Mortgage Programs

Not all mortgage loans are the same — and choosing the right program can make a significant difference in your payment, qualification, and long-term financial flexibility.

This section covers the most common and specialty mortgage programs available to homebuyers and homeowners, including:

FHA Loans
VA Loans
USDA Loans
Conventional & Jumbo Loans
HomeReady & Home Possible
Down payment assistance programs
Washington State Housing Finance Commission (WSHFC) programs
Specialty programs for medical professionals and unique scenarios

Understanding eligibility guidelines, loan limits, credit requirements, and program benefits allows you to compare options strategically rather than relying on headlines or general advice.

As a Mortgage Advisor with over 25 years of experience, I help clients evaluate which program best aligns with their income, assets, and long-term plans.

Explore the programs below to better understand your options.

Less than two weeks remaining before FHA mortgage insurance premiums jump higher

March 27, 2012 by Rhonda Porter Leave a Comment

If you are considering an FHA mortgage, you have less than two weeks to obtain an FHA case number at our current FHA mortgage insurance premiums. Effective April 9, 2012, HUD is increasing the cost for FHA insured mortgages for purchases, FHA refinances and many FHA streamlined refinances that were endorsed after May 31, 2009.

NOTE: Some borrowers doing an FHA streamlined refinance may be eligible for reduced rates and should hold off on their streamlined refi – please check with your local mortgage originator to see if this applies to you.

Mortgage originators can only provide an FHA case number if they have a bona fide transaction, including a complete loan application. Borrowers in the process of obtaining FHA financing should confirm with their mortgage originator that they indeed have an FHA case number. I recommend you ask your mortgage originator for your case number.

Borrowers who are barely qualifying with higher debt to income ratios may find they qualify for less with FHA mortgage payments increasing. If you are currently preapproved with FHA financing, double check with your lender to make sure you still qualify for the same loan amount and sales price once the increased mortgage insurance premiums go into effect.

FHA borrowers with "high balance" loan amounts will be whammo'd again as HUD increases their mortgage insurance premiums again effective for case numbers issued on or June 11, 2012. In the greater Seattle area, this would be FHA loan amounts from $417,001 to $567,500.

Here's a link to 2012 FHA loan limits in Washington State.

If you've been considering an FHA streamlined refi – please do not assume that because your loan closed prior to May 31, 2009 that it was endorsed by May 31, 2009. Sometimes it may take a couple months for HUD to endorse (insure) the FHA loan. It's possible that you may have closed in March of 2009 and HUD may not have endorsed it until June, 1 2009 or later, making this loan not eligible for the reduced FHA mortgage insurance rates.

If you are interested in an FHA mortgage (or just about any home loan!) for your home located in Washington, I'm happy to help you! I have been originating mortgages, including FHA, at family owned and operated Mortgage Master Service Corporation for the last 12 years.

Filed Under: Mortgage Programs

Preapproved with FHA Financing? You Better Double Check with your Lender.

March 8, 2012 by Rhonda Porter Leave a Comment

If you are currently preapproved to buy a home using FHA for your financing, I highly recommend you check with your mortgage originator to make sure your preapproval is still valid.

Why the worry? FHA will have higher mortgage insurance rates effective with new loans (case numbers issued as of) April 9, 2012. How much somebody is preapproved for is based on their debt to income ratios, which includes the proposed new mortgage payment.

Based on the scenarios I used on my post announcing these changes, a loan amount of $417,000 would see an increase in payment of $48.95. For a borrower who’s currently maxed out on their debt to income ratios (DTI), this could reduce their borrowing power by about $10,500. FHA “jumbo” borrowers are hit extra hard with FHA’s additonal tax fee, my previous post for a loan amount based on the Seattle FHA loan limit of $567,500 has an increase in payment of $183.85. For the borrower pushing their DTI, $183.85 increase in monthly payment pencils out to $39,700 in less home someone will qualify for.

Even if your preapproval letter states it’s valid until a certain date beyond April 9, 2012, it is subject to “changing market conditions”. Your scenario is not “locked in” or approved until you have a signed around contract that you’ve submitted to your lender to complete your loan application. Changing mortgage rates and property taxes also impact how much you qualify for.

