Purchase · Refinance · Home Equity

Financing Dreams, One Home at a Time.

Home loans made simple. Tell us what you’re here for, and we’ll point you to the right loan.

Find My Loan → Or check your home’s value
Buy, refinance & home equity Self-employed & 1099 welcome Loans $150K–$3M No-obligation pre-qualification
Let’s Get Started

What are you here for?

Pick what fits your situation and we’ll take you to the right home-loan option.

🏠

I’m buying a home

Find the right loan for your purchase, whether it’s your first home or your next one.

See purchase options ›
🔄

I want to refinance

Lower your rate, change your term, or free up monthly cash flow.

Start a refinance ›
💰

I want to use my home’s equity

Get cash from your home with a HELOC, without touching your first loan.

Explore home equity ›
🔑

I’m a first-time buyer

Low-down-payment loans and simple, step-by-step guidance.

See first-time options ›
🤔

Not sure yet?

Answer a few quick questions and we’ll show you which loans may fit. No obligation.

Find my loan ›
Loan Programs

A loan for every path to homeownership

Simple options for first-time buyers, growing families, and self-employed pros alike.

🏠

Do you have good credit?

A Conventional loan is typically a fit for buyers with strong credit, often with a low down payment.

Explore conventional loan options ›
🔑

Credit challenges but want a low down payment?

FHA loans allow lower credit-score options and require a lower down payment, a popular path for first-time buyers.

Explore low down payment options ›
🎖

Veterans

VA loans help eligible veterans, active-duty service members, and surviving spouses, using earned entitlement, with no monthly mortgage insurance.

Explore VA loan options ›
💎

Higher loan-limit options for strong credit

Jumbo loans cover amounts above standard limits, typically for buyers with strong credit.

Explore jumbo & high-balance options ›
💼

Self-employed or 1099 income?

Qualify using bank statements, 1099s, or your assets instead of tax returns.

See specialty loans ›
💰

Need to tap into the equity in your home?

A HELOC can help you access your home’s equity without changing your first mortgage.

Explore home equity ›
Explore Our Loan Programs

Find the home loan built for you

Browse by category. Click a section to see the programs. Not sure? Take the quick guided finder.

