Questions to Ask Before Buying a New Home

Questions to Ask Before Buying a New Home

If you are buying a new home for the first time, you may be wondering exactly what is involved in the process of closing on a home purchase.

You can start by asking these questions, which will help you feel confident when it comes time to finalize your new home purchase.

How Much Should I Budget?

You always want to start off as a new homeowner with confidence that you can afford the payments. Start by determining how much of a mortgage you can fit into your budget.

As you do, be sure to also take into consideration other costs that come with owning a home. Are you planning to live in a community with an HOA? If so, then those fees need to be included in your budget.

You may also need to factor in the costs for remodeling if that is something that you plan to do after you move in. Repairs and home maintenance costs are an additional item to include in your financial plans.

Can I Secure a Loan?

You may have been saving for a down payment and working on your credit. However, this niggling question is often on people’s minds.

Before you start home shopping, you should seek pre-approval for a loan. This will give you the reassurance that you need before moving forward with the next step – searching for a home. Having a pre-approval in hand also shows realtors and sellers that you are serious about buying a new home today.

What Type of Loan Should I Get?

There are specialty loans available for veterans and ones designed for first-time home buyers. You can also choose from a 15-year mortgage loan or one that spans 30 years. There is also the question of whether or not you should get a fixed or variable rate loan.

Getting a loan requires multiple decisions to be made, and the best way to determine the right answer to each is to talk to one of our loan specialists. After taking a look at your financial standing and discussing your goals for the future, we can help you make the right choices.

Does the House Fit My Preferences?

As you walk through the house, get a good feel of the layout and make sure that it will fit your needs. You should also get information on the history of the house. For example, look into whether or not the house has sustained damage from events such as a fire or flood, so that you go into your purchase with a clearer picture of what you are buying.

How Do I Compete Against Other Offers?

Obviously, you want to make an offer on the house that you can afford and that will make sense to the seller. There are a few things that you can do to make yourself stand out.

Consider sending a personal note with your offer, noting a few things that you love about the house, along with your goals for the future. This simple gesture often tugs at the heartstrings of a seller and helps them picture you living in their former home.

As you go through the process of buying a new home, more questions are sure to arise. Be sure to write them down in your home buying journal, and remember to seek answers to each one before you close on your new house. We are here to answer those questions and guide you throught the home buying process.

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Forecast for Arizona 2019 Mortgage Interest Rates

Forecast for Arizona 2019 Mortgage Interest RatesIt’s that time of year when we have a better idea of what the future holds for homebuyers in Arizona. The rise and fall of mortgage interest rates is always at the forefront of the decisions that we help people make.

In fact, getting the lowest interest rate possible can help you afford more on a home purchase than you thought was possible. While interest rates can fluctuate wildly depending upon factors outside of our control, we can now issue you our best forecast for the rest of the year.

Factors That Affect Mortgage Interest Rates

It often seems as though interest rates fluctuate on a whim. However, there are both external and internal factors that influence how high and low rates get in a given time period.

For instance, lenders tend to charge higher rates when more people are buying homes. The Federal Reserve Board also lowers and raises rates, depending upon the need to influence the economy.

Internal factors that affect interest rates are things that you can often control. Your credit score, along with the type of loan that you seek, have a significant impact on the rates you are offered. Putting down a higher down payment can also help you to receive a lower rate.

Recap of 2018

The forecasts for last year mostly came true. Before the year started, it was predicted that mortgage interest rates in Arizona would rise slightly and end at just above 5%. While this did happen, they also took a slight dip towards the end of the year with the market swinging in favor of buyers.

We ended the year nicely with an average interest rate that was just below 5% for the typical loan applicant.

What to Expect This Year

Right now, the average mortgage loan interest rate on a 30-year fixed rate loan is hovering at around 4.6%. It is slightly lower if you opt for a 15-year fixed rate loan, which is around 4.07%. Since the rates are expected to stabilize, this should stay true for the majority of the year.

Variances According to Location

If you are moving from a different state, you may notice that the average home loan rates differ in Arizona from where you currently live.

In past years, interest rates also varied among the different cities in Arizona. For 2019, however, they stay close to the same rate throughout the state. Therefore, you can expect to see similar rates for Phoenix as you would for another city, such as Flagstaff.

How to Get the Best Mortgage Interest Rate

Naturally, every home buyer wants to get the best mortgage interest rate possible. After all, even the difference of a single percentage adds up over the term of your loan.

