Build a complete budget
Look beyond principal and interest to estimated property taxes, homeowners insurance, mortgage insurance, association dues, utilities, maintenance, and the cash you want left after closing.
Home Purchase Loans
Buy your next home with confidence
From first-time buyers to seasoned investors, we'll help you understand your buying power and find the right loan for your goals.
Plan before you shop
A useful pre-approval is more than a price ceiling
The right starting point is a payment and cash-to-close range that works with the rest of your life. A licensed mortgage professional can review income, assets, credit obligations, property goals, and timing, then explain which assumptions could change once you have a specific home and contract.
Compare loan structures
Down payment, term, points, lender credits, and mortgage insurance can change both the upfront cost and the long-term cost. The lowest advertised rate is not automatically the best fit.
Prepare for the contract
Once an offer is accepted, appraisal, title, insurance, underwriting, and contract deadlines begin moving together. Early document preparation can reduce avoidable surprises.
Why get pre-approved before you shop?
A documented pre-approval can show sellers that a lender has reviewed key financial information. It also helps you establish a working price and payment range and identify questions before contract deadlines begin.
- Define a documented price and payment range
- Make a stronger, more competitive offer
- Identify documentation questions early
- Speed up the final closing process
Popular Purchase Options
Start Your Pre-Approval
Connect with a licensed advisor to explore your options.
From planning to closing
Every transaction is different, but most financed purchases follow the same basic sequence.
- 1
Review your goals and finances
Discuss the target payment, available funds, timeline, property type, occupancy, and any details that could affect loan selection.
- 2
Document a pre-approval
Provide the requested income, asset, identification, and credit information so the pre-approval reflects documented facts rather than a quick estimate.
- 3
Choose a property and update the numbers
Taxes, insurance, association dues, purchase price, seller credits, and closing date are updated for the actual home before you decide how to structure the loan.
- 4
Complete underwriting and closing
The lender reviews the borrower and property, resolves remaining conditions, and issues the required closing disclosure before final signing and funding.
Numbers worth reviewing together
Ask for a side-by-side explanation when a choice changes both the upfront and monthly cost.
- Estimated monthly payment with taxes, insurance, and applicable mortgage insurance
- Down payment, closing costs, prepaid expenses, credits, and required reserves
- Interest rate, annual percentage rate, points, and lender credits
- How long you expect to keep the home or loan
- Potential changes if the property, credit profile, income, or closing date changes
- A comfortable emergency cushion after closing
Home purchase questions
Does a pre-approval guarantee the loan will close?
No. A pre-approval is based on the information reviewed at that time and remains subject to underwriting, an acceptable property, verification, and any changed circumstances. It is still valuable because it can identify many issues before you make an offer.
Do I need a 20% down payment?
Not necessarily. Some conventional and government-backed programs permit lower down payments for eligible borrowers and properties. Lower down payments can affect mortgage insurance, pricing, reserves, and the monthly payment, so compare the complete structure.
What is included in cash to close?
Cash to close can include the down payment, lender and third-party closing costs, prepaid interest, initial tax and insurance escrow deposits, and other adjustments, reduced by eligible deposits or credits. Your final amount is documented before closing.
When can a rate be locked?
Lock timing and terms vary by lender and transaction. A rate is commonly locked after a property and expected closing date are known. Ask what is locked, for how long, what happens if closing is delayed, and whether any extension cost applies.
Keep exploring
First-time homebuyer guide
See the purchase process, common costs, and program categories in plain language.
Learn moreExplore loan options
Review conventional, FHA, VA, USDA, jumbo, renovation, and other financing paths.
Learn morePlan your mortgage
Build a plan around your budget, down payment, and homeownership goals.
Learn more