Loan programs
Compare mortgage loan programs
There's no single “best” mortgage — only the one that fits your goals, credit, savings and how long you plan to stay. Because we work with dozens of wholesale lenders and bring decades of lending experience, we can match you to the right program instead of steering you to one bank's product.
Reviewed by Clint Aguon, CEO & Loan Officer · NMLS #1893008 · Updated September 2026
| Program | Best for | Keep in mind |
|---|---|---|
| Fixed-rate | Buyers who want a steady payment for years | Usually a higher starting rate than an ARM |
| Adjustable-rate (ARM) | Buyers who expect to move or refinance within several years | The rate can rise after the fixed period |
| FHA | Buyers with limited savings or credit still being rebuilt | Upfront and annual mortgage insurance |
| VA | Veterans, service members, eligible surviving spouses | Requires VA eligibility; most borrowers pay a funding fee |
| USDA | Buyers in eligible rural and suburban areas | Household income limits apply |
| Jumbo | Loan amounts above the conforming limit | Stricter credit and reserve requirements |
| Reverse (HECM) | Homeowners 62 and older | Taxes, insurance and upkeep remain your responsibility |
| Investment & DSCR | Rental property buyers and investors, qualified on income or rent | Stricter down payment, credit and reserve requirements |
| Bank statement | Self-employed borrowers whose tax returns understate income | Usually priced higher than conventional loans |
| Construction | Building a home, a major addition or an ADU | Plans, budget and builder are reviewed; funds are paid in draws |
| Fix-and-flip | Investors buying and renovating to sell or rent | Short-term, business-purpose financing; not for a home you live in |
| HELOC | Homeowners who want to borrow against equity and keep their first mortgage | Most rates are variable; the line is secured by your home |
Explore each program
Fixed-rateOne rate for the life of the loan, with terms from 10 to 30 years.Adjustable-rateAn initial fixed period, then a rate that can adjust. Useful if you plan to move or refinance.FHAGovernment-insured loans with low down payment options and flexible credit guidelines.VAHome loans for veterans, service members and eligible surviving spouses.JumboFor loan amounts above conforming limits — common across the Eastside.USDARural Development loans for homes in eligible areas, with household income limits.Investment & DSCRFinancing for rentals, qualified on your income or the property’s rent.Reverse (HECM)For homeowners 62+. You keep paying property taxes, insurance and upkeep.Bank statementFor self-employed borrowers, qualified on bank deposits instead of tax returns.ConstructionBuild a home or add major space, with one loan from lot to move-in or separate phases.Fix-and-flipShort-term financing for investors buying and renovating a property to sell or rent.HELOCA line of credit on your home equity that you draw on as needed — no need to refinance.
How to choose
Start with three questions: How long will you keep the home? How much do you have saved? How steady do you need your payment to be? A loan officer can compare your top two or three options side by side, with real pricing, in one conversation.
Get a quoteOr call 425.659.3388