In addition to buying your house while the interest prices are low, you can improve your financial standing. Making the effort to pay down your debt and make timely payments helps to increase your credit score, which is one of the ways lenders determine your rate.

You can also compare the rates offered to you by different lenders. Our team is adept at quickly getting those numbers so that you find the one that helps you save more on interest over time.

Depending upon your eligibility, we can also help you find types of loans that offer lower mortgage interest rates. For instance, a VA loan has negotiable interest rates.

With interest rates stabilizing, the time to buy your new house is now. If you were deterred by higher interest rates in the past, give it another look.

From now through the end of the year, your forecast looks better than it has in years.

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What is an Extreme Buydown?

Extreme BuydownThe housing market has undergone tremendous change in recent years that affects everyone during the home buying and selling process.

Not only are home buyers concerned about rising interest rates, but many sellers are also finding that their house’s increased value makes it harder for prospective buyers to afford the mortgage.  

Fortunately, an extreme buydown is a potential solution that helps everyone achieve their goals.

What Is an Extreme Buydown? 

Buydowns have long been a strategy used by home buyers, who typically purchase points that they can use to lower the interest rates on their mortgage loan. In some cases, sellers cover these costs as part of their concessions.

While this helps make mortgage payments more affordable, it is not always enough to help a buyer afford the asking price for a home.

Extreme buydowns work a little differently since they involve having the seller offer the buyer 3% of the home’s value toward buying down the interest rate, which significantly increases the savings for the buyer.

How Does It Help Buyers? 

Offering a larger percentage to buy down the interest rate as a seller concession makes it possible for a buyer to then be able to afford a home with a higher value.

For example, being able to save $200 a month allows a buyer to now consider purchasing a house with a value that is approximately $36,000 higher than what they could afford before the extreme buydown.

As a buyer, this means that you could afford the house of your dreams or one that fits your lifestyle better without having to worry about how you will make those monthly mortgage payments.

What Are the Benefits For Sellers?

Naturally, the big question is how this helps sellers, since they are technically giving up a portion of the asking price in the deal.

Offering buyers 3% towards buying down the interest rate is a strategy that can help sell the house faster. For sellers who are currently paying two mortgages, making a fast sale saves more money over time.

 Builders and sellers who continue to stay within the same community also prefer this option, because it allows them to sell the home at its value, and the surrounding homes do not lose theirs.

In a constantly changing housing market that is tighter for both sellers and buyers, it is necessary to be willing to be aggressive with the strategies that you use, no matter which role you are playing in the home buying process.

 Keep in mind that extreme buydowns are only one of several different options that you can use to make the process easier, so be sure to work with your loan specialist to find the one that works best for your situation.

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What Are the 3 Main Types of Home Loans?

Types of Home LoansAs a home buyer, knowledge is power, and one of the first questions people ask us is about the different types of home loans.

While most people understand that the interest rates can vary on home loans, they are often unsure of how to sort through the various benefits and drawbacks of each type of loan to find the right one that works for their situation.  

These 3 types of home loans help to break down your options so that you have a better idea of what to talk about when you sit down with your loan officer. 

 

Fixed and Adjustable Rate Loans 

Out of the 3 types of home loans, understanding the difference between fixed and adjustable rate loans is one of the most important things for you to do as a home buyer.  

The main difference between these two types of loans is that a fixed rate loan keeps the same interest rate throughout the repayment period. This means that the monthly payment on your house will never change.

Adjustable rate loans have an interest rate that changes over time. In some cases, this may involve a hybrid type of loan where you begin with a fixed rate and transition to an adjustable one after at a certain time during the repayment period.

While fixed rate loans give you the benefit of consistency, adjustable rate loans have the potential to help you pay lower interest rates during certain points of the repayment period.  

Government Backed and Conventional Loans 

Conventional home loans loans are those that are not insured by the federal government. While these are harder to qualify for, they may be your best bet if you do not fit the requirements for a government backed loan.  

Government backed loans include the following main types, and each one has specific guidelines and benefits that we can help you to understand as you begin the loan application process. 

  • FHA loans
  • VA loans
  • USDA loans 

Since the government backs these three types of loans, lenders are more likely to approve them for people who are considered to be a higher risk than others.  

These may be an option for you if you are a first-time home buyer, have a short or negative credit history or if you need to put down a lower down payment than what is required for a conventional loan. 

Jumbo and Conforming Loans 

The first thing you need to know about conforming loans is that Fannie Mae and Freddie Mac are two major corporations that are involved with purchasing and selling loans to investors as securities.

