Program details, side by side.
Thirteen programs, grouped by who they are built for. Each page covers requirements, what moves your rate, the documents you will need, real deal examples, and how the program behaves in specific Northern California counties.
Conventional Loans
The default program for most Northern California buyers.
- Minimum credit score
- 620
- Minimum down payment
- 3% (first-time), 5% (otherwise)
FHA Loans
Low down payment, forgiving credit, ideal for first-time buyers.
- Minimum credit score
- 580 (3.5% down)
- Minimum down payment
- 3.5%
VA Loans
Zero down, no PMI, competitive rates for veterans.
- Down payment
- 0%
- PMI
- None
USDA Rural Loans
Zero down in eligible rural and semi-rural California towns.
- Down payment
- 0%
- Credit minimum
- 640 (most lenders)
Bank Statement Loans
Self-employed loans qualified on deposits, not tax returns.
- Documentation
- 12 or 24 months of statements
- Down payment
- 10-20%
Asset Depletion Loans
Qualify on your portfolio when you have assets but little income.
- Assets divided by
- 60-120 months, depending on lender
- Down payment
- 20-30%
ITIN Loans
Home financing for borrowers without a Social Security number.
- Down payment
- 15-25%
- Credit
- Traditional or alternative tradelines
Renovation Loans
Finance the purchase and the remodel in one loan.
- Based on
- After-improved value
- Down payment
- 3.5% (FHA 203k) / 5% (HomeStyle)
HELOC & Equity Access
Access equity without touching your low first-mortgage rate.
- Max CLTV
- 85-90%
- Line size
- $25K - $500K+
Reverse Mortgages (HECM)
Convert equity to income or a line of credit at 62+.
- Minimum age
- 62
- Payment options
- Lump sum, term, tenure, or line