Home financing translated into English that a normal person can understand…Part Five.  

Thus far in our series about home financing options we have blogged about FHA, DVA, Conventional, and USDA loan options.  (Go to johnsonhometownrealty.com to review any of these blogs…)  Today we are taking a look at the 203K Home Improvement Loan program.  These are definitely “niche” loans, but the borrower looking to buy and immediately remodel a property may find this to be an ideal option.  As always, this blog is an effort to give you just enough information to make you aware that this program exists and to get you in to see a good, experienced lender who can answer all of your questions and to help you ascertain if the 203K program is the best answer for you.

The main “pros” that 203K loans offer include:  No current equity is necessary, only a 3.5% down payment is required, the buyer ends up with one mortgage, one payment, and one deduction, and finally, the borrower can finance all desired home improvements as well as the replacement of any missing appliances such as a furnace, refrigerator etc.

The “cons” of these loans include:  Do-it-yourself work is not allowed, borrowers must work with contractors for written bids, contractors must be vetted and approved by lenders, many lenders either do not understand or even offer these programs, loans are only available for primary residences (not open to investors), and  more paperwork is generally involved and closing often takes longer than with other mortgages.

As has been discussed in this series of blogs, there are many different home mortgage programs available.  Do not become confused and do not become intimidated.  Work closely with a good lender, and find the financing option that works best for your situation!!  Thanks very much to Julie Rigstad of Union Home Mortgage for her expertise and input for this blog.

Coming next, AEOA and KOOTASCA Homebuyer Assistance Programs…

Home financing translated into English that even a normal person can understand…Part Four.

Over the past 3 weeks we have blogged about FHA, DVA, and Conventional financing options.  We have tried to explain the basics of each of these loan programs, and what advantages and disadvantages each one offers.  We have also emphasized the fact that a good, experienced lender is your best asset as you try to figure out which of these will work best for you. There is, however, another option, the USDA Rural Development Loan,  that will work well for some buyers…

While “Top Secret” may be overstating it a little bit, this program is certainly the least known of the available mortgage choices.  These are zero-down-payment mortgages guaranteed by the USDA for eligible rural and suburban home buyers.  They are most often used by borrowers who are having trouble getting traditional funding.

The primary advantages of a USDA Rural Development loan are:  No down payment, up to 6% seller concessions towards buyer closing costs, modular and manufactured homes may be eligible, and no lot size restrictions.

The main disadvantages include:  Geographic restrictions  (for example, property with a Hibbing zip code is NOT eligible), Mortgage insurance is required, there are certain income limits, and only single family, owner occupied homes are allowed.

As was stated earlier, there are many home loan options and much information to consider about each one.  Don’t be intimidated!!  Work closely with a good lender and find a program that suits your needs and fits your situation!!  A big Thank You to Alyssa Amic Shega of Fairway Mortgage for her input on this subject…

Next up, Renovation Loans...

Home financing translated into English that even a normal person can comprehend…Part Three.

Over the past few days, we have blogged about FHA and DVA mortgages focusing on the basic advantages and disadvantages of each. A home buyer is well-served to have some idea about all of the different funding options and then to discuss those options with a lender who can guide them down the best path.

A conventional mortgage is a home loan that that is not insured or guaranteed by the federal government, as opposed to FHA, DVA and USDA mortgages which are backed by the feds.  Nationwide, conventional loans are the most common type of home finance options.

The main benefits of conventional financing include:  Loan fees can be negotiated, creative financing is an option, down payments can be as low as 3%, total closing costs are lower than with other options, mortgage insurance can be discontinued at a certain point, and the appraisal rules are more relaxed than they are with government backed loans.

The primary disadvantages of conventional financing are:  Interest rates can be higher than FHA rates, and it is more difficult for a buyer with a lower credit score to qualify for a conventional loan.  (Credit scores are the subject of a couple of future blogs.)  The rule of thumb here is, “Conventional financing is tougher on the buyer and easier on the property.”

A buyer does not need to be a home loan expert before going in to meet with a lender, but having a little background about some of the terms and the main options will give him/her a definite “edge” when speaking with a mortgage broker.

Next up, USDA…