Buying a homeFirst-time buyers, repeat buyers, and everyday conventional loans36 programs
Buyer Situations
First-Time Home BuyerWhat to expect on your first purchase.Move-Up BuyerBuy the next home without starting over.Second HomeFinance a vacation or weekend property.Downsizing in RetirementRight-size the home and the payment.
Core Conventional
Conventional Home LoanClassic conventional financing.Low Down Payment Home LoanBuy with a low down payment.Low Down Payment ConventionalThe smallest down payment conventional financing allows.HomeReady Affordable LoanIncome limits + reduced mortgage insurance.Home PossibleAffordable conventional with reduced MI.Remove Mortgage InsuranceRefinance out of monthly mortgage insurance.
Help Qualifying
Down Payment AssistanceCommunity and affordable second-lien programs.Low Cash To CloseRoutes built for buyers without large savings.Co-Borrower Home LoanAdd someone to the loan to strengthen the file.Boarder IncomeUse a roommate’s rent toward qualifying.Using CryptocurrencyCrypto proceeds as funds to close.
Deal Structure
Adjustable Rate MortgageFixed for an opening period, then it adjusts.Temporary Rate BuydownA seller or builder funds the early years.HomeStyle RenovationBuy and renovate in one conventional loan.New Construction LoanBuild a site-built home, then convert to a mortgage.Using Business Funds for a Down PaymentPulling from a business account you own.Using Gift Funds for a Home LoanWho can give, and what the paperwork has to show.Seller-Paid Closing CostsHow much a seller is allowed to contribute.Mortgage Credit CertificateA state program that offsets part of your tax bill.Appraisal WaiverWhen the automated system accepts the value as is.HomeOne MortgageA low down payment option for first-time buyers.Homebuyer EducationWhen a course is required and how to complete it.Retirement Funds For Down PaymentUsing 401(k) or IRA money toward your purchase.Foreign Assets For Down PaymentFunds held outside the United States.Buying Without Your SpouseOne name on the loan when you are married.Power Of Attorney ClosingSigning when you cannot attend closing.Living Trust Home LoanHolding title in a revocable trust.Appraisal TransferMoving an existing appraisal to a new lender.Escrow WaiverPaying taxes and insurance yourself.Extended Term Fixed MortgageA fixed rate spread across a longer schedule.Conventional Construction LoanOne loan that covers the build and the mortgage.Lender-Paid Mortgage InsuranceMortgage insurance built into the rate instead.
Condos, manufactured & other property typesCondos and co-ops, manufactured homes, multi-unit, rural properties, and homes with an ADU17 programs
Condos & Co-ops
Condominium LoanFinancing a warrantable condo.Non-Warrantable CondoWhen the project does not meet agency rules.Cooperative LoanFinancing a co-op unit.
Manufactured Homes
Manufactured Home LoanAgency financing on a manufactured home.MH AdvantageA better tier for qualifying manufactured homes.FHA Manufactured Home LoanFHA financing on a manufactured home and its land.VA Manufactured Home LoanUse your VA benefit on a manufactured home.USDA Manufactured Home LoanA manufactured home in an eligible rural area.
Other Property Types
Multi-Unit Home LoanLive in one unit and rent the rest.ADU FinancingFinance an accessory dwelling unit.Rural Property LoanAcreage and semi-rural properties.Modular Home LoanFactory-built homes set on a permanent foundation.PUD & Townhouse LoanPlanned unit developments and attached townhomes.Condotel FinancingCondominium units in hotel-style buildings.Leasehold Property LoanWhen the land is leased rather than owned.Flood Zone Home LoanBuying in a designated flood hazard area.Mixed-Use Property LoanBuildings that combine residential and commercial space.
Unique situationsBuying from family, buying a flipped home, or keeping your current home as a rental22 programs
Buying From Someone You Know
Gift of Equity PurchaseBuy from family below market value.Non-Arm’s-Length PurchaseBuying from a relative or your landlord.
The Property Has a History
Buying a Flipped HomeFinancing a recently resold, renovated home.Additions and Converted GaragesHow the appraiser counts the added space.VA Escrow HoldbackClose before required repairs are finished.
Life Changes
Divorce Buyout RefinanceBuy out a co-owner and refinance in one step.Renting Out Your Current HomeKeep the old house and buy the next one.High Debt-to-Income Home LoanPrograms that allow a higher debt-to-income ratio.Home Loan With No Credit ScoreAlternative credit when the bureaus have no score.Manual UnderwritingA person reviews the file instead of an automated system.Mortgage With an IRS Payment PlanBuying while on an installment agreement with the IRS.Mortgage After a ForbearanceSeasoning and payment history after a forbearance.Collections & Charge-OffsBuying with unpaid collections on your credit.Debt Paid By OthersExcluding a debt someone else pays for you.Employment Gap Home LoanReturning to work after time away.No Rental HistoryQualifying without a documented rent record.Inherited Property RefinanceFinancing a home you inherited.Land Contract RefinanceConverting a contract for deed to a mortgage.Tenant-Occupied PurchaseBuying a home with renters already in place.Visa Holder Home LoanFinancing for non-permanent residents.DACA Home LoanHome financing for DACA recipients.Solar Panel Home LoanBuying or refinancing a home with solar panels.
RefinancingChange your rate, change your term, or take cash out19 programs
Rate & Term
Refinance to Lower Your RateImprove the rate on the loan you already have.Shorter-Term RefinancePay the home off sooner and cut total interest.FHA Rate and Term RefinanceReplace an FHA or conventional first mortgage.
Cash-Out
Cash-Out RefinanceConvert equity into cash with a new first mortgage.FHA Cash-Out RefinanceAccess equity with FHA financing.VA Cash-Out RefinanceTap your equity, VA-backed.Jumbo Cash-Out RefinanceAccess your equity.Investment Property Cash-OutPull equity from a rental.Student Loan Cash-Out RefinancePay off student debt through your mortgage.Debt Consolidation RefinanceFold higher-cost debt into one mortgage payment.
Streamline
