Conventional Loan Programs

The Family Opportunity program allows buyers to purchase a home for an elderly parent as if it were a primary residence. This allows the buyer to purchase the home without the usual occupancy requirements - and opens up more flexible loan options.

Without this program, buyers would need to purchase a property for their family member under a different program, which often has fewer options, higher requirements, and increased costs.

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The FHFA sets local and national limits for home loan amounts every year. While it's designed to help buyers over-extending their finances, it can be a speedbump for buyers in high-income areas or where home values are high.

High Balance Mortgage Loans are a resource provided to home buyers in high-income areas. This program allows buyers to get a mortgage where the loan limit exceeds the conforming loan limits. 

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First-time homebuyers make up nearly half of all home purchases, yet saving for a down payment is this segment’s biggest barrier to homeownership. We’re going all in to help you close this gap and qualify more first time homebuyers with the HomeOne 3% down payment solution.

The Freddie Mac HomeOne® mortgage offers flexibilities and a low down payment solution to support first-time homebuyers.

Origination and Underwriting Requirements

Borrower profile

• At least one borrower must be a first-time homebuyer when the mortgage is a purchase transaction 
  mortgage.
• Per the Freddie Mac Single-Family Seller/Servicer Guide (Guide), a first-time homebuyer is defined as an individual who meets all the following requirements:
• Is purchasing the mortgaged premises.
• Had no ownership interest (sole or joint) in a residential property during the three year period preceding the date of the purchase of the mortgaged premises.
• Will reside in the mortgaged premises as a primary residence.

• 1-unit properties.
• Planned unit developments.
• Condominiums.
• No manufactured homes.
• CHOICEHome® mortgages are permitted when originated in accordance with Guide Section 5703.9.

Occupancy

• Primary residence only.
• All borrowers must occupy the mortgaged premises as a primary residence.

Freddie Mac Fact Sheet

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Explore the benefits of choosing a Home Possible^® mortgage.

• Allow for flexible sources of funding for down payment and combinable with many other types of down payment assistance.
• Apply sweat equity for up to the entire amount of the down payment and closing costs by applying construction skills for necessary improvements.
• Provide qualified, very low- to low-income borrowers, and those who live within low income census tracts, a maximum financing option with maximum flexibility.
• Enable the dream of home, whatever it may look like; single-family, manufactured housing or condominium.
• Cancel mortgage insurance upon reaching 20 percent equity, reducing the monthly mortgage payment, and potentially saving thousands over the life of the loan.
• Enable empowered decisions and life-long responsible homeownership with required financial literacy education, which can be fulfilled by Freddie Mac’s online, free CreditSmart^® Homebuyer U tutorial.

Freddie Mac's Home Possible Website

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Designed to give today's homebuyers more options, new HomeReady features offer increased access to homeownership.

With a low down payment and expanded financing flexibility, HomeReady offers an ideal solution that works for today's creditworthy low-income borrowers-whether they're first-time or repeat buyers.

A new benefit of a $2,500 credit for very low-income borrowers can help overcome two of the greatest barriers to homeownership—down payment and closing costs. 

Fannie Mae's HomeReady Website

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The Conventional No-Score home loan program follows conventional loan guidelines and allows borrowers with no credit score to qualify using eligible non-traditional credit or housing payments.

Program Tips

• Your mortgage will be manually underwritten so more documentation may be needed than a traditional mortgage.
• Whether you are planning on putting 10% or 50% down, you must have a documented 10-month housing tradeline for all conventional no-score loans.
• If you are married, make sure all tradelines are in both spouses names.
• Pay your bills monthly - not quarterly, every 6 months, or yearly.

Learn more about No Score Loan Programs

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With the country facing a shortage of housing supply, manufactured housing provides a solution for borrowers ready to purchase affordable homes. Whether a borrower is taking one of the most affordable paths to homeownership, or a more attainable alternative to site-built homes, Fannie Mae offers options to help a range of customers achieve the dream of homeownership.

Why Choose Conventional MH Financing?

• Cancellable Mortgage Insurance: Mortgage insurance is cancellable once the borrower reaches 20% equity, resulting in savings during the life of the loan.
• Available to a range of borrowers: Borrowers with Credit score ≥ 620 are eligible; borrowers with credit scores ≥ 680 may get even better pricing.
• Temporary interest rate buydowns: Mortgages secured by Standard MH (single- and multi-width) and MH Advantage may have temporary interest rate buydowns to help borrowers take advantage of interest rate savings.
• From single-width to similar-to-site-built: Whether financing MH Advantage homes with site-built features, or more affordable single-width MH, Fannie Mae has an offering for your borrowers.

