Loan options
I'm a broker, so this isn't one bank's menu. Here's what each loan is built for, in plain English. Then I shop over 100 lenders to find the one that fits you.
The loans
Built for: Steady income, solid credit, and some savings for a down payment.
Watch for: Lower credit scores cost more here than on some other loans.
First-time buyers →Built for: A smaller down payment and credit that's still being built.
Watch for: The mortgage insurance often stays for the life of the loan unless you refinance out of it.
First-time buyers →Built for: Veterans, active-duty service members, and some surviving spouses.
Watch for: There's a one-time VA funding fee unless you're exempt.
For heroes →Built for: Homes in eligible rural and some suburban areas, with household income limits.
Watch for: The home and your household income both have to fit, so I check both first.
Check an address on the USDA map →Built for: Loan amounts above the conforming limit for the county.
Watch for: Expect stricter rules on credit and savings.
See the loan limits ↓Built for: Self-employed buyers whose tax returns don't show what they really make.
Watch for: It usually costs more than a conventional loan.
Self-employed →Built for: Real estate investors buying rental property.
Watch for: The rent has to cover the payment by the lender's math.
Find my options →Built for: Buyers who need help with cash to close.
Watch for: Some help has to be paid back later.
Ask me about it →Renovation loans, HELOCs, and more. If you've heard of it, one of my lenders probably has it. Ask me.
Text (980) 987-1299 →Guidelines and availability differ by lender and by state. I'll tell you what applies to your file.
How I help you choose
Your income, your credit, your savings, and the home you want.
Across a network of over 100 lenders, not just one bank's menu.
Two or three real choices, and my honest take on which fits.
Loan limits
Greenville, Pickens, Spartanburg, Anderson, and Laurens. The limits are the same in all five. Above the conforming limit, you're in jumbo territory.
Questions I get a lot
There isn't one answer. FHA and conventional are the most common starting points, and VA is hard to beat if you've served. The right one depends on your credit, your savings, and the home. I'll show you two or three side by side, so you can see the difference.
No. Plenty of loans allow much less, and some allow none. Putting down less than 20% usually means mortgage insurance, and I'll build that into your numbers so there are no surprises.
No. FHA is open to repeat buyers too. It's popular with first-time buyers because it can work with a smaller down payment and a thinner credit history, but its mortgage insurance works differently. I'll show you how it compares to a conventional loan on your file.
A bank can only offer its own loans. I work as a broker, so I shop your loan across a network of over 100 lenders and bring you the one that fits. If a bank really is the better call for you, I'll tell you.
Ask three things. Do they do VA loans regularly? Will they explain the funding fee before you apply? Do they shop more than one lender? I'm a mortgage broker in Greenville, so I shop your VA loan across over 100 lenders, and I'll walk you through your Certificate of Eligibility and the funding fee before you apply.
Got a question that isn't here?
Text me. Every file is different, and I'll tell you what applies to yours.
Text (980) 987-1299 →
Joe CalecaSenior Loan Officer, Mpire FinancialNMLS 2302900
Tell me what you're working with. I'll find the loan that fits.