People. Focused. Lending.

Not necessarily 20%. FHA loans start at 3.5% down, VA and USDA loans can go to 0% down for eligible borrowers, and several conventional programs allow as little as 3%. The right number depends on the loan program, your credit, and how it affects your monthly payment.

There’s no single cutoff — it varies by loan program. FHA loans work with scores as low as 580, and sometimes 500–579 with 10% down; conventional loans typically look for 620 and up. A lower score doesn’t automatically rule you out if the rest of your file is strong.

For 2026, the conforming loan limit is $832,750 across most of the country, up to $1,249,125 in high-cost areas. FHA limits run from $541,287 up to that same $1,249,125 ceiling. Jumbo financing is available above those limits.

Pre-qualification is a quick estimate based on what you tell us. Pre-approval goes further — we verify credit, income, and assets — and it’s what sellers and agents take seriously when you make an offer.

Debt-to-income (DTI) compares your monthly debt payments, including the new mortgage, to your gross monthly income. Most programs look for a total DTI at or below roughly 43–45%, though the exact limit depends on the loan type and your overall file.

Photo ID, recent pay stubs and W-2s (or tax returns if you’re self-employed), two months of bank statements, and documentation for any other income or assets. We’ll send an exact checklist once we know your loan program.

Most purchases close in 30–45 days from a signed contract, depending on the loan program, appraisal scheduling, and title work. Refinances can sometimes move faster.

Private mortgage insurance applies to conventional loans with less than 20% down, and it protects the lender if you default. Once your loan balance reaches roughly 78–80% of the home’s value, you can typically request that it be removed.

A fixed rate stays the same for the life of the loan — predictable, and usually the safer default. An adjustable rate (ARM) starts lower for an initial period, then adjusts; it can make sense if you expect to move or refinance before that period ends.

Closing costs typically run 2–5% of the loan amount and cover things like the appraisal, title work, lender fees, and prepaid items like insurance and property tax escrow. We’ll give you a detailed estimate early, not a surprise at the closing table.