VA IRRRL RefinanceStreamlined VA-to-VA refinance.FHA Streamline RefinanceSimpler refi for current FHA loans.USDA Streamline RefinanceSimpler refi for current USDA loans.
Other Refinances
Delayed FinancingReimburse yourself after an all-cash purchase.Consolidate a HELOCCombine a line of credit into your first mortgage.RefiNow RefinanceA Fannie Mae option for lower-income homeowners.Refi PossibleA Freddie Mac option for lower-income homeowners.Refinance A Listed HomeRefinancing after taking your home off the market.HomeStyle EnergyFinancing energy improvements into the loan.
VA, FHA & USDA loansGovernment-backed loans, including options for veterans and rural homes19 programs
VA
VA Home LoanVeterans pay no monthly mortgage insurance.VA Loan CenterEvery VA benefit in one place.VA Joint LoanTwo veterans, or a non-spouse on title.VA High BalanceVA financing above the standard county limit.Low Credit Score VA LoanVA financing when your credit score is the obstacle.
FHA
FHA Home LoanFlexible credit, low-down-payment options.FHA 203(k) RenovationBuy or refinance + renovate in one loan.FHA High BalanceFHA above the standard county limit.Low Credit Score FHA LoanFHA financing when your credit score is the obstacle.FHA Construction LoanBuild a manufactured home with one closing.
USDA
USDA Rural LoanNo-down-payment options in eligible areas.USDA Construction LoanBuild in a rural area with one closing.VA Renovation LoanPurchase and repairs in one VA loan.VA Loan AssumptionTaking over an existing VA loan.VA Surviving Spouse LoanVA benefits for surviving spouses.FHA 203(h) Disaster LoanFor homeowners displaced by a declared disaster.USDA Rehab And RepairUSDA financing that includes repairs.Section 184 LoanHome financing for Native American borrowers.FHA 247 Hawaiian Home LandsFHA financing on Hawaiian home lands.
Self-employed & alternative incomeWhen your income or paperwork does not fit a standard W-2 and tax-return file22 programs
Bank Statement
Bank Statement LoanQualify on 12 or 24 months of bank statements.12 Month Bank StatementQualify on twelve months of deposits.24 Month Bank Statement LoanQualify on two years of deposits instead of tax returns.
Other Documentation
1099 Income LoanQualify with 1 or 2 years of 1099s, no tax returns needed.Profit & Loss LoanQualify from a CPA-prepared profit and loss statement.WVOE LoanQualify on a verification of employment.Asset Depletion LoanQualify from documented assets rather than monthly income.Self-Employed Home LoanFor business owners whose tax returns understate income.Flexible Home LoanMany ways to qualify: bank statements, 1099s, P&L, or assets.
Credit & Residency
Fresh Start Home LoanAfter a bankruptcy, foreclosure or short sale.ITIN Home LoanBuy with an Individual Taxpayer Identification Number.Foreign National LoanFinancing without US credit or residency.Expanded PrimeNear-prime terms with flexible documentation.One-Year Tax Return LoanOne year of returns instead of two.Overtime, Bonus and Commission IncomeHow variable pay is averaged and documented.RSU and Stock Compensation IncomeVested equity awards counted as qualifying income.Retirement, Pension and Social Security IncomeQualifying on retirement income without a job.Trust, Note and Investment IncomeIncome from trusts, notes and portfolios.Alimony and Child Support IncomeWhat the court order and receipt history must show.Grossing Up Non-Taxable IncomeNon-taxable income counted at a higher figure.New Job Offer Letter Home LoanClosing before the first paycheck arrives.Medical Professional LoanFinancing built around physician and dentist income.
Larger loan amountsJumbo and high-balance loans above the standard national limit, plus interest-only options12 programs
Jumbo
Jumbo Home LoanFinancing above conventional limits.Jumbo Purchase LoanBuy a higher-priced home.Jumbo RefinanceRefinance or take cash out on a jumbo balance.Jumbo Second Home LoanSecond or vacation homes.Jumbo Two-Unit LoanTwo-unit properties.Low-Down-Payment JumboJumbo with a lower down payment.
High Balance
High-Balance ConformingHigher limits in high-cost counties.High-Balance Home LoanConforming high-balance loans.
Payment Structures
Interest Only LoanInterest-only for an opening period.Extended Term Interest OnlyA longer amortization with an IO period.High Net Worth LoanSubstantial assets, modest taxable income.Super Jumbo LoanFinancing above standard jumbo limits.
Investment propertyRentals and other properties you will not be living in13 programs
Getting Started
Investment Property LoanFinancing for rental and investment properties.First-Time Investor LoanBuy your first rental with no prior rental ownership.
Rental Income Qualifying
DSCR Rental LoanQualify on the rent the property produces.No Ratio Rental LoanRental financing without a coverage calculation.Short-Term Rental LoanQualify on nightly rental income.
Scaling Up
Portfolio Investor LoanFor investors holding multiple properties.Home Equity on an Investment PropertyA second lien on a rental you own.DSCR HELOC on an Investment PropertyA credit line qualified on the rent it collects.Buying a Rental Property in an LLCTitle held in an entity instead of your own name.5-8 Unit Property LoanSmall apartment buildings above the four-unit limit.Multiple Financed PropertiesWhen you already have several mortgages.ITIN DSCR LoanRental property financing with an ITIN.Blanket Rental LoanOne loan across a portfolio of rentals.
Using your home equityBorrow against the equity you have already built9 programs
Lines & Loans
HELOCTap your equity without touching your first mortgage.Home Equity LoanA lump sum that keeps your first mortgage in place.First Lien HELOCA credit line that replaces your existing mortgage.HELOC and Home Equity Loan Without a Full AppraisalWhen a prior appraisal or an automated value can stand in.Keeping Your HELOC When You RefinanceSubordinate the line instead of paying it off.Cash-Out Refinance on a Paid-Off HomeA first mortgage on a house you own free and clear.Second Home Equity LoanBorrow against a vacation home or second residence.Piggyback Second MortgageA second lien taken at the same time as the first.DSCR Second LienA second mortgage on a rental property.
Not Sure? Find My Loan →
Who We Are

