Not a rate sheet
Loan programs
We can place purchases, refinances, cash-out refinances, debt consolidations, and mortgages for the self-employed. The right one depends on you, the house, and the wholesale lender. These pages explain the ideas. They are not offers.
Buy a home
Home purchase
A purchase loan to buy a home, with a price range before you write an offer.
First-time home buyers
A calmer first purchase: what to gather, what the payment includes, and which loans are even worth comparing.
Investment properties
Loans for rentals and other homes you will not live in. Expect a larger down payment.
Self-employed borrowers
Tax returns, write-offs, and a file an underwriter can actually read.
New to the United States
If your U.S. credit history is short, some lenders have a path. Many do not. We will say which.
Refinance and equity
Refinance
Replace your current mortgage. Sometimes the payment drops. Sometimes the smarter move is a shorter term.
Cash-out refinance
Borrow against equity for a reason you can name: debt, repairs, or another specific need.
Debt consolidation
Use home equity on purpose, with your eyes open about the risk.
Home equity and HELOC
Equity you can draw for repairs or other needs, without assuming a cash-out refinance is the only tool.
Renovation and FHA 203(k)
Buy or refinance and include repairs in the loan, when a plain mortgage will not cover the work.
Government-backed
FHA loans
FHA-insured loans. Often used by buyers with a smaller down payment or a shorter credit history.
VA loans
For eligible veterans, service members, and certain surviving spouses. Often no down payment.
USDA loans
For eligible rural and some suburban homes, with income limits. Often no down payment when you qualify.
Other programs
Conventional loans
Loans that are not insured by FHA, VA, or USDA. Conforming loans follow Fannie Mae and Freddie Mac rules.
Non-conforming loans
Loans that sit outside the usual Fannie Mae and Freddie Mac box, including many jumbo loans.
Jumbo loans
For loan amounts above the conforming limit. Guidelines are usually tighter.
Fixed-rate mortgages
The rate does not change. Principal and interest stay put for the term you choose.
Adjustable-rate mortgages
A lower starting rate that can change later. You need to know the caps before it is a good idea.
Credit and your mortgage
How lenders read credit, and what we will and will not promise.
Step one
Ready to see what you qualify for?
A side-by-side look
Qualitative only. “Often” means a common guideline, not a promise from Freedom Family Mortgage.
| Program | Often a fit for | Backing | Cash to start | Insurance or fee |
|---|---|---|---|---|
| Conventional loans | Borrowers who fit standard guidelines | Not government-insured. Many are sold to Fannie Mae or Freddie Mac | Down payments under 20% are possible. 20% avoids PMI on many loans | PMI is common under 20% down and can sometimes be cancelled later |
| Jumbo loans | Loan amounts above the conforming limit | Lender-specific. Not an FHA, VA, or USDA program | Down payments are often larger than on a conforming loan | Depends on the lender and the down payment |
| Home equity and HELOC | Borrowing against equity, often without replacing the first mortgage | Lender-specific. Not a government mortgage program | You usually need equity. The line or loan is limited by the lender’s loan-to-value cap | Usually none of the monthly PMI type. The home is the collateral |
| FHA loans | Primary-home buyers, including many first-time buyers | Insured by the Federal Housing Administration | Down payments are often lower than 20%, and gifts are often allowed | Upfront and monthly mortgage insurance usually apply |
| VA loans | Eligible veterans, service members, and certain surviving spouses | Guaranteed in part by the Department of Veterans Affairs | Often no down payment for eligible borrowers | No monthly PMI. A VA funding fee applies unless you are exempt |
| USDA loans | Eligible buyers of eligible rural and suburban primary homes | U.S. Department of Agriculture guarantee | Often no down payment when the household and the property qualify | An upfront guarantee fee and an annual fee, not conventional PMI |
Step one
Step one is the application.
Apply on the secure portal. Luke calls after it is in. A pre-qualification on this site is only a conversation, not a credit pull and not a commitment to lend.