Discuss this program with a Churchill Loan Officer

Protect Yourself from Fluctuating Rates

As you’re looking for a new home, we know you want the lowest possible interest rate on your mortgage. Who wouldn’t? There’s nothing more frustrating than having your interest rate go up before you close on your loan. No need to try and predict what the market will do.

You can now protect yourself from the fluctuating interest rates with Churchill’s Rate Secured program.

Here's how it works:

• Secure a low-interest rate at no cost
• Cap your rate for up to 90 days while you shop for a home
• Reset the rate for another 90 days if you don’t find a home in the initial 90-day period
• If rates go up, your rate stays the same. If rates go down, you get the lower rate

Rate Secured Website

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There are conventional home loan program options for individual looking to purchase a second home or investment property. Typically, the requirements for second homes and investment properties are stricter, fees are higher, and underwriting requires additional documentation.

Learn more and view Home Loan Programs for Real Estate Investors

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Temporary Buydown programs increase affordability for home buyers by reducing the initial monthly payments of a mortgage for a period of 1 - 3 years. The payment will gradually increase over the buydown period. When the buydown period is complete, the buyer will continue to pay their standard monthly payment

Churchill Offers this program as a part of our Rate Relief Program. Calculate your new monthly costs with the Buydown Cost Calculator.

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In Texas, a cash-out refinance is also known as a Section 50(a)(6) loan. This is a home loan which allows the borrowers to replace their current mortgage with a larger balance. This is commonly done in order to access some of the equity in the property, often spent on renovations, repaying debt, or other large purchases.

Discuss this program with a Churchill Loan Officer

Down Payment Requirements

• Conventional Home Loans:
  • Typically require a minimum down payment of 5% to 20% of the home’s purchase price.
  • Some conventional loans may offer lower down payment options (as low as 3%) for first-time homebuyers.
• FHA Home Loans:
  • Require a minimum down payment of 3.5% of the home’s purchase price.
  • Down payment can be sourced from savings, gifts from family, or approved down payment assistance programs.

Credit Score Requirements

• Conventional Home Loans:
  • Generally require a higher credit score, often 620 or above.
  • Higher credit scores can help you secure better interest rates and terms.
• FHA Home Loans:
  • More lenient credit score requirements, often accepting scores as low as 580.
  • Borrowers with credit scores between 500 and 579 may still qualify with a 10% down payment.

Mortgage Insurance

• Conventional Home Loans:
  • Private mortgage insurance (PMI) is required if the down payment is less than 20%.
  • PMI can be canceled once the loan-to-value (LTV) ratio reaches 80%.
• FHA Home Loans:
  • Require mortgage insurance premiums (MIP) regardless of down payment amount.
  • MIP includes an upfront premium and an annual premium paid monthly.
  • MIP is typically required for the life of the loan unless you refinance into a conventional loan.

Loan Limits

• Conventional Home Loans:
  • Loan limits vary by location but generally higher than FHA loan limits.
  • Conforming loan limits are set annually by the Federal Housing Finance Agency (FHFA).
• FHA Home Loans:
  • Loan limits are set by the FHA and vary by county and state.
  • Limits are typically lower than those for conventional loans.

Property Requirements

• Conventional Home Loans:
  • Less stringent property standards and appraisal requirements.
  • Property condition and type can vary more widely.
• FHA Home Loans:
  • Stricter property standards to ensure safety, security, and soundness.
  • The property must meet specific FHA appraisal guidelines and be used as the primary residence.

Debt-to-Income Ratio (DTI)

• Conventional Home Loans:
  • Typically require a lower DTI ratio, usually around 36% to 45%.
  • Lenders may allow higher DTI ratios for borrowers with strong credit and larger down payments.
• FHA Home Loans:
  • Allow higher DTI ratios, often up to 50%.
  • More flexible with borrowers' existing debt levels.

Interest Rates

• Conventional Home Loans:
  • Interest rates can vary based on credit score, down payment, and loan term.
  • Generally, lower interest rates for borrowers with excellent credit.
• FHA Home Loans:
  • Interest rates are generally competitive but can be slightly higher than conventional loans.
  • Rates are more uniform and less affected by credit score compared to conventional loans.

Eligibility Requirements

• Conventional Home Loans:
  • No specific eligibility requirements; available to all qualified buyers.
  • Best suited for borrowers with strong credit, stable income, and substantial savings.
• FHA Home Loans:
  • Designed for low-to-moderate-income borrowers and first-time homebuyers.
  • Open to all borrowers who meet the FHA guidelines, including those with less-than-perfect credit.

