Loan programs

Should you get a fixed or adjustable rate? Conventional or government? The right answer depends on your circumstances — here's how each option works.

Fixed Rate Mortgages (FRM)

The most common option. Principal and interest payments never change for the life of the loan, so your budget stays predictable.

Interest shifts during the term based on market conditions. Most ARMs hold a fixed rate for an initial period before adjusting.

Combine fixed and adjustable features — a fixed rate for the first 3, 5, 7 or 10 years, then annual adjustments.

Insured by the Federal Housing Administration, allowing competitive rates with a minimal down payment and flexible credit.

Guaranteed by the Department of Veterans Affairs with no down payment requirement and no monthly mortgage insurance.

Zero-down financing for eligible rural and suburban properties, with lower guarantee fees than most low-down options.

Payments cover only accruing interest for a defined period before converting to fully amortizing principal and interest.

For loan amounts above conforming limits, with pricing and reserve requirements tailored to higher balances.

Options that open doors when a standard program doesn't fit.

Down payment assistance

State and lender programs that cover part or all of your down payment.

Bankruptcy recovery

Paths back to ownership after a Chapter 7 or 13 discharge.

First responder

Special pricing and credits for police, fire, EMS, teachers and nurses.

One-time close construction

Build and finance with a single closing and one set of costs.

Credit consultation

A free plan to lift your score before you apply — no cost, no obligation.