Since these government-backed corporations plan to sell the loans on Wall Street, they set specific guidelines that minimize the risks involved.

For you, the most important guideline to be concerned with is the limits that they place on the size of the loan that you can secure.

In today’s housing market, it is possible that you may not find a house with a price that fits within the guidelines set for conforming loans. When this happens, you have the option of using a jumbo loan to secure the financial assistance you need to make your home buying dream a reality.

Non-conforming, or jumbo loans, are provided by lenders who do not plan to see them to investors. For this reason, they typically have more lenient standards regarding limits as well as credit standing requirements. 

The type of home loan that you choose affects your financial security and happiness for many years. Let us help you understand the pros and cons of each different type so that you can make the right choice for your future.

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Phoenix Home Loans – We Make it Easy

Phoenix Home Loans - We Make it an Easy Process

The process involved with getting a loan for your new home is complicated. For a first-time home buyer, just trying to understand the differences between each type of loan gets confusing.

If you have bought a home before, then you are also likely to be surprised by just how much has changed, since the requirements to get a loan are constantly being updated.

The Jimmy Vercellino Team stays up-to-date on all the latest information, so that we can guide you each step of the way toward obtaining the best mortgage loan and help you meet your goals for home ownership.

Determining Which Type of Home Loan Is Best

There are several different types of Phoenix home loans that you can get, and they all have specific benefits and requirements that you need to understand.

For instance, an FHA loan typically requires a lower down payment than a conventional loan, which can make this type of loan ideal for a first-time home buyer.

VA loans offer benefits for military members and their families, yet they do have restrictions in place that limit the size of the loan that you can get.

We will help you sort through each one of your options to find the type of loan that works best with your financial and personal situation.

Assistance with Submitting Your Documentation

All mortgage lenders require you to submit important information to document your identity as well as your current financial status.

Veterans who are applying for Phoenix home loans will also need to submit additional information such as the Certificate of Eligibility (COE) form.

Our team understands that paperwork is one of those tedious necessities that generate stress for people applying for home loans, so we do everything we can to assist with this part of the process.

For instance, we can help you request the COE form, or send you a reminder to send in a pay stub, so that you don’t miss a critical step that delays your application decision.

Understanding Complicated Loan Terms

While you may know some basic terminology regarding how Phoenix home loans work, it is also common to feel as though you’re in over your head once you start to discuss the actual loan with a lender.

For instance, you may not know what escrow is or if you need to pay private mortgage insurance. Professional loan officers know how to break down complicated terminology and mathematical figures so that it all makes sense.

Knowing Exactly What You Are Signing

At some point, you have probably heard of someone you know signing on a loan without fully understanding the terms.

One of our biggest goals is to make sure that you never get surprised by something, such as a prepayment penalty or interest rate increase.

We walk you through each part of your loan and are always willing to answer your questions – you can sign your new home loan agreement with confidence.

We believe that the excitement of buying your first home should never be overshadowed by the stress of applying for a loan. We are truly dedicated to ensuring the process of getting a mortgage loan is smooth sailing.

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Factors That Affect Phoenix Interest Rates

Factors That Affect Interest Rates

Many factors are considered when applying for a mortgage loan with the priority being the monthly payment amount. Several aspects contribute to this figure.

Interest rates can play a significant role in determining not just the payment but also the price you’ll pay over the life of the loan.

Have you ever wondered what affects the rates that banks charge? If so, you’re not alone.

Interest rates are determined on two levels. For the sake of this article, we’ll call them internal and external factors. These different items influence most banks and financial institutions everywhere.

External Factors Affecting Interest Rates

  • Supply and Demand – Mortgage rates, like most consumer products, are affected by supply and demand. When the economy is good, and people are buying homes, lenders charge higher prices. When the economy is slow, and homes aren’t selling, banks lower the rates to reel in customers.
  • The Fed – The Federal Reserve Board affects interest rates as a method of controlling economic growth. If the Fed is trying to curb inflation, they raise the prime rate, which slows down the economy and results in higher prices. When the Fed wants to motivate the economy, they lower their standards, which leads to banks charging lower amounts.
  • Bonds – Government-issued bonds can affect mortgage rates as well. Mortgage securities and bonds are in competition for similar investors, so how well the bonds do can change how much interest lenders want to charge customers.

Internal Factors Affecting Interest Rates

Banks lend money to make more money, and they make their money using the interest they collect. There are internal aspects that, while they affect rates, apply only to you.

