Types of Home Loans

When it comes to paying for your new home, you have a  plethora of financing options from which to choose. While your home mortgage  is likely to come through a financial institution such as a mortgage company, bank, credit union, or savings and loan it could come through alternative sources such as the seller.

Here’s a run-down on the primary types of home loans available today. Ask us, or your lender for current market rates and more detailed information on loan products that may suit your needs.

Type: ARM
Characteristics: Low initial interest rate with payments that may decrease or more likely  increase over time. Popular with first-time buyers and buyers who plan to move or refinance in three to five years.
Term: Varies by lender.
Interest Rate: Subject to change on a periodic basis.

Type: Balloon
Characteristics: Lower interest rates and monthly payments than fixed-rate loans. Best for borrowers who plan to move or refinance within the loan term. May allow conversion to a fixed-rate loan at term’s end.
Term: 5-7 year loans, amortized over 30 years. Repaid in equal monthly payments plus a final “balloon” payment for the remaining balance at the end of the loan term.
Interest Rate: Varies by lender.

Type: Buy-down
Characteristics: Home owner, builder or third-party puts additional cash up-front in exchange for a lower interest rate.
Term: Varies.
Interest Rate: Varies.

Type: Conventional
Characteristics: Can be obtained with as little as 5 percent down payment. If the down payment is less than 20 percent, it may be necessary for the loan to have Private Mortgage Insurance (PMI) to protect the lender.
Term: Paid off in equal monthly payments over 15, 25 or 30 years depending on the term you select.
Interest Rate: Stays the same for the life of the loan.

Type: FHA
Characteristics: Insures loans, making lenders willing to finance home purchases on favorable terms. Down payments as low as 3 percent. Discount points may be paid by either seller or buyer.
Term: Varies by lender; however, the FHA charges an up-front Mortgage Insurance Premium, similar to Private Mortgage Insurance that can be financed in the mortgage amount or paid in cash at settlement. The borrower must also pay an annual Mortgage Insurance Premium of 0.50 percent, which is collected monthly.
Interest Rate: Varies by lender.

Type: Nehemiah
Characteristics: Loan-to-value up to a maximum of $289,175. Requires approval by a participating lender, contribution of 1 percent toward the home purchase, and completion of a home buyer education course.
Term: Varies by lender.
Interest Rate: Varies by lender.

Type: Non-conforming
Characteristics: Provides home buyers with products that do not conform to the normal FHA/VA and conventional lending guidelines. These unique loan products are tailored to fit specific financial situations, including:

  • bankruptcies less than 2 years from discharge;
  • no income/no asset verification loans;
  • late payments on previous or current mortgage;
  • bank statement programs for the self-employed; or
  • excessive credit problems, but sufficient liquid assets to work with.

Term: Varies.
Interest Rate: Varies.Type: Owner-assisted
Characteristics: Owners may finance first, second, third or fourth loans. They may loan their equity back as a first mortgage (often called a “take back”).
Term: As determined by the owner.
Interest Rate: As determined by the owner.

Type: Second mortgage
Characteristics: Made by the seller or by a commercial lender.
Term: 5- to 15-year loan, sometimes interest-only payments are made until the term date, when the balance is due.
Interest Rate: Based upon lender or buyer/seller agreement.

Type: VA
Characteristics: Available to qualified veterans of the Armed Services, Reserves and National Guard. Loans can exceed $200,000 with no down payment. Flexible underwriting guidelines. Closing costs may be a gift. Can be combined with second mortgages and are assumable (upon qualifying) by future buyer.
Term: Payment fixed for the full term.
Interest Rate: Varies by lender.

Type: Renovation Financing
Characteristics: Provides buyers money to fix up, renovate, repair, replace or remodel a home with the purchase. We loan on the “after improved value” and can do a loan on a home in ANY condition. We can combine this type of financing with FHA or Conventional financing. Available for singles, doubles, triples or quads. <!–Check out www.mitchrennie.com for more details.–>

When you’re ready to think about buying your new home, make sure you explore these primary loan options and the dozens of others available. The best lending partners will be able to find the right one for your needs.

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