Most of our headlines are about Non-QM, but the agency loan stack is still the lowest-cost financing in America for borrowers who fit. Conventional, FHA, and VA loans together cover the vast majority of W-2 and salaried buyers — first-time and seasoned alike — and we close them every day.
Conventional (Fannie Mae & Freddie Mac)
The default for borrowers with a clean income profile, decent credit, and a downpayment.
- Loan limits: $806,500 in standard counties for 2026, higher in high-cost areas.
- Downpayment: as low as 3% on primary, 15–25% on investment.
- Credit: 620+ minimum, 740+ for best pricing.
- Mortgage insurance: required below 20% equity, removable at 78% LTV.
FHA
The first-time buyer's workhorse, backed by the Federal Housing Administration.
- Downpayment: 3.5% with a 580+ FICO.
- Credit: 500–579 FICO eligible with 10% down (lender overlay dependent).
- Mortgage insurance: upfront MIP and monthly MIP for the life of the loan in most cases.
- Best for: first-time buyers with limited downpayment, recent credit events, or higher DTI.
VA
Zero-down financing for eligible active-duty service members, veterans, and surviving spouses.
- Downpayment: $0 on primary residence up to the county loan limit.
- Credit: 580+ in most cases; flexible underwriting around residual income.
- No monthly MI — replaced by a one-time funding fee (waived for disabled veterans).
- Best for: any qualifying veteran or active-duty buyer — usually the best loan in America for those who served.
Down Payment Assistance
Short on cash for the down payment or closing costs? Down payment assistance (DPA) programs can cover part of it, and many first-time buyers qualify without realizing it. United Trust Mortgage has access to DPA programs in all 50 states, usually paired with an FHA, conventional, or VA loan.
- Grants: money toward your down payment or closing costs that typically doesn't have to be repaid.
- Forgivable second loans: a small second loan that's forgiven over time, often after you live in the home for a set number of years.
- Deferred or low-payment second loans: repaid later, usually when you sell, refinance, or pay off the first mortgage.
Who it's for: most programs are for buyers purchasing a home they'll live in, and many are aimed at first-time buyers (often defined as not owning a home in the past three years). Common requirements include:
- Income limits based on the county where you're buying.
- Minimum credit score, often in the 620–660 range.
- A homebuyer education course, usually online and completed before closing.
- Price limits on the home in some programs.
Where it comes from: every state has its own housing finance agency, and many cities, counties, lenders, and nonprofits offer programs too. Funding, rules, and availability change often, so we'll match you with what's open in your area.
Not sure if you qualify?
Wherever you're buying, tell us the area and we'll check which assistance programs fit your income, credit, and price range — and how they work alongside your loan. Program availability, terms, and eligibility vary by program and aren't guaranteed.
How we add value
As a broker we shop your conventional, FHA, or VA loan across multiple wholesale channels — UWM, Pennymac, Newrez, and more — to land the sharpest rate and credit. Same loan, lower price.
Our promise to you
A home is the biggest investment most people ever make, and we treat yours that way. We work for you, not a bank, and we'll explain every fee and every number before you sign.
Apply now and we'll quote your scenario
One application. Multiple lenders shopped. We'll come back with options in hours.