Home / Mortgage Options
Mortgage options
Every recommendation depends on your income, credit, savings, the property and how long you'll stay. Here's the shelf. We'll narrow it to two or three options and show them side by side.
Not one loan but a path: we compare conventional, FHA and any assistance you qualify for, then pick the lowest total cost for how long you plan to stay.
Usually a fit for: Renters planning to buy within a year.
Watch for: Budget for closing costs and reserves, not just the down payment.
The most common mortgage. Fixed or adjustable rates, and mortgage insurance that can be removed as you build equity.
Usually a fit for: Steady income, solid credit, a down payment saved or gifted.
Watch for: Pricing is credit-score sensitive. A few points can change your rate.
Federally insured. More room on credit history and debt ratios, and seller credits can help with closing costs.
Usually a fit for: Buyers rebuilding credit or with higher monthly debts.
Watch for: FHA mortgage insurance typically lasts longer than conventional MI.
Guaranteed by the Department of Veterans Affairs for eligible veterans, service members and surviving spouses. No monthly mortgage insurance.
Usually a fit for: Anyone with VA eligibility. We can pull your Certificate of Eligibility.
Watch for: A one-time VA funding fee applies unless you're exempt.
For loan amounts above the conforming limit, common in Indian Hill, Hyde Park and newer NKY construction.
Usually a fit for: Strong credit and reserves, larger purchase prices.
Watch for: Expect more documentation and higher reserve requirements.
Programs built for medical professionals early in their careers, with flexibility on student loans and employment start dates.
Usually a fit for: MDs, DOs, dentists and other eligible providers.
Watch for: Eligibility tiers vary by credential. We'll confirm yours up front.
Use equity in your current home to buy the next one before you sell, so you don't move twice.
Usually a fit for: Owners with equity who need to buy first.
Watch for: Short-term cost. We'll model the carry against a contingent offer.
One loan, one closing for the lot, the build and the permanent mortgage.
Usually a fit for: Building with a licensed builder in Greater Cincinnati.
Watch for: Builder approval and a detailed budget come first.
Prepaid interest, often funded by a seller or builder credit, that lowers your rate for the first years or for the life of the loan.
Usually a fit for: Buyers with seller concessions on the table.
Watch for: A temporary buydown ends. Qualify on the full payment.
Lower the rate, change the term, drop mortgage insurance or take cash out for a project.
Usually a fit for: Owners whose rate, equity or plans have changed.
Watch for: Weigh the closing costs against how long you'll stay.
A line of credit against your equity. Keep your first mortgage rate and borrow only what you use.
Usually a fit for: Renovations, tuition, or a down payment on a second property.
Watch for: Most HELOC rates are variable.
DSCR loans qualify on the property's rental income instead of your tax returns. Conventional investor loans are also available.
Usually a fit for: Investors buying 1–4 unit rentals or short-term rentals.
Watch for: Larger down payments and reserves than a primary home.
Financing for a place you'll use yourself, from Hocking Hills to the Gulf, with terms closer to a primary home than an investment loan.
Usually a fit for: Buyers who will personally use the home part of the year.
Watch for: Occupancy rules matter. We'll classify it correctly from day one.
Side by side
The three loans most first-time and move-up buyers compare. Your actual numbers depend on your credit, the property and the market the day you lock.
| Conventional | FHA | VA | |
|---|---|---|---|
| Who it's for | Most buyers with established credit | Buyers who need more credit flexibility | Eligible veterans, service members and surviving spouses |
| Mortgage insurance | Required with less than 20% down; can be removed later | Upfront and monthly premiums | None monthly; one-time funding fee unless exempt |
| Credit flexibility | Good | Most flexible | Flexible |
| Property types | Primary, second home, investment | Primary residence, 1–4 units | Primary residence, 1–4 units |
| Seller help with closing costs | Allowed within limits | Allowed within limits | Allowed within limits |
General information only. Program guidelines change and not every borrower or property qualifies. All loans subject to credit approval.
Next step
That's the normal place to start. Send a few details and we'll come back with a side-by-side on payment and cash to close.
Or run your own numbers first