Loan Programs
Discover flexible loan options designed to fit your unique homeownership goals and financial situation.
15-Year Fixed-Rate Conventional
The shorter term makes a 15-year loan a great option for those looking to pay off their mortgage quickly and are comfortable taking on a higher monthly payment.
Pay off your mortgage faster
Pay less interest
Lower rates than 30-year mortgages
30-Year Fixed-Rate Conventional
This is one of the most popular mortgage loan options for a reason. The longer 30-year term means lower, fixed monthly payments over the life of the loan.
Low interest rates
3% down payment options
Protects you against inflation risks
Adjustable-Rate Mortgage (ARM)
These loans offer very low interest rates for a set period (typically 5, 7 or 10 years), after which the interest rate will adjust and increase.
Great for buyers with short time horizons
Lower monthly payments
Down payments as low as 5%
Jumbo
Jumbo loans are a non-conforming loan option perfect for buyers looking in higher-priced locations or who have a more expansive homebuying budget.
Super low interest rates
Loan amounts up to $3 million
Mortgage Insurance (PMI) is not required
FHA
FHA loans have flexible qualification requirements and low down payment options, making them a great option for first-time homebuyers.
3.5% down payment options
Flexible credit requirements
Fast closes - as little as 14 days
VA
VA loans are available exclusively to veterans and active-duty personnel (along with their spouses) and are guaranteed by the U.S. Department of Veteran Affairs.
No down payment required for qualified buyers
Low interest rates
Flexible underwriting guidelines
USDA
USDA loans offer affordable, no-down-payment financing for eligible rural and suburban homebuyers, with income and location guidelines in place.
No down payment required—minimize upfront costs
Low fixed interest rates with 30-year terms for affordable monthly payments
Designed for eligible rural and suburban properties with income limits to assist low- to moderate-income buyers
Cash-Out Refinance
A cash-out refinance gives you access to cash for home improvements, tuition, and debt consolidation by utilizing the equity you have already accumulated for your home.
Receive cash using your home equity
No second mortgage required
Access funds to renovate your home
Home Equity Loan
Ideal for homeowners seeking additional funds, whether for home improvements, debt consolidation, or other major expenses.
Avoid the variable interest rate risk
Does not require you to refinance
Immediate access to all funds
Bank Statement Loan
A bank statement mortgage loan is a unique type of home loan designed to cater to those with non-traditional income sources.
For buyers with non-traditional income
Simplified income verification process
More flexibility than traditional loans
No Income Verification
If you're struggling to qualify for a traditional mortgage, we have a loan that is an ideal alternative to hard money with no income verification requirements at all.
No income verification required
No minimum credit scores
Available to foreign nationals
Non-QM
Non-QM loans provide alternative mortgage financing options for homebuyers who may not qualify based on traditional lending requirements.
Ideal for buyers with large portfolios
Qualify with non-traditional income
Avoid providing extra documentation
DSCR
DSCR Mortgage Loans (Debt Service Coverage Ratio Loans) are a specialized type of lending product designed with real estate investors in mind.
Use less traditional income sources
Improve cash flow & increase returns
Ideal for financing investment properties
Investment Property
Investing in real estate is a great way to increase your monthly income by renting the property and allows you to diversify your investment portfolio.
Generate income through renting
Get more tax breaks & deductions
Build equity & increase wealth
Asset Depletion
This loan program allows borrowers to qualify based on their liquid assets instead of traditional income, ideal for retirees or those living off investments.
No job or income documentation required—qualify using eligible assets
Assets divided over just 60 months (not 120), boosting qualifying power
No minimum asset threshold required to apply
One-Time Close
One-Time Close loans combine the land purchase, construction, and permanent mortgage into a single closing—saving buyers time, money, and stress.
One closing = one set of fees and simplified process
Finance land you own or plan to purchase
Available as FHA, VA, or Conventional loans with flexible financing options
Two-Time Close
Two-Time Close loans separate the construction financing and permanent mortgage, offering more flexibility and control throughout the build process.
Two closings = more flexibility to sell your current home or adjust financing
Use lot equity as down payment and make interest-only payments during construction
Lock in your permanent loan later to take advantage of market timing and reduce your final balance with home sale proceeds
1099
Designed for self-employed borrowers who receive 1099 income, this program simplifies qualification by using gross income—not tax returns.
Use 90% of your 1099 income to qualify—no tax returns or transcripts required
10% down for primary residences, 15% down for investment properties
Ideal for independent contractors, freelancers, and business owners
Guaranteed Home Sale
This program allows buyers to eliminate home sale contingencies by securing a guaranteed backup contract on their current home—freeing them to purchase a new one without delay.
Receive a guaranteed cash offer on your current home and remove contingency from your new loan approval
Enjoy a 90-day grace period to sell your home yourself—keep up to 90% of the profit if the investor sells it
Flat $2,500 fee with no bridge loan needed; ideal for buyers who don’t need their current equity to purchase
Temporary Rate Buydowns
Temporary buydowns offer a lower interest rate for the first 1–3 years of your mortgage, making monthly payments more affordable early on—available to all buyers, not just first-timers
Lower your monthly payment for the first few years with 3-2-1, 2-1, or 1-1 buydown options
Ideal for buyers expecting income growth or planning to refinance before the buydown period ends
Can be paid by the seller, builder, or buyer—flexible for negotiations and strategy
Reverse Mortgage
Reverse mortgages are designed for homeowners aged 62+ to convert a portion of their home equity into tax-free funds—without giving up homeownership or taking on monthly mortgage payments.
Access tax-free cash from your home equity with no required monthly mortgage payments
Maintain ownership and stay in your home while supplementing retirement income
Flexible payout options including lump sum, monthly income, or line of credit.
SC State Housing
Specially designed for South Carolina residents, these programs provide affordable financing solutions and down payment assistance to support low- to moderate-income homebuyers.
Down payment assistance and below-market interest rates for qualifying buyers
Tailored options for first-time buyers, teachers, veterans, and first responders
Multiple programs available for a range of income levels and housing needs
Not sure where to get started?
Contact us today and we’d be happy to guide you.