Getting a home loan shouldn’t be complicated.

We’re here to guide you through every step with clarity, speed, and care, and to connect you directly with your loan officer. Here’s what we stand for.

A welcoming home

SERVICE

We put you first by delivering the highest level of service through quality, competency, and trust.

TEAM

We work as one team, share accountability, and take pride in getting you to the finish line.

LEAD

We lead by example, value every person, and treat you with respect at every step.

GROWTH

We keep learning and improving, so you always get better guidance and a smoother experience.

Frequently Asked Questions

Straight answers about working with Saxton and finding the loan that fits.

Saxton Mortgage, LLC is a licensed mortgage lender, NMLS #1717191. Every state license type and number is published on our licensing page. In a small number of states we hold a broker license alongside the lender license.

Saxton is licensed in 41 states. Each state, license type, and license number is listed on our licensing page. Some programs carry state restrictions, and a licensed loan officer will confirm what is available where you are buying.

FHA purchase, rate and term refinance, cash out, and simple refinance are all available starting at a 500 credit score. Cash out is not available in Texas. FHA county loan limits apply.

Borrowers without a credit score can be reviewed using non-traditional credit, such as rent and utility payment history. The file is underwritten manually rather than by the automated system.

Yes. Not every route requires tax returns. Several options qualify you from deposits, a prepared profit and loss statement, or documented assets instead. Generally at least two years of self-employment history is expected on the alternative documentation routes.

Answer the questions in the Home Loan Finder on this page. It asks about your goal, property type, timeline, and credit range, then sends your information to a licensed loan officer who follows up with the programs that fit.

Ready to find your loan?

Get a fast, no-obligation pre-qualification, or talk to a licensed Saxton loan officer today.

Apply Now Contact Us