage insurance is generally required below 20% down.
Where it fitsFlexible financing for qualified buyers, with low-down-payment options and the potential to eliminate mortgage insurance.
Explore conventional loans →Government backed
FHA
Established in 1934, FHA mortgage insurance helped make homeownership accessible to more households.
At a glanceEligible buyers may qualify with as little as 3.5% down. Income, credit and property requirements apply, along with mortgage insurance.
Where it fitsA useful option for buyers with limited down-payment savings or a credit profile better suited to FHA guidelines. First-time buyer status is not required.
Explore FHA loans →Military benefits
VA
Created through the GI Bill in 1944, VA financing supports homeownership for eligible military households.
At a glanceService eligibility, sufficient income, credit review and primary-residence requirements apply. Eligible purchases often require no down payment or monthly mortgage insurance. A funding fee may apply.
Where it fitsValuable military benefits that can reduce upfront cash needs and ongoing financing costs.
Explore VA loans →Eligible rural areas
USDA
Rooted in the Housing Act of 1949, USDA housing programs support homeownership in eligible rural communities.
At a glanceThe property must be in an eligible area, household income must fall within program limits, and the home must be a primary residence. Eligible buyers may receive 100% financing.
Where it fitsAn option for income-eligible households seeking to buy in a qualifying community while preserving down-payment funds.
Explore USDA loans →Larger loan amounts
Jumbo
As conforming loan limits developed, jumbo lending provided financing for larger mortgages outside those limits.
At a glanceLoan amounts exceed the applicable county’s conforming limit. Credit, income, down-payment and reserve requirements vary by lender and are often more demanding.
Where it fitsFinancing for higher-priced homes when the required mortgage exceeds conforming limits, with structures tailored to larger borrowing needs.
Explore jumbo loans →Alternative qualification
Non-QM
The Non-QM distinction emerged with the Qualified Mortgage standards introduced in 2014. These offerings provide alternatives when a borrower’s circumstances or property do not fit standard conventional or government financing requirements.
At a glancePrograms include bank-statement financing for self-employed borrowers, 1099 income options for independent contractors, investor cash-flow loans, asset-only qualification, and options for eligible foreign nationals, foreign residents and ITIN borrowers. Financing may also be available for condotels and non-warrantable condos.
Where it fitsBorrowers who need a different approach to documenting income, qualifying through assets or financing a property outside standard program guidelines.
Discuss Non-QM financing →Compare the structure—not just the label.
Program availability and terms depend on the borrower, property, loan purpose and current guidelines. We will help you compare realistic options in context.
