The programs we offer, with straight answers for buyers in the Treasure Coast.
Not sure which loan fits? Most buyers start with a first-time home buyer, FHA, or conventional loan, then run the numbers with the affordability calculator and see which the Treasure Coast community fits your budget.
Buying your first home shouldn't feel like a test you didn't study for. I'll walk you through your options, the down payment help that's actually out there, and what your real numbers look like, in plain English.
I'm a US Army veteran and Treasure Coast Mortgage is veteran-owned, so this one's personal. Let me help you get full value out of the benefit you earned: no down payment, no monthly PMI.
If you've built solid credit and saved even a modest down payment, a conventional loan is often the most cost-effective way to buy. As little as 3% down, and the PMI comes off later.
Had a credit bump or a thin savings account? An FHA loan is a more forgiving path into a home. I'll give you the honest version, including the part about mortgage insurance.
Waterfront, gated communities, and luxury properties often price above the conforming limit, which puts you into jumbo territory. I structure these every day across the Treasure Coast and north Palm Beach County, so let's break down what it actually takes.
Bank-statement, 1099, and P&L loans that qualify you on your real cash flow instead of tax returns that make your income look small. My wife and I are both self-employed, so this one's personal.
DSCR loans qualify on the rent the property brings in, not your tax returns. Cheryl and I have bought homes this way in several states ourselves, so I'll give you the investor-to-investor version.
A reverse mortgage lets homeowners 62 and older turn part of their home equity into cash, with no monthly mortgage payment. I did one for my own mom, so I'll give you the straight version: how it works, who it fits, and the trade-offs nobody explains.
A refinance is a great move when the numbers work and a bad one when they don't. I'll run your real break-even, show you whether a lower payment or cash from your equity actually gets you ahead, and tell you the truth even if the truth is to wait.
If you locked in a good rate a few years back, you don't have to give it up just to get at your equity. A home equity loan or HELOC lets you borrow against your home's value while your first mortgage stays right where it is.
The down payment is the biggest wall most first-time buyers hit. Florida has real programs built to knock it down, and I'll help you find out which ones you qualify for.
A 2-1 buydown drops your payment in years one and two relative to your note rate, then settles. It's a negotiation tool, and a lot of the time the seller or builder is the one who pays for it.
Compare scenarios with our mortgage calculators, or see local programs and loan limits for your the Treasure Coast town.