Choosing the right mortgage program is one of the most important financial decisions you’ll make when buying, refinancing, or leveraging the equity in your home. With more than 25 years of experience helping homebuyers across Washington State, I guide clients through a wide range of loan options to find the program that best fits their goals, budget, and long-term plans.
Below, you’ll find an overview of the mortgage programs I offer, along with explanations of how each loan works and who it may benefit. If you’re unsure which option fits your situation, I’m happy to help you compare programs and run personalized scenarios.
Understanding Various Mortgage Programs
Conventional (Conforming) Loans
Conforming loans follow guidelines established by Fannie Mae and Freddie Mac and are the most common type of mortgage for homebuyers with good credit. Conforming mortgages have loan limits based on the county the property is located in.
Best For:
- Borrowers with a good credit history (higher scores are no longer a requirement).
- Borrowers with as little as 3% down with programs like HomeReady and Freddie Mac HomePossible
- Homebuyers seeking predictable monthly payments
- Employed or Self-Employed
Highlights:
- Lower interest rates for strong borrowers
- 2026 Conforming Loan Limits
- Available for primary, secondary, and investment properties
- 1-4 Unit Homes
- Down payment assistance programs available
Special Programs:
- Cash Buyer Programs
- Bridge loans
- Renovation Mortgages
👉 Learn more: 2026 Guide for Conventional Mortgages
FHA Loans
FHA loans are federally insured mortgages that allow for lower down payments and more flexible credit requirements.
Best For:
- Buyers with lower credit scores
- Borrowers with higher debt-to-income ratios
Highlights:
- Down payments as low as 3.5%
- More flexible underwriting
- Allows gifts for down payment and closing costs
- Available for credit scores into the 600s
- Primary residences only
- 1-4 Unit Homes
- Down payment assistance programs available
👉 Learn more: FHA Mortgage Guide
VA Loans
VA loans are available to eligible veterans, active-duty service members, and qualified surviving spouses.
Best For:
- Eligible veterans or service members
- Borrowers who want zero-down financing
- Buyers seeking lower closing costs
Highlights:
- No down payment depending on the loan amount and eligibility.
- No loan limits.
- No monthly mortgage insurance
- Competitive rates
- Flexible credit guidelines
👉 Learn more: Articles on VA Loans
Jumbo, Non-Conforming Loans and Portfolio Loans
Jumbo mortgages finance homes that exceed conforming loan limits. Non-conforming and portfolio programs allow us to offer financing outside of what’s available with conforming financing.
Best For:
- Buyers in higher-priced markets (Seattle, Bellevue, Kirkland)
- Strong credit + income profiles
- Primary, secondary, and high-end investment properties
Highlights:
- Loan amounts above conforming limits
- Often requires 10–20% down
- Alternative Documentation Loans
👉 Learn more: Articles on Jumbo and Non-Conforming Loans
USDA Rural Housing Loans
USDA loans help buyers purchase homes in eligible rural and suburban areas.
Best For:
- Buyers in rural or semi-rural parts of Washington
- Borrowers who qualify for income limits
- Anyone wanting a no-down-payment option
Highlights:
- Zero down payment
- Lower mortgage insurance
- Income and geographic restrictions apply
👉 Learn more: Articles on USDA Loans
Renovation Loans
Fannie Mae HomeStyle, Freddie Mac Choice, FHA 203(K) and VA Reno
Renovation mortgages allow you to finance repairs and improvements into the loan.
Best For:
- Buyers purchasing homes needing updates or repairs
- Homeowners refinancing and remodeling
- Investors (HomeStyle only)
Highlights:
- Finance purchase + renovation costs
- Great for fixer-uppers
- Streamline and full FHA 203k options
👉 Learn more: Articles on Renovations
Investment Property Loans
Whether you’re buying your first rental or expanding a portfolio, several loan options allow financing for investment homes.
Best For:
- Rental property investors
- Short-term and long-term rental buyers
- Borrowers using future rent income to qualify
Highlights:
- Conventional loans for 1–4 unit properties
- Higher reserve and down-payment requirements
- DSCR and other investor-specific programs available
👉 Learn more: Articles on Investment Property Financing
Home Equity Loans & HELOCs
Tap into existing home equity for renovations, debt consolidation, or large expenses.
Best For:
- Homeowners wanting flexible or lump-sum funds
- Borrowers taking advantage of strong WA home values
Highlights:
- HELOC: revolving line of credit
- Home Equity Loan: fixed installment loan
- Multiple uses: remodel, financial strategy, major expenses
👉 Learn more: Articles on Home Equity Loans (aka HELOCs)
Construction Loans
Construction loans finance the building of a new home or completing major renovations.
Best For:
- Custom homebuilding
- Major remodels or tear-down projects
- Buyers who already own land
Highlights:
- Interest-only during construction
- Converts to permanent financing (“one-time close” options available)
- Strong credit and reserves often required
👉 Learn more: Articles on Construction Loans
Frequently Asked Questions (FAQs)
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Which mortgage program is best for first-time buyers?
FHA and Conventional 3% down loans are often best for first-time buyers, depending on credit, down payment, and long-term goals.
How do I know which program I qualify for?
Your eligibility depends on your income, credit, assets, property type, and goals. I run side-by-side comparisons for every client.
Are zero-down mortgages available in Washington?
Yes — VA and USDA programs offer eligible borrowers no-down-payment options.
How much should I put down?
Down payments vary by loan type, credit profile, debt ratio, and home price. We evaluate what’s best for you — not just what’s required.
Can I use gift funds or down-payment assistance?
Yes — many programs allow gifts, and Washington has DPA options that may be paired with FHA or Conventional loans.
Next Steps
If you’re exploring financing options or deciding which mortgage program fits your goals, I’d love to guide you.
Contact me for a personalized mortgage review or custom loan comparison.
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