HOME LOANS.
The loan everyone qualifies for, done right.
FHA, Conventional, VA, USDA, Jumbo, plus every down-payment-assistance program your state and city offer. I shop 140+ lenders carrying 400+ loan products and pre-underwrite your file myself - so the approval letter you walk into a showing with is a real one.
WHAT A HOME LOAN actually involves.
Home loans follow standard Fannie Mae, Freddie Mac, FHA, VA, and USDA guidelines — built for buyers with documentable W-2 or salaried income, a Social Security number, and credit that fits the box.
These programs cover most buyers:
- ✓First-time buyers putting down as little as 3.5%
- ✓Move-up families trading up to the next home
- ✓Veterans using VA entitlement at 0% down
- ✓Rural and many suburban buyers using USDA at 0% down
- ✓Anyone with strong-enough credit and steady income
These are the lowest-rate, lowest-down-payment loans in the country.
If your file doesn't fit the box — self-employed, ITIN, investor, recent credit event — that's where Non-QM lending comes in.
SIX WAYS HOME. One for your situation.
FHA Loans
Government-backed and easy on credit. Down payments from 3.5%, flexible underwriting, gift funds allowed. Built for first-time buyers and anyone rebuilding.
- ✓ First-time buyers
- ✓ Lower credit scores
- ✓ Buyers using gift funds
Conventional Loans
The standard Fannie/Freddie loan. As little as 3% down, and mortgage insurance drops off at 20% equity - unlike FHA. Long-term value play for solid credit.
- ✓ Buyers with 620+ credit
- ✓ Anyone planning to build equity
- ✓ Move-up buyers
VA Loans
One of the best loans in the country. Zero down, no monthly mortgage insurance, competitive rates. For active-duty, veterans, and some surviving spouses.
- ✓ Active-duty service members
- ✓ Veterans
- ✓ Eligible surviving spouses
USDA Loans
Zero-down mortgages for homes in eligible rural and many suburban areas. Income limits by county. More addresses qualify than people expect.
- ✓ Rural and suburban buyers
- ✓ Moderate-income households
- ✓ First-time buyers
First-Time Buyer & DPA
State and city down-payment-assistance programs - grants, forgivable second liens, reduced mortgage insurance. We check every program you're eligible for before you write an offer.
- ✓ First-time buyers
- ✓ Buyers short on closing cash
- ✓ Income-qualified households
Jumbo Loans
Financing above the conforming loan limit for higher-priced homes. Competitive rates with strong credit and reserves. Structured to fit the purchase price you actually need.
- ✓ Higher-priced home buyers
- ✓ Strong-credit borrowers
- ✓ Move-up buyers in pricey markets
Typical ranges shown. Actual terms depend on the lender, your file, and current guidelines.
I WATCH YOUR RATE for life.
Buy when you're ready. The day it's smart to refinance and save - often with little or no cash - I'll call you. You'll never leave money on the table, because someone's already watching.
WHAT'S IT really COST?
Move the sliders to see your full monthly payment - principal, interest, taxes, and insurance. No "starting at" gotchas, no asterisks. The number you'd actually write the check for.
What's it really cost?
Move the sliders. The number on the right is your full monthly - PITI.
- Principal & interest$2,483
- Taxes & insurance (est)$595
- Loan amount$378,000
Illustrative only. Taxes estimated at 1.3% of price annually, insurance at 0.4%. Actual rates depend on credit, income, property, and lender. Run real numbers in a 15-min call.
FIVE YEARS OF RENT. Or five years of equity.
Most renters lose more in five years of rent payments than they'd have put toward a down payment. Run your numbers and see for yourself.
Five years of rent - or five years of equity?
- Total cost of renting$202,289
- Net cost of owning$181,179
- Includes 7%/yr opportunity cost on down payment
Assumes 3% rent increases, 3% home appreciation, 1.3% property tax, 0.4% insurance, 1% maintenance, 7% investment return on down payment if invested instead. Your numbers will vary. Run them with me on a 15-min call.
CONVENTIONAL VS. GOVERNMENT - how to choose.
