Loan Programs
Conventional & Government
Traditional financing — Fannie Mae, Freddie Mac, FHA, VA, USDA, and jumbo programs for primary residences and second homes.
Agency Fixed-Rate
Conventional 30-Year Fixed
The most common mortgage in America. Fixed rate and payment for 30 years, conforming to Fannie Mae / Freddie Mac guidelines.
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Agency Fixed-Rate
Conventional 15-Year Fixed
Shorter term, lower rate, and dramatically less lifetime interest — payoff in half the time.
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Agency Adjustable-Rate
Conventional ARM (5/6, 7/6, 10/6)
Fixed introductory period (5, 7, or 10 years) then adjusts every 6 months based on SOFR index.
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Agency
High-Balance Conforming
Conforming loans above the baseline limit, available in CA high-cost counties (Los Angeles, Orange, San Diego, Bay Area).
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Low-Income Affordable
HomeReady (Fannie Mae)
Fannie Mae program with reduced mortgage insurance and flexible income sources for low-to-moderate income borrowers.
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Low-Income Affordable
Home Possible (Freddie Mac)
Freddie Mac's equivalent to HomeReady — 3% down, reduced MI, flexible sources of funds.
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Renovation
HomeStyle Renovation
Finance purchase + renovation in one loan, based on the property's as-completed value.
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Government — FHA
FHA 30-Year Fixed
HUD-insured mortgage with low down payment and flexible credit requirements.
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Government — FHA Renovation
FHA 203(k) Renovation
FHA's purchase-plus-renovation loan. Standard (structural) and Limited (cosmetic) variants.
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Government — FHA Refi
FHA Streamline Refinance
Reduced-documentation refinance of an existing FHA loan — no appraisal or full income docs required in most cases.
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Government — VA
VA 30-Year Fixed
Zero-down financing for eligible active-duty servicemembers, veterans, and surviving spouses.
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Government — VA Refi
VA IRRRL (Streamline)
Interest Rate Reduction Refinance Loan — VA's streamline refi, no appraisal or income docs in most cases.
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Government — VA Refi
VA Cash-Out Refinance
Refinance any mortgage into a VA loan up to 100% of property value, with cash-out.
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Government — USDA
USDA Rural Development Guaranteed
Zero-down loan for eligible rural and suburban properties with income limits.
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Jumbo
Prime Jumbo
Full-doc jumbo financing above conforming limits, typically with best pricing for strong borrowers.
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Jumbo
Super Jumbo ($3M+)
Portfolio jumbo for high-net-worth borrowers. Loan amounts $3M–$10M+.
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Jumbo
Jumbo ARM
Adjustable-rate jumbo for borrowers optimizing initial rate.
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Jumbo — Specialty
Physician / Professional Loan
Portfolio jumbo designed for medical doctors, dentists, attorneys, and executives — no MI, low down, student loans excluded from DTI.
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DPA — California
CalHFA MyHome Assistance
California Housing Finance Agency deferred-payment junior loan for down payment or closing costs, up to 3% of purchase price.
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DPA — California
CalHFA Dream For All (Shared Appreciation)
Shared-appreciation down payment assistance — CalHFA provides up to 20% down, repaid at sale/refi plus a share of appreciation.
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Reverse Mortgage
HECM Reverse Mortgage
FHA-insured Home Equity Conversion Mortgage for homeowners 62+.
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Reverse Mortgage
Proprietary Jumbo Reverse
Non-FHA proprietary reverse mortgage for property values above the HECM lending limit.
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Buydown
2-1 Temporary Buydown
Temporary rate reduction of 2% in year 1 and 1% in year 2, returning to note rate in year 3.
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HELOC
Traditional HELOC
Variable-rate revolving line of credit secured by your home's equity.
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Second Lien
Closed-End Second Lien (Fixed)
Fixed-rate, fully-amortizing second mortgage — lump-sum cash-out without refinancing the first.
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Specialty
Energy-Efficient Mortgage (EEM)
FHA or conventional mortgage enhanced to finance energy-efficiency improvements.
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