Loan Programs
A deep dive into every mortgage program we offer — eligibility requirements, key benefits, and who each loan is best suited for. Licensed in FL, GA, SC & NC.
The Right Program Makes All the Difference
Choosing the wrong loan type can cost you thousands over the life of your mortgage. We take the time to match you with the program that fits your credit profile, down payment, and long-term goals — not just the one that's easiest to close.
Conventional Loans
Conventional loans are not backed by a government agency, which means they often come with more flexible terms and fewer restrictions on property type. They're ideal for buyers with solid credit and a stable income who want competitive rates and the ability to cancel mortgage insurance once they reach 20% equity.
Best for: Buyers with good-to-excellent credit (620+) and at least 3–5% down payment.
Key benefits
- Down payments as low as 3% for first-time buyers
- No upfront mortgage insurance premium
- PMI cancellable at 20% equity
- Available for primary, second, and investment properties
- Loan limits up to conforming limits (higher in some counties)
Requirements
- Minimum credit score: 620
- DTI ratio typically 43% or less
- Stable 2-year employment history
- Property must meet appraisal standards
FHA Loans
FHA loans are insured by the Federal Housing Administration and are designed to make homeownership accessible to more buyers — especially first-timers or those rebuilding credit. They allow lower credit scores and smaller down payments than conventional loans, though they do require mortgage insurance for the life of the loan in most cases.
Best for: First-time buyers or those with credit scores between 580–619 and limited down payment savings.
Key benefits
- Down payments as low as 3.5% with 580+ credit score
- More lenient debt-to-income requirements
- Gift funds allowed for down payment
- Available in all 50 states
- Streamline refinance option available
Requirements
- Minimum credit score: 580 (3.5% down) or 500 (10% down)
- Primary residence only
- Upfront MIP (1.75%) + annual MIP required
- Property must meet FHA appraisal standards
VA Loans
VA loans are one of the most powerful mortgage benefits available to eligible veterans, active-duty service members, and surviving spouses. With no down payment required, no private mortgage insurance, and competitive rates, a VA loan is often the best financial option for those who qualify.
Best for: Eligible veterans, active-duty service members, National Guard members, reservists, and surviving spouses.
Key benefits
- Zero down payment required
- No private mortgage insurance (PMI)
- Competitive interest rates
- Flexible credit requirements
- VA IRRRL streamline refinance available
Requirements
- Valid Certificate of Eligibility (COE)
- Primary residence only
- VA funding fee applies (waived for some veterans)
- Property must meet VA minimum property requirements
Jumbo Loans
Jumbo loans are used to finance properties that exceed the conforming loan limits set by Fannie Mae and Freddie Mac. They're common in higher-cost markets and for luxury properties. Because they carry more risk for lenders, they typically require stronger credit, larger down payments, and more documentation.
Best for: Buyers purchasing higher-priced homes that exceed conforming loan limits in their county.
Key benefits
- Loan amounts above conforming limits
- Fixed and adjustable rate options
- Primary, second home, and investment properties
- Competitive rates for well-qualified borrowers
- Available in FL, GA, SC & NC
Requirements
- Minimum credit score: typically 700+
- Down payment: typically 10–20%
- Strong cash reserves required
- Thorough income and asset documentation
Refinance Programs
Refinancing replaces your existing mortgage with a new one — ideally at a better rate, shorter term, or to pull cash from your equity. We offer rate-and-term refinances, cash-out refinances, FHA Streamline, and VA IRRRL options. The right choice depends on your current loan, equity position, and financial goals.
Best for: Homeowners looking to reduce their rate, shorten their term, eliminate PMI, or access equity for renovations or debt consolidation.
Key benefits
- Rate & term refinance to lower your payment
- Cash-out refinance to access equity
- FHA Streamline — minimal documentation
- VA IRRRL — fast, low-cost for veterans
- Close in as little as 15 business days
Requirements
- Existing mortgage in good standing
- Sufficient equity (typically 5–20% depending on program)
- Credit and income verification required
- Appraisal may be required depending on program
HELOC (Home Equity Line of Credit)
A HELOC lets you borrow against the equity you've built in your home — like a credit card secured by your property. It's a flexible, revolving line of credit you can draw from as needed, making it ideal for ongoing renovation projects, education expenses, or emergency reserves. Currently available for Georgia borrowers.
Best for: Georgia homeowners with significant equity who need flexible access to funds over time rather than a lump sum.
Key benefits
- Revolving credit line — borrow only what you need
- Interest only on the amount drawn
- Ideal for renovations, education, or reserves
- Typically lower rates than personal loans or credit cards
- Currently available for Georgia borrowers
Requirements
- Minimum equity: typically 15–20% after draw
- Primary residence in Georgia
- Credit score and income verification required
- Appraisal required to determine current value
Not Sure Which Program Is Right for You?
That's exactly what our free consultation is for. We'll review your situation and recommend the best fit — no obligation, no pressure.