General information to help you frame your purchase. In this real estate engagement, Tim acts as your Realtor, not as your attorney. For loan advice, work with a licensed loan officer. For legal advice, engage the Law Offices of Timothy M. Stuart separately.
Adjust the inputs. Estimate updates live. For illustration only. Not a quote and not a commitment to lend.
Standard 30-year or 15-year loan, follows Fannie Mae / Freddie Mac guidelines. In 2026 the conforming loan limit in high-cost OC areas is materially higher than the national baseline; ask your lender for the current number. Usually needs 3% to 20% down and reasonable credit.
For loans above the conforming limit, common for coastal OC purchases. Typically requires 10% to 20%+ down, stronger credit, and more reserves. Rates and terms vary widely between lenders. Worth shopping.
Government-backed. Lower down payment (as low as 3.5%) and more forgiving credit standards. Comes with upfront and monthly mortgage insurance, often for the life of the loan on FHA-insured loans originated after 2013. Loan limits vary by county.
Available to eligible veterans and active-duty service members. Often 0% down, no PMI, and competitive rates. Funding fee applies (waived for certain disability status). Check eligibility with the VA and a VA-approved lender.
Loan type comparisons are general and simplified. Every lender's programs, rates, and fees differ. Get a Loan Estimate from at least two lenders before committing.
Below is a short list of lenders Tim has worked with or referred clients to. You are free to work with any lender you choose.
[Placeholder: Preferred lender list]
Tim will fill in his trusted lender contacts before this page goes live. Each entry will include the loan officer's name, company, NMLS ID, phone, and email.