Loan Flexibility

• Conventional Home Loans:
  • Offer more flexibility in terms of loan structure, such as fixed-rate, adjustable-rate, and interest-only options.
• FHA Home Loans:
  • Primarily offer fixed-rate mortgages but can also be used for specific renovation projects through FHA 203(k) loans.

Understanding these differences can help you decide which type of loan best suits your financial situation and homeownership goals.

Eligibility Requirements

• Conventional Home Loans:
  • Available to all qualified buyers with no specific service or membership requirements.
• VA Home Loans:
  • Exclusively for eligible veterans, active-duty service members, National Guard members, Reservists, and certain surviving spouses.
  • Must meet specific service length and discharge conditions to qualify.

Down Payment Requirements

• Conventional Home Loans:
  • Typically require a minimum down payment of 5% to 20% of the home’s purchase price.
  • Some programs may offer lower down payment options (as low as 3%) for first-time homebuyers.
• VA Home Loans:
  • Generally require no down payment, allowing eligible borrowers to finance 100% of the home’s purchase price.
  • No mortgage insurance required, even with no down payment.

Mortgage Insurance

• Conventional Home Loans:
  • Private mortgage insurance (PMI) is required if the down payment is less than 20%.
  • PMI can be canceled once the loan-to-value (LTV) ratio reaches 80%.
• VA Home Loans:
  • No mortgage insurance is required regardless of the down payment amount.
  • A one-time VA funding fee is required, which can be financed into the loan or paid at closing. Some borrowers, such as those with service-connected disabilities, may be exempt from the funding fee.

Credit Score Requirements

• Conventional Home Loans:
  • Generally require a higher credit score, often 620 or above.
  • Higher credit scores can help you secure better interest rates and terms.
• VA Home Loans:
  • More lenient credit score requirements, with no minimum set by the VA (lenders typically require a minimum score around 620).
  • More flexible credit standards, making it easier for borrowers with lower credit scores to qualify.

Interest Rates

• Conventional Home Loans:
  • Interest rates can vary based on credit score, down payment, and loan term.
  • Generally, lower interest rates for borrowers with excellent credit.
• VA Home Loans:
  • Generally offer lower interest rates compared to conventional loans.
  • Rates are competitive and less influenced by credit score, providing more favorable terms for eligible borrowers.

Debt-to-Income Ratio (DTI)

• Conventional Home Loans:
  • Typically require a lower DTI ratio, usually around 36% to 45%.
  • Lenders may allow higher DTI ratios for borrowers with strong credit and larger down payments.
• VA Home Loans:
  • Allow higher DTI ratios, often up to 50%.
  • More flexible with borrowers' existing debt levels, considering residual income as an additional qualification factor.

Property Requirements

• Conventional Home Loans:
  • Less stringent property standards and appraisal requirements.
  • Property condition and type can vary more widely.
• VA Home Loans:
  • Stricter property standards to ensure the home is safe, structurally sound, and sanitary.
  • The property must meet specific VA appraisal guidelines and be used as the primary residence.

Loan Limits

• Conventional Home Loans:
  • Loan limits vary by location but are generally higher than VA loan limits.
  • Conforming loan limits are set annually by the Federal Housing Finance Agency (FHFA).
• VA Home Loans:
  • No official loan limits; however, lenders may impose limits based on the borrower’s entitlement and local property values.
  • Eligible borrowers can finance higher loan amounts with a sufficient entitlement and income.

Loan Flexibility

• Conventional Home Loans:
  • Offer more flexibility in terms of loan structure, such as fixed-rate, adjustable-rate, and interest-only options.
• VA Home Loans:
  • Primarily offer fixed-rate and adjustable-rate mortgage options.
  • Include benefits like the Interest Rate Reduction Refinance Loan (IRRRL) for easier refinancing and the Native American Direct Loan (NADL) program for eligible Native American veterans.

Closing Costs

• Conventional Home Loans:
  • Borrowers are responsible for all closing costs, which can range from 2% to 5% of the loan amount.
• VA Home Loans:
  • Limits on the types and amounts of closing costs that veterans can pay.
  • Sellers can contribute to paying some or all of the veteran’s closing costs.

Understanding these differences can help you determine which type of loan best suits your financial situation and homeownership goals.

Purpose and Use

• Conventional Home Loans:
  • Used for purchasing an existing home or refinancing an existing mortgage.
  • Funds are disbursed in a lump sum at closing and are used to pay for the property.
• Construction Home Loans:
  • Specifically designed to finance the construction of a new home.
  • Funds are disbursed in stages, known as "draws," based on the progress of the construction project.

