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Loan Programs

A program for every path to homeownership.

Purchase, refinance, and home equity — each explained in plain English.

Purchase Programs

Your path to homeownership.

Four proven ways to finance a home, from first purchase to forever home.

Six steps. One team with you the whole way.

Purchase

Conventional Loans

The go-to loan for buyers with solid credit. Competitive rates, flexible terms, and mortgage insurance that drops off once you hit 20% equity.

Estimate your monthly payment →

A good fit if you…

  • Have solid credit (typically 620+) and steady income
  • Can put at least 3–5% down
  • Want mortgage insurance that goes away as equity grows

Good to know

  • Down payments start as low as 3% for qualified first-time buyers
  • Fixed and adjustable-rate options in a range of terms
  • PMI is required under 20% down, but it’s removable
Purchase

FHA Loans

The first-time buyer favorite. Easier credit standards and just 3.5% down get you in the door sooner.

See what you can afford →

A good fit if you…

  • Are buying your first home or rebuilding credit
  • Have a smaller down payment saved (3.5% with qualifying credit)
  • Have a higher debt-to-income ratio than conventional allows

Good to know

  • Down payments as low as 3.5%
  • Credit requirements are more flexible than conventional
  • Mortgage insurance (MIP) applies for most of the loan’s life
Purchase

Down Payment Assistance (DPA)

For many buyers, the down payment is the only thing standing between renting and owning. More than 2,000 assistance programs nationwide offer grants, forgivable loans, and deferred loans that can cover part — or all — of it. They stack on top of FHA, conventional, and VA loans, and we’ll find the ones you qualify for.

Estimate your monthly payment →

A good fit if you…

  • Have the income for a monthly payment, but not the lump sum up front
  • Are a first-time buyer (or haven’t owned a home in the last 3 years)
  • Fall within your area’s income limits — higher than most people assume

Good to know

  • Comes as grants (never repaid), forgivable loans (forgiven after a set number of years in the home), or deferred loans (repaid when you sell or refinance)
  • Stacks with FHA, conventional, and VA first mortgages — some buyers close with little to nothing out of pocket
  • You apply through a participating lender, not the program directly — that’s where we come in
Purchase

VA Loans

Earned through service. $0 down, no monthly mortgage insurance, and competitive rates for veterans, active-duty members, and eligible spouses.

Run your numbers →

A good fit if you…

  • Are a veteran, active-duty service member, or eligible surviving spouse
  • Want to buy with $0 down
  • Want to avoid monthly mortgage insurance entirely

Good to know

  • No down payment required in most cases
  • No monthly mortgage insurance
  • A one-time VA funding fee applies (waived for many disabled veterans)
Purchase

Jumbo Loans

Financing for homes above conforming loan limits, structured around your full financial picture.

Estimate your payment →

A good fit if you…

  • Are financing above the conforming loan limit for your county
  • Have strong credit and documented income or assets
  • Are buying a higher-value primary home, second home, or investment property

Good to know

  • Loan amounts above conforming limits, often into the millions
  • Fixed and adjustable-rate structures available
  • Typically requires stronger credit, reserves, and documentation
Improving Your Loan

Refinance programs

Already own? A refinance can lower your payment, shorten your payoff, or unlock cash.

Refinance

Rate & Term Refinance

Swap your current mortgage for a better one — lower rate, shorter term, or ARM-to-fixed stability.

Calculate your refinance savings →

A good fit if you…

  • Could lower your current interest rate
  • Want to shorten (or extend) your loan term
  • Have an ARM and want fixed-rate stability

Good to know

  • Your loan balance stays roughly the same — the terms change
  • Closing costs can often be rolled into the new loan
  • A break-even analysis tells you if the math works — we’ll run it with you
Refinance

Cash-Out Refinance

Refinance into a larger loan and take the difference in cash — for renovations, debt payoff, or whatever’s next.

