General information to help you frame your purchase. In this real estate engagement, Tim acts as your real estate agent, 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. As a U.S. Air Force veteran, Tim is glad to help fellow veterans and military families through the VA purchase process.
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.
You are free to work with any lender you choose.
Lender introductions available on request.
Tim is happy to introduce you to loan officers he has worked with when the timing is right for you. Reach out and he will connect you with the right person for your situation.
Tim Stuart