Financing
Loan Programs
From ground-up construction to a simple refinance, we'll match you with the right program.
Construction
Build the home you've been picturing with a one-time close construction loan. Lot, construction period, and permanent mortgage all roll into a single loan with one closing — so you don't requalify, re-lock, or re-pay closing costs when the build wraps. Construction lending is our specialty. We close these every week, manage the draws ourselves, and ride your build from groundbreaking to keys.
Learn moreFHA Construction
Build a brand-new home with an FHA One-Time Close construction loan — as little as 3.5% down, FHA's flexible credit and debt-to-income guidelines, and a single closing that covers the land, the build, and your permanent FHA mortgage. Most lenders don't offer FHA for ground-up construction at all; we close them regularly. And if you'd like help with the down payment, we can pair this loan with down payment assistance that can cover your 3.5% — so building with little to no money out of pocket is on the table too.
Learn moreVA Construction
VA Construction is the most underutilized benefit Veterans, service members, and surviving spouses have access to. Build a brand-new home using your VA entitlement — $0 down, no monthly mortgage insurance, no payments during the construction period, and a single closing that covers land, the build, and your permanent VA mortgage. Very few lenders do this product, and fewer do it well. We close VA construction loans every month and it's the heart of what our team does.
Learn moreConventional
Conventional loans — Fannie Mae and Freddie Mac — are the foundation of the U.S. mortgage market. We're a direct lender for both, so we can run your file through Fannie's DU and Freddie's LPA and pick whichever fits best. Conventional is usually the cheapest path when you have solid credit and stable income, and it's the only mainstream loan where the mortgage insurance comes off once you reach 20% equity.
Learn moreFHA
FHA loans are the most flexible path to homeownership when conventional financing is tight — lower credit scores, higher debt-to-income, or a recent bankruptcy or foreclosure still inside seasoning. Insured by the Federal Housing Administration, they let you buy or refinance with as little as 3.5% down, can be paired with down payment assistance, and we use both automated and manual underwriting so we find approvals other lenders pass on.
Learn moreJumbo
Jumbo loans finance homes above the conforming/agency loan limits — once your loan amount exceeds the FHFA cap for your county (and the High Balance cap above that), you're in Jumbo territory. We offer Jumbo as a direct PRMI product with full underwriting delegation, which means we approve and close in-house rather than shipping your file to a wholesale lender. Higher loan amounts, similar speed to a standard conforming purchase.
Learn moreNon-QM
Non-QM (Non-Qualified Mortgage) loans are for borrowers who don't fit the standard W-2-and-tax-returns box that Fannie, Freddie, FHA, and VA require — self-employed business owners and real-estate investors, mostly. We offer two Non-QM tracks: Bank Statement (qualify on deposits, not tax returns) and DSCR (qualify on the property's rental cash flow). Same underwriting rigor — more documentation flexibility.
Learn morePurchase
Buying a home — whether it's your first or your fifth — comes down to picking the right loan program, getting cleanly pre-approved, and closing without surprises. We're direct on Conventional, FHA, VA, USDA, Jumbo, Construction, and Renovation, so we run every option against your scenario instead of pushing you into the one we happen to do best. The payment calculator on this page shows you the all-in monthly across every program — base payment, mortgage insurance, and program-specific upfront fees in one place.
Learn moreRefinance
Refinancing replaces your current mortgage with a new one — to lower your rate, change your term, drop PMI, or pull out equity. We're direct on Fannie, Freddie, FHA, VA, and USDA, so when you refinance with us we look at every option (including the program-specific streamlines and the low-to-moderate-income RefiNow and Refi Possible programs) and pick the strongest one for your goal — not just the easiest to close.
Learn moreRenovation
Renovation loans roll the home purchase (or refinance) and the improvements into a single loan with one closing — and we're direct on all the major programs: FHA 203(k) Limited and Standard, Fannie Mae HomeStyle, Freddie Mac ChoiceRenovation and ChoiceReno eXPress, VA Renovation, and USDA Renovation Limited and Standard. Our in-house PRMI Renovation Center processes and underwrites every reno loan — so the team that approves your file is the team that manages the draws.
Learn moreUSDA
USDA loans are a 100% financing option for buyers in eligible rural and suburban areas with low-to-moderate household income. No down payment, lower fees than FHA, and a great fit for first-time buyers in qualifying areas — with two easy eligibility checks up front: the property's location and your total household income.
Learn moreVA
VA loans are one of the most powerful mortgage benefits in the country, available to U.S. Veterans, active-duty service members, qualifying Guard and Reserve members, and many surviving spouses. Guaranteed by the U.S. Department of Veterans Affairs, they offer 100% financing, no monthly mortgage insurance, and underwriting built around residual income — which qualifies a lot of buyers conventional and FHA can't. We specialize in VA, and we know how to work the program.
Learn moreReady to get started?
Let's talk through your options. No pressure, no obligation — just straight answers from a team that does this every day.