Estimate your available equity →

A good fit if you…

  • Have meaningful equity in your home
  • Want one payment instead of a mortgage plus other high-interest debt
  • Are funding a renovation, tuition, or a major goal

Good to know

  • Most programs allow borrowing up to 80% of your home’s value
  • Veterans may qualify to access up to 100% with a VA cash-out
  • Replaces your existing mortgage with a new rate and term
Using What You’ve Built

Home equity programs

Your home has been working for you. These programs let you put that value to use.

Home Equity

Reverse Mortgage

For homeowners 62+. Turn equity into retirement cash flow with no required monthly mortgage payment — you stay in your home, on the title.

Explore Reverse Mortgages →

A good fit if you…

  • Are 62 or older with substantial home equity
  • Want to supplement retirement income or eliminate a mortgage payment
  • Plan to stay in your home long-term

Good to know

  • No required monthly mortgage payments — you still pay taxes, insurance, and upkeep
  • Funds can come as a lump sum, monthly payments, or a line of credit
  • Independent HUD-approved counseling is required — a good thing
Home Equity

HELOC

A flexible credit line against your equity. Draw what you need, pay interest only on what you use.

Get Funds Fast — Apply Here Estimate your available equity →

A good fit if you…

  • Want flexible access to funds over time rather than a lump sum
  • Are tackling a phased renovation or recurring expenses
  • Want to keep your existing first mortgage untouched

Good to know

  • An all-digital HELOC that can get you funds in as few as 5 days
  • Pay interest only on what you actually draw
  • Sits behind your current mortgage — your first loan stays as-is
Home Equity

Closed-End Second (HELOAN)

A fixed-rate lump sum on top of your existing mortgage — keep your current rate, borrow what you need.

Estimate your available equity →

A good fit if you…

  • Locked in a great rate on your first mortgage and want to keep it
  • Need a defined amount for a specific project or payoff
  • Prefer a fixed rate and a fixed monthly payment

Good to know

  • One lump sum at a fixed rate with a set payoff schedule
  • Your existing first mortgage is untouched
  • Often a smarter alternative to a cash-out refi when your current rate is low
Beyond the W-2

Non-traditional lending (Non-QM).

Not everyone’s finances fit inside standard underwriting guidelines — and that’s not a problem, it’s just a different path.

Non-Traditional

Non-QM Loans

These programs qualify you on what you actually have — cash flow, deposits, assets, or the property itself — instead of tax returns and W-2s. That includes DSCR loans for investors, bank statement and P&L loans for the self-employed, 1099 loans for independent earners, asset-based programs, and business-purpose lending.

Talk through your scenario →

A good fit if you…

  • Are an investor who’d rather qualify on the property’s rent than your personal income (DSCR)
  • Are self-employed and your tax returns understate your real cash flow (bank statement, P&L, 1099)
  • Are asset-rich but income-light on paper — retirees, portfolio income, recent liquidity events

Good to know

  • No tax returns required on most programs — qualification uses rents, 12–24 months of deposits, 1099s, a CPA-prepared P&L, or verified assets
  • Typically a somewhat higher rate and larger down payment than conventional — the trade for flexible documentation
  • Scenario-based lending: the right program depends on your full picture, so a 10-minute conversation is the real first step

Not sure which program fits?

That’s literally our job. One call, no pressure, no obligation — a loan officer will walk you through your options and tell you the honest math.

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Regulated by the Colorado Department of Regulatory Agencies (DORA).

TEXAS RESIDENTS: CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A MORTGAGE COMPANY OR RESIDENTIAL MORTGAGE LOAN ORIGINATOR LICENSED IN TEXAS SHOULD SEND A COMPLETED COMPLAINT FORM TO THE DEPARTMENT OF SAVINGS AND MORTGAGE LENDING (SML): 2601 N. LAMAR BLVD., SUITE 201, AUSTIN, TEXAS 78705; TEL: 1-877-276-5550. INFORMATION AND FORMS ARE AVAILABLE ON SML'S WEBSITE: SML.TEXAS.GOV.