- ✓ Your credit is 680+ and stable
- ✓ You want mortgage insurance to drop off at 20% equity
- ✓ You're putting down 5% or more
- ✓ You're buying a second home or investment property
- ✓ You want the widest range of loan terms
- ✓ Your credit is under 680 or still rebuilding
- ✓ You need the lowest possible down payment (3.5%, or 0% for VA/USDA)
- ✓ You've served - VA is almost always the loan to beat
- ✓ Your home is in a USDA-eligible area
- ✓ You're leaning on gift funds or down-payment assistance
The right answer depends on your file. I run every program side by side and show you the real monthly cost of each - then you decide.
HOW A HOME LOAN GOES.
Pre-underwrite.
I run your file the way a real underwriter will. Catch the problem week one - not three days before closing.
Match to lender.
140+ lenders, each with different appetites and pricing. We pick the one that wants your file most. That's how rate gets sharp.
Close.
21-day average from contract to clear-to-close. I walk with you the whole way. No surprises at the table.
"Jon was great. He made the whole process simple and painless. He always went above and beyond and had my best interest in mind. You can tell he cares not only about taking care of business but also building a trusted relationship with his clients. I knew I was in good hands throughout the whole process and couldn't be happier. Thank you Jon!"
Sonny W, Houston TX
"Jon was incredibly patient, knowledgeable, and walked us through every step of the process. He made buying our first home actually feel doable."
- Krysten P., MI
"I've worked with Jon in the past and he brings a lot of expertise and devotion to the table for his borrowers. I would highly recommend working with Jon, you will be in good hands!"
- Zak W, MN
HOME LOANS, ANSWERED.
No - most buyers close with 5-10% down, and plenty go in with 3% or 0%. FHA goes as low as 3.5%, Conventional as low as 3%, and VA and USDA are 0% down. We pick the program with the lowest full monthly payment, not the biggest down payment.
Lower than most people think. FHA starts at 580 with 3.5% down (some lenders go to 500 with 10% down). Conventional generally starts at 620. VA and USDA have no hard minimum, but most lenders want 580-620. If your score isn't there yet, I'll map exactly what to fix and how long it takes.
FHA is government-backed and easier on credit and down payment, but carries mortgage insurance for the life of the loan in most cases. Conventional needs stronger credit but lets you drop mortgage insurance once you hit 20% equity. I run both side by side and show you the real monthly cost of each.
Any program built to lower the cash you need at closing - down payment assistance grants, forgivable second liens, reduced mortgage insurance, or below-market rates. Most states and many cities have their own. I check every program you're eligible for before you write an offer.
Yes on most programs. FHA, Conventional, VA, and USDA all allow documented gift funds from family for some or all of your down payment and closing costs. I'll send the exact gift-letter template and paper trail.
Once the questionnaire is done and documents are in, most folks get a clean pre-approval letter within 24 hours - a real one, because I pre-underwrite every file myself. Not the printable kind.
21 days on average from accepted contract to clear-to-close. I pre-underwrite week one so problems get caught early, not three days before closing.
For active-duty service members, veterans, and some surviving spouses. 0% down, no monthly mortgage insurance, competitive rates. Almost always the loan to beat if you've served - I'll confirm eligibility and entitlement.
0%-down mortgages for homes in eligible rural and many suburban areas, with income limits by county. More buyers qualify than realize - I'll check the property address and your income against USDA's map first.
I'm paid by the lender, not by you. Every dollar of compensation is on your loan estimate the day we lock. No surprises at closing, ever. Brokers are required by federal law to disclose every dollar.
It's not if, it's when. We'll map your file 6, 12, 18 months out, fix what needs fixing, and when you're ready we're off to the races.
Let's talk.
Fifteen minutes.
Bring me your file - even if three other brokers said no. We'll run the numbers, structure it right, and figure out the path. No pressure, no script.
Book a 15-min call
I'll review your situation and tell you straight what's possible. Same-day slots usually open.
Pick a timeApply online
Full secure application in ~12 minutes and document submission, if turned in before 12pm. I'll have a pre-approval letter in your inbox tomorrow morning.
Start applicationJon Taw · Mortgage Broker & Advisor
NMLS #2607503 · Last updated May 2026