Home Loan Options, Explained.
As a mortgage broker, we compare loan programs from multiple wholesale lending partners and help you choose the path that fits your goals.
One Place to Compare Your Options.
Trust Home Financial LLC is a mortgage broker. Instead of offering a single lender's products, we look across our network of wholesale lending partners, explain the choices in plain language and help each client pick the program that fits their plans.
Use the groups below to get oriented, then apply or call and we will walk through what may be available for you. All loans are subject to credit approval, eligibility and program guidelines.
Common Home Loan Programs
These are the programs we use most often for a purchase or a refinance. A loan officer will help you compare them side by side.
Conventional Loans
A Conventional loan is not insured by the federal government. It can be a straightforward way to buy or refinance when your income and credit profile meet typical program guidelines.
Who It FitsBuyers and homeowners who want a standard purchase or refinance and can bring a down payment that fits the program.
Learn MoreFHA Loans
FHA loans are insured by the Federal Housing Administration. They can help eligible buyers purchase with a smaller down payment than many other loan types.
Who It FitsFirst-time buyers, and anyone who wants a more flexible path to a purchase or a refinance.
Learn MoreVA Loans
VA loans are backed by the Department of Veterans Affairs. For eligible Veterans, service members and surviving spouses, a VA loan can mean no down payment and no monthly mortgage insurance.
Who It FitsEligible Veterans and service members who are buying or refinancing a home.
Learn MoreUSDA Loans
USDA loans are backed by the U.S. Department of Agriculture for eligible buyers in designated rural and suburban areas. Eligible borrowers may be able to purchase with no down payment.
Who It FitsEligible low- to moderate-income buyers purchasing a home in a USDA-eligible area.
Learn MoreJumbo Loans
A jumbo loan is used when the loan amount is above the current conforming limit set by the Federal Housing Finance Agency. That limit varies by county and is updated each year.
Who It FitsBuyers and homeowners financing a higher-priced home.
Learn MoreFirst-Time Buyers
First-time buyer programs may allow a smaller down payment and can be paired with other options when you qualify. A loan officer can help you see what may fit.
Who It FitsPeople buying their first home, and some repeat buyers who meet the program rules.
Learn MoreDown Payment Assistance
Down payment assistance can help eligible buyers cover part of a down payment or closing costs. The two most common types are community or government programs, offered through state and local housing agencies, and in-house or lender programs, offered through a wholesale lender’s own assistance program. A loan officer can help you see which type, if any, may be available for your purchase.
Who It FitsBuyers who need help with a down payment or closing costs and who meet the rules of a given program.
Learn More
Purchase, Refinance, Home Equity
Tell us what you want to do, and we will help you compare the programs that may fit.
Purchase
A purchase loan is used to buy a first home, a next home or an investment property. We help you get pre-approved and compare the programs that may fit before you start shopping.
Who It FitsHome buyers at any stage, from a first home to a later move.
Learn MoreRefinance
A refinance replaces your current mortgage with a new loan. It may make sense when you want to change your term, adjust your payment or switch loan type. We will walk through the costs and how long you plan to stay so you can decide with confidence.
Who It FitsHomeowners who want to revisit their current loan and weigh whether a change supports their plans.
Learn MoreHome Equity
A home equity loan lets you borrow a set amount against the value you have built in your home, and repay it on a fixed schedule. A home equity line of credit (HELOC) lets you borrow as needed, up to an approved limit. We will help you compare the two and decide whether one fits your plans.
Who It FitsHomeowners who want to use the value they have built in their home, whether for a one-time amount or flexible access over time.
Learn MoreWhen a Standard Loan Is Not the Right Fit
Some borrowers need a different kind of documentation, or want to renovate as they buy. Non-QM loans use documentation other than a typical W-2 or tax-return-only file. These are some of the options we can review with you.
Bank Statement
A bank-statement loan looks at deposits in your business or personal bank accounts to help show income, instead of relying only on tax returns or W-2s.
Who It FitsSelf-employed borrowers and business owners whose tax returns may not reflect the income they have available.
Learn More1099
A 1099 loan uses income reported on 1099 forms, often from contract or freelance work, to help qualify.
Who It FitsIndependent contractors, freelancers and others who are paid as 1099 workers rather than as W-2 employees.
Learn MoreDSCR / Investor Cash Flow
A DSCR, or debt-service coverage, loan looks at the rental income a property may produce, rather than the borrower’s personal income, to help qualify.
Who It FitsReal estate investors buying or refinancing a rental property.
Learn MoreAsset Depletion / Asset-Based
An asset-depletion or asset-based loan looks at your savings, investments or other assets as a way to show you can repay the loan, when traditional income documents are a limited fit.
Who It FitsBorrowers with savings or investments who may be retired, self-employed or otherwise not documenting income in the usual way.
Learn MoreP&L Only
A profit-and-loss, or P&L, loan uses a prepared profit-and-loss statement, often from a CPA or tax professional, to help show business income.
Who It FitsSelf-employed borrowers and business owners who keep current books, but whose tax returns may not show the full picture of the business.
Learn MoreFHA 203(k) Renovation
An FHA 203(k) loan lets you purchase or refinance a home and include renovation funds in a single mortgage. There is a standard option for larger projects and a limited option for smaller ones.
Who It FitsBuyers and homeowners who want to purchase a home that needs work, or improve a home they already own.
Learn MoreLet's Talk About Your Next Move.
Whether you're buying, refinancing or looking at your home equity, we're happy to walk you through your options.