Your mortgage originator can (and should) review your current preapproved scenario and plug in the mortgage insurance rates to determine how much your payment will be going up and to see if it impacts how much you’re preapproved for.

If you are considering buying or refinancing a home anywhere in Washington State, I’m happy to help you! Please click the links at the top of this page for a rate quote or to apply.

PS: This also impacts home owners who are considering refinancing from a non-FHA loan to an FHA or who are doing a credit qualifying (full doc) FHA streamlined refinance.

Filed Under: Residential Purchase, Home Buying, Mortgage Programs Tagged With: fha, mortgage insurance

HUD issues Mortgagee Letter Conforming Changes to Mortgage Insurance Premiums

March 6, 2012 by Rhonda Porter Leave a Comment

Hot off the press! HUD just released Mortgagee Letter 12-4 addressing all of the changes to FHA mortgage insurance premiums. *Unless your doing an FHA streamlined refinanced of a mortgage that was "endorsed" on or before May 31, 2009; your FHA mortgage insurance premiums are going up.

Upfront mortgage insurance premium increasing effective April 9, 2012. Currently the rate is 1% of the loan amount. Effective with case numbers issued April 9, 2012 and later, the premium will increase to 1.75%.

Increase to annual mortgage insurance premiums go into effect April 9, 2012. This increase is due to the Temporary Payroll Tax Continuation Act of 2011. NOTE: if you have a 15 year amortized FHA mortgage with a 78% loan to value, there is no annual mortgage insurance premiums.

FHA's annual mortgage insurance is paid monthly. The bps is multiplied by the FHA base loan amount to determine the premium and then divided by 12 months. A $100,000 loan with a loan to value over 95% would have an annual MIP of $1200. Divide this by 12 and the monthly premium is $100.

High Balance FHA annual mortgage insurance premiums will increase an additional 25 bps with case numbers assigned on or after June 11, 2012. In the greater Seattle area, this will impact FHA loan amounts of $417,001 to $567,500. If you have a higher FHA loan amount originated on or after June 11, 2012, add an additional 25 bps to the figures in the table above.

The above increases will impact all newly originated FHA mortgages for purchase and refinances, unless the home owner qualifies for the new reduced mortgage insurance rates with an FHA streamlined refi. The changes to mortgage insurance do not apply to FHA's reverse mortgages. Keep reading…

FHA Streamlined Refinances will have reduced FHA mortgage insurance premiums IF the FHA loan being refinanced was *endorsed on or before May 31, 2009 effective on case numbers issued on or after June 11, 2012. Upfront mortgage insurance premiums will be reduced from 1% to 0.01% of the base loan amount and the annual mortgage insurance will be reduced to 0.55% of the loan amount. Borrowers must be current on their existing FHA insured mortgage.

If your FHA loan being refinanced was endorsed June 1, 2009 or later, then the reduced rate does not apply. Your FHA mortgage insurance rates will be increasing based on the information above effective April 12, 2012.

NOTE: *Endorsed means when FHA actually insures the mortgage. This often happens months after closing!

If I can help you with your FHA refinance or purchase for your home located anywhere in Washington, please contact me.

FHA to reduce mortgage insurance premiums for some FHA streamlined refi's

Filed Under: Mortgage Programs Tagged With: fha, mortgage insurance

FHA to Reduce Mortgage Insurance Rates for some FHA Streamlined Refi’s

March 6, 2012 by Rhonda Porter 1 Comment

Today HUD announced that beginning June 11, 2012, FHA will REDUCE the cost for an FHA streamlined refinance for FHA insured mortgages that were originated prior to June 1, 2009. A mortgagee letter will follow to make the following changes official:

Upfront mortgage insurance (UFMIP) will be reduced to 0.01% (from 1.00%).

Annual mortgage insurance (typically paid monthly) will be reduced to 0.55% (cut in half from 1.10%).

This is great news to those who originated their FHA loans prior to June 1, 2009. Once I receive the mortgagee letter from HUD, I'll be sure to update you. We'll need clarification on how HUD defines "origination". UPDATE: FHA's Mortgagee Letter clarifies that loans must be "endorsed" by HUD prior to June 1, 2009. This is different than your closing date and typically takes place weeks after closing.

