Buy a home. Plan your next chapter.
From first keys to your next chapter, compare conventional, FHA, VA, and USDA paths with confidence.
The right loan starts with your goals.
Compare more than the down payment. Your monthly comfort, cash at closing and plans for the home all matter.
Set a comfortable budget
Include principal, interest, taxes, insurance, any mortgage insurance and HOA dues—not just the purchase price.
Plan for cash at closing
Allow for your down payment, closing costs and prepaid expenses, while keeping a cushion for repairs and everyday life.
Compare the full picture
Ask about loan terms, APR, fees and total cost. Your credit, income, property and intended occupancy affect your options.
Conventional
A flexible path for buyers with established credit and a range of property goals.
Down Payment
Some eligible programs allow as little as 3% down.
Insurance & Fees
Private mortgage insurance is generally required with less than 20% down.
Keep In Mind
Credit, income, loan limits and occupancy requirements apply. Low-down-payment options have additional criteria.
FHA
Government-insured financing that may suit buyers with limited savings or a developing credit profile.
Down Payment
As little as 3.5% down for borrowers who meet applicable credit requirements..
Insurance & Fees
Upfront and annual mortgage insurance premiums generally apply.
Keep In Mind
Must meet FHA and lender requirements, including loan limits and property standards. Generally for a primary residence.
VA
A benefit for eligible veterans, service members and certain surviving spouses.
Down Payment
No down payment may be available for eligible borrowers.
Insurance & Fees
No monthly mortgage insurance. A VA funding fee may apply unless exempt.
Keep In Mind
A Certificate of Eligibility is needed. Entitlement, credit, income, occupancy and property requirements still apply.
USDA
A potential path to a primary home in an eligible rural or suburban location.
Down Payment
No down payment may be available for eligible borrowers.
Insurance & Fees
Upfront guarantee and annual fees generally apply.
Keep In Mind
Property location and household income limits apply, along with credit and repayment requirements. Not every address qualifies.
These are general program features, not an offer or a determination of eligibility. Availability and terms vary by lender, borrower and property. All loans require review and approval; an advisor can help identify options that may fit.
Know what's next. At every step.
Your path depends on your loan and property. Our team helps you understand the decisions and documents along the way.
01
Talk through your goals
Share your timeline, price range and savings. We’ll discuss your income, credit and priorities to outline potential next steps.
02
Apply and explore preapproval
Provide financial documents for review. A preapproval may help focus your search, but it is conditional—not a final loan approval or a commitment to lend.
03
Find a home and make an offer
Work with your real estate agent on the offer and contract. Once accepted, send the signed agreement to your advisor and review your Loan Estimate.
04
Complete the loan review
The lender reviews your finances and the property, including the appraisal and title work. Respond to document requests and discuss rate-lock timing with your advisor.
05
Review, sign and close
Review your Closing Disclosure, generally received at least three business days before closing. Confirm funds and closing instructions; after conditions are met, sign and complete the purchase.
A little preparation goes a long way.
You don’t need everything ready to start a conversation. Your advisor will confirm the documents needed for your situation.
Keep your next step on track.
Before opening new credit, making a large purchase or changing jobs during the loan process, speak with your advisor.
- Identity & residence
Government-issued ID and recent address history.
- Income & employment
Recent pay stubs, W-2s and employment history; tax returns and business records if requested.
- Assets & Funds
Recent bank and investment statements; documentation for gift funds or large deposits when applicable.
- Debts & Property Details
Current debt obligations and, once under contract, the signed purchase agreement and property information.
Good questions. Clearer decisions.
Every purchase is different. Let’s talk through what these answers mean for your plans.
Do I need a 20% down payment?
Not always. Some conventional and FHA programs allow smaller down payments, and eligible VA or USDA borrowers may have no-down-payment options. Closing costs still apply, and mortgage insurance or program fees may affect total cost. Eligibility and availability vary.
What’s the difference between prequalification and preapproval?
Prequalification is generally an early estimate based on information you provide. Preapproval typically involves a closer review of credit and financial documents. Neither guarantees a loan; final approval depends on updated information, the property and remaining conditions.
How much home can I afford?
A lender’s qualifying amount and your comfortable budget may differ. Consider your full monthly housing cost, other debts, savings goals and cash reserves. Your advisor can review scenarios with you without assuming you should borrow the maximum.
What should I expect in closing costs?
Costs may include lender fees, appraisal, title and settlement services, plus prepaid taxes, insurance and escrow funding. Your Loan Estimate outlines expected charges; your Closing Disclosure provides final details. Ask which costs are fixed and which may change.
Can I use gift funds or down-payment assistance?
Possibly. The loan program determines who may provide a gift and how it must be documented. Assistance programs have their own eligibility, funding and repayment rules. Tell your advisor about these plans before moving funds.
How long does a purchase loan take?
Timing depends on the contract, loan program, document readiness, appraisal and underwriting. Your advisor can discuss the target closing date and potential dependencies. A preapproval does not guarantee that a purchase will close by a particular date.
Let’s build your best path home.
Start a secure application in minutes, or connect with a mortgage professional to talk through your goals first.