Loan Structure and Terms

• Conventional Home Loans:
  • Typically offer fixed-rate or adjustable-rate mortgage options.
  • Standard loan terms usually range from 15 to 30 years.
• Construction Home Loans:
  • Often structured as interest-only loans during the construction phase.
  • Once construction is complete, the loan may convert to a conventional mortgage or require refinancing into a new mortgage.
  • Loan terms are generally shorter during the construction phase, often 6 to 24 months.

Approval and Disbursement Process

• Conventional Home Loans:
  • Approval process focuses on the borrower's creditworthiness, income, and the value of the existing home.
  • Funds are fully disbursed at closing to purchase the property.
• Construction Home Loans:
  • Approval process includes evaluating the borrower’s creditworthiness, the construction plans, budget, and the builder's qualifications.
  • Funds are released in installments (draws) to cover construction costs as work progresses and is inspected.

Risk and Interest Rates

• Conventional Home Loans:
  • Generally considered lower risk for lenders because the loan is secured by an existing property.
  • Interest rates are usually lower and more stable.
• Construction Home Loans:
  • Considered higher risk for lenders because the loan is based on the future value of the property once construction is complete.
  • Interest rates are typically higher during the construction phase to compensate for the increased risk.
  • The interest rate during the construction phase may be variable, reflecting the fluctuating nature of the construction project.

Understanding these key differences can help you decide which loan type is best suited for your specific needs, whether you’re buying an existing home or building a new one from the ground up.

Purpose and Use

• Conventional Home Loans:
  • Primarily used for purchasing or refinancing a primary residence or a second home.
  • The property is intended for the owner's personal use and occupancy.
• Investment Home Loan Programs:
  • Specifically designed for purchasing or refinancing properties intended for rental income or capital appreciation.
  • The property is used as an investment asset rather than as a primary residence.

Down Payment Requirements

• Conventional Home Loans:
  • Typically require a minimum down payment of 5% to 20% of the home’s purchase price.
  • Some programs may offer lower down payment options (as low as 3%) for first-time homebuyers or those with strong credit.
• Investment Home Loan Programs:
  • Generally require higher down payments, often ranging from 15% to 25% of the property’s purchase price.
  • Lenders consider investment properties riskier, thus necessitating a larger upfront investment.

Interest Rates and Loan Terms

• Conventional Home Loans:
  • Interest rates are usually lower and more favorable, reflecting the lower risk associated with primary residences.
  • Standard loan terms typically range from 15 to 30 years with fixed or adjustable-rate options.
• Investment Home Loan Programs:
  • Interest rates are generally higher due to the increased risk associated with investment properties.
  • Loan terms may vary but can include shorter terms or higher rates for adjustable-rate mortgages (ARMs) to account for the investment nature of the property.

Qualification and Approval Process

• Conventional Home Loans:
  • Qualification focuses on the borrower’s credit score, income, employment history, and the value of the primary residence.
  • Lenders may require a lower debt-to-income (DTI) ratio.
• Investment Home Loan Programs:
  • Qualification considers the borrower’s creditworthiness, but also factors in the potential rental income and the financial stability of the investment.
  • Lenders often require a stronger financial profile, including higher credit scores, substantial cash reserves, and a solid history of managing investment properties.
  • Higher DTI ratios might be allowed if the projected rental income can support the loan payments.

Understanding these key differences can help you decide whether a conventional home loan or an investment home loan program is the best fit for your financial goals and property plans.

The down payment for a conventional home loan can vary but generally ranges from 3% to 20% of the home's purchase price. First-time homebuyers may qualify for programs that require as little as 3% down, while other borrowers might opt for larger down payments to avoid private mortgage insurance (PMI) and to reduce their monthly mortgage payments.

Private mortgage insurance (PMI) is a type of insurance that protects the lender if the borrower defaults on the loan. PMI is typically required for conventional loans when the down payment is less than 20% of the home's purchase price. PMI can be canceled once the loan-to-value ratio (LTV) reaches 80%, either through payments or home value appreciation, reducing your overall mortgage costs.

Yes, conventional loans can be used to purchase second homes and investment properties. However, the requirements are generally stricter than for primary residences. For investment properties, lenders usually require a higher credit score, a larger down payment (typically at least 20%), and evidence of sufficient income to cover the mortgage payments and other property-related expenses. Additionally, interest rates for investment properties may be higher than those for primary residences.