FHA streamlined mortgages are popular right now considering today's low mortgage rates and that they do not require an appraisal.

Currently, a Seattle area home owner doing an FHA streamlined refinance with a loan amount of $400,000 and credit scores of 720 or higher would have a rate of 3.750% (apr 4.449) with a principal, interest and mortgage insurance (PIMI) payment of $2,234.59. With the proposed reduced FHA mortgage insurance, assuming the home owner originated their FHA loan prior to June 1, 2009, their PIMI payment would be $2,034.45 (apr 4.071): a difference of $200 per month!

If you would like more information about refinancing your FHA insured mortgage for your home located anywhere in Washington, please contact me. I have been originating FHA insured mortgages for Washington home owners since April 2000 at Mortgage Master Service Corporation and I'm happy to help you.

UPDATE 3/6/2012: INFORMATION ON HUD'S MORTGAGEE LETTER.

Filed Under: Mortgage Programs, Refinancing & Home Equity Tagged With: fha, mortgage insurance, streamlined

FHA Mortgage Insurance set to increase April 2012

February 28, 2012 by Rhonda Porter Leave a Comment

Yesterday, HUD announced they are going to increase the annual (paid monthly) and upfront mortgage insurance premium on FHA insured mortgages effective on new case numbers obtained April 1, 2012 April 9, 2012 and later.

As of today, the upfront mortgage insurance premium for FHA insured mortgages is 1% of the loan amount. Most borrowers elect to finance this into their FHA loan although it can be paid for as a closing cost instead of including it in the loan amount. HUD will be increasing the upfront mortgage insurance premium from 1% to 1.75% on April 1, 2012 April 9, 2012.

FHA's annual mortgage insurance (paid monthly) is set to increase by 0.10% for standard FHA loan amounts and will increase an additional 0.35% for "FHA Jumbos will take place on June 1. The additional 0.10% increase is due to "The Temporary Payroll Tax Cut Continuation Act of 2011. HUD has elected to tack the additional 0.25% on the larger loan amounts.

In the greater Seattle area, FHA base loan amounts of $417,000 or lower will see the annual mortgage insurance increase by 0.10%. Seattle's current high balance (or FHA jumbo) impacts loan amounts of $417,001 to $567,500 and these loans will have increased annual mortgage insurance premiums by 0.35%.

How does this impact an FHA borrower?

Today a Seattle area homebuyer using an FHA insured mortgage at $417,000 with a minimum down payment of 3.5% and excellent credit would have a PIMI principal, interest and mortgage insurance) of $2,346.78 based on a 30 year fixed with a rate of 3.750% (apr 4.544). Effective April 1, this scenario will have a PIMI of $2,395.73 assuming the same rate (apr 4.665). An increase in total monthly mortgage payment of $48.95 for the same scenario!

Currently a Seattle homebuyer using an FHA mortgage at $567,500 with a minimum down payment of 3.5% and excellent credit would have a PIMI (principal, interest and mortgage insurance) payment of $3,193.76 based on current rates of 3.750% for 30 year fixed rate (apr 4.541). Effective June 1, this high balance FHA loan, assuming the same rate (apr 4.817), the payment increases to $3,377.61! An increase in total monthly mortgage payment of $183.85 for the very same scenario!

NOTE: Rates quoted above are effective as of 2/28/2012 at 4:00 pm. If you would like me to provide you with a mortgage rate quote for your home located in Washington, click here.

If you are considering an FHA insured mortgage, whether it's for purchasing a home, FHA streamlined refinance or other refinance, you'll want to take action before the increased rates take effect. FHA case numbers are issued when you have a bona fide loan application (transaction) with a mortgage originator. I'm happy to help you if your home is located anywhere in Washington state. UPDATE 3/6/2012: If your FHA mortgage was originated prior to June 1, 2009, you may qualifed for reduced FHA mortgage insurance.

If you would like a rate quote for an FHA mortgage on a home located in Washington, click here.

An official Mortgagee Letter is expected to follow soon. Don't wait!

Click here for FHA Loan Limits in Washington

UPDATE 3/6/2012: It's official: Here's information about HUD's Mortgagee Letter.

Filed Under: Mortgage Programs