Loan programs
Find the program that costs you the least
The right loan isn't the one with the flashiest rate — it's the one with the lowest total cost over the time you'll actually keep it. Here's the full menu, with a deep-dive page on each.
USDA Rural Housing
Best for: Zero down in rural areas
100% financing with low monthly mortgage insurance. The single best program for most foothill buyers who meet the income limits.
- No down payment required on eligible rural properties
- Guarantee fee and annual fee are far cheaper than FHA mortgage insurance
- Household income limits apply — they count everyone in the home, not just borrowers
Conventional
Best for: Strong credit, 3–20% down
Lowest long-run cost for well-qualified borrowers. Mortgage insurance drops off, and it's the most flexible on property types.
- As little as 3% down for qualified first-time buyers
- Private mortgage insurance falls off once you reach 20% equity
- Widest acceptance of property types, including acreage and second homes
FHA
Best for: Lower credit or higher debt ratios
3.5% down with forgiving credit guidelines. Great for buyers rebuilding credit or with student loan and card balances.
- 3.5% down with a 580 score; higher down payment options below that
- More forgiving on collections, past late payments and higher debt ratios
- Gift funds from family are allowed for the entire down payment
VA
Best for: Veterans and active duty
Zero down, no monthly mortgage insurance and excellent rates. The strongest program available if you're eligible.
- Zero down financing with no monthly mortgage insurance
- One-time funding fee, waived for veterans with a service-connected disability rating
- Entitlement can be reused and sometimes restored after a prior VA loan
Jumbo
Best for: Loan amounts above county limits
For higher-priced homes and estates. Pricing varies widely by lender — this is where broker shopping really pays.
- Loan amounts above the conforming county limit
- Reserve requirements, often six to twelve months of payments
- Rate and fee spreads between lenders can be very large
Manufactured Home
Best for: Factory-built homes on land
USDA, FHA, VA and conventional options for permanently affixed manufactured homes with a recorded 433A.
- Home must be permanently affixed with a recorded 433A in California
- Built after June 15, 1976 with HUD tags and data plate intact
- USDA, FHA, VA and conventional financing all available on land-home deals
Refinance & Cash-Out
Best for: Lower payments or tap equity
Rate-and-term, cash-out, and debt consolidation with a real break-even analysis before you commit.
- Rate-and-term refinances to lower the rate or shorten the term
- Cash-out for renovations, land purchase, shop and barn builds, or debt payoff
- Streamline options for existing FHA, VA and USDA loans
Second Home & Investment
Best for: Cabins, rentals, mountain retreats
Vacation and rental property financing, including HOA mountain communities like Pine Mountain Lake.
- Second homes need less down payment than investment properties
- Investment pricing includes loan-level adjustments tied to equity
- Rental income can often help you qualify on investment purchases
Shop the loan price, not just the rate
Two lenders can quote the same rate and cost you thousands of dollars apart. The rate is only half the quote — points, lender fees, and the credit or charge tied to that rate are the other half. I'll show you the full picture on one page so you can compare apples to apples against any bank or big lender.
Get a straight answer today
No credit pull to start, no sales pressure, and a real quote you can compare line by line against any bank or big lender.