There are many loan programs to fit almost any need. Please call or fill out an online application to find out what loan program best fits your situation.

Recommended Programs:
Different loan programs may suit you depending on how long you plan to live in the house.

* 1-3   years: Option ARM or 1-3 year ARM with Interest Only Option (Add a 1 year ppp for a lower rate)

* 3-5   years: Option ARM or 3-5 year ARM with Interest Only Option (Add a 3 year ppp for a lower rate)

* 5-7   years: 5-7 year ARM with Interest Only Option (Add a 5 year soft ppp for a lower rate)

* 7-10 years: 7 year ARM or 30 year fixed (Add a 5 year ppp for a lower rate)

* 10+  years: 30 year fixed (Add a 5 year ppp for a lower rate)

Loan Programs To Fit Every Need:

(Purchase, Refinances, Construction, Lots, Commercial and Investments)

* 100% with a 520 credit score full doc. (Purchase or Refinance)
* 100% with a 560 credit score stated. (Purchase or Refinance)
* 100% with a 620 credit score stated non-owner. (Purchase or Refinance)
* 100% with a 660 credit score stated non-owner multi-unit. (Purchase or Refinance)
* 100% with a 620 credit score with assets. (Construction to Perm)
* 100% with a 680 credit score with no assets. (Construction to Perm)
* 100% with a 620 credit score with assets. (Rehab Loan)
* 100% with a 680 credit score with assets. (Lot Loan)

What Are The Basic Loan Types?
There are many loan products designed to meet the borrowers individual criteria. Most of these products fall into a few basic loan types.

~15-Year and 30-Year Fixed Rate
Payment and rate stay the same from start to finish.
Advantages: Maximum interest deduction for taxes; sometimes easier to qualify; stable, predictable payments; high loan to value; lower down payment; possible secondary financing, if needed.
Disadvantages: Pay more interest over the life of the loan; higher starting interest rate; lower debit ratio (larger income needed to qualify); higher monthly payment.

~Adjustable Rate Mortgage (ARM)
Lower start rate than a fixed loan. Rate is fixed for a set period (ex. 3 years, 5 years) then adjusts either every 6 months or every 12 months, depending on the program index.
Advantages: Lower starting rate than a 30 year fixed. Great for refinancing from a higher rate when you plan a move in 1-7 years. Available with the interest only option.
Disadvantages: If you remain in your house for longer than the fixed period, your rate can potentially increase after that period.

~Interest Only
Interest only loan programs are great way to keep your monthly payment as low as possible. You pay only the interest due on your loan each month. Of course, if you want you can also increase your payment amount to be applied to your principle balance.
Advantages: Low monthly payments reduces your monthly payment by approximately $100 per $100,000 financed. The full payment is usually tax deductible.
Disadvantages: Principle balance remains the same unless you pay additional towards the balance each month.

~Option ARM
This is a new program offered by lenders. It offers the lowest possible monthly payment. With this program you have the choice of paying the minimum payment, interest only, principal and interest or accelerated payments.
Advantages: Offers payment rates as low as 1% for the first five years!
Disadvantages: If you choose to pay the minimum payment, your principal balance may actually increase over time. The way to counter this is to pay a lump sum at the end of each year.

Additional Comments
This information gives you only the basics of the many types of loan products available. The type of mortgage program you choose can have large financial advantages or disadvantages. Therefore, it is important that you speak to one of our mortgage professionals to determine the best program for you.


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