  • Credit Worthiness – Good credit scores and a regular income are probably what matters most when applying for a loan. Generally, the higher your credit scores, the lower the interest rates you’ll be offered.
  • Loan Type – Rates can be affected by if whether the mortgage is a fixed-rate or an adjustable-rate mortgage.
  • Price of Home – Mortgage loans for small or large amounts may come with slightly higher rates.
  • Location – Rates may vary from state to state.
  • Loan Term – Loans for shorter terms generally have lower rates.
  • Down Payment – The more extensive the down payment, the lower the interest rates are going to be.

How Interest Rates Work

Many homeowners don’t realize that the interest makes up a large part of their monthly mortgage payment. Say a couple borrows $100,000 on a ten-year mortgage. When anticipating their payment amount, they often assume $100,000/120 months = $833. If they weren’t charged interest, that payment amount would be correct. The bank is charging 3% interest, and it’s charged on a monthly basis.

When you take 3% or .03 and divide it by 12, you get .0025. When you multiply $100,000 by that, you get $250, which is the amount of the interest payment. Add the $250 to the $833, and you have an approximate amount for the monthly loan payment. Taxes, insurance, and PMI if needed, are added to that amount.

Conclusion

Although some circumstances affecting overall interest rates are beyond your control, many aspects can be controlled by the borrower. If you have good credit, steady employment and are financially responsible, you’ve won half the battle. Taking advantage of the opportunity to obtain a free credit report can be beneficial.

Doing your research on current financial trends can also keep you aware of the housing market trends. If you’re looking for a mortgage loan give our office a call – our team will be happy to help you.

 

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Do’s and Don’ts During the Mortgage Process

Mortgage Do’s and Don’ts!

Mortgage ProcessSo you are getting ready to purchase a home? Awesome! Okay, now you might be freaking out over the mortgage process because you’ve probably heard a dozen horror stories from close friends, Uncle Joe, your Cousin Rob and of course…Mom and Dad.

The reality is that getting a mortgage loan does not have to be an overwhelming process. We believe that if you follow some simple do’s and don’ts  that you may actually be able to…dare I say enjoy obtaining a home loan. Wait, what? Did I  really just say that you could actually enjoy the mortgage process? I think I did. Okay, allow me to clarify.

With the right mortgage team (insert shameless plug) making sure that your loan is originated correctly and that all of your bases are covered you most certainly can. Okay, now back to the list. Below is a simple list that will allow you to glide through the mortgage process with ease on your next home purchase.

What to Do After You Have Applied for a Home Loan

  1. Do – Keep things stable! Try not to make any significant life changes that could impact the buying process. For example moving large sums of money from one account to another.
  2. Do – Keep detailed records. Make sure you have access to all of the important tax and income docs, banking information, and more.
  3. Do – Provide your mortgage lender with everything they request at the beginning. This will decrease the amount of work you have to do later on in the transaction.

What NOT to Do After You Have Applied for a Home Loan

  1. Don’t – Change jobs. A job or career change can literally derail the mortgage process, causing you to kiss those soon-to be-keys goodbye.
  2. Don’t – Apply for any new debt. Any new debts could throw your approval out of whack and be the cause for decline.
  3. Don’t – Be the reason for delay. Remember your Mortgage Team has a job to do and that is to help you get into your home quickly and efficiently. Getting them everything they request ASAP helps us, help you, and in turn gets you into your home sooner.

I  hope you have found this simple list to be of value. If you are looking for a Phoenix Mortgage Lender in AZ I  would be honored to serve you. To set up your personal preliminary mortgage consultation please contact my office at 480-351-5904 today.

With Gratitude,

Jimmy Vercellino

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Conventional Financing for Your Home Purchase

Conventional Financing for Your Home Purchase A home purchase is a big deal. It is probably the largest transaction you’ll ever make in your lifetime. With so many types of financing available, it can often be hard to choose or know which type best meets your needs.

As great as many of the government-backed programs are, many individuals aren’t eligible and must go with conventional financing.

Here is an overview of conventional financing and what it entails.

What Are Conventional Loans?

Conventional mortgage loans are loans that are not guaranteed or insured by the government or a government program. Conventional loans are also known as conforming loans. This is because they must conform to the guidelines set by mortgage industry leaders Freddie Mac and Fannie Mae.

Freddie Mac and Fannie Mae purchase mortgages from qualifying lenders. They are then sold on the open market to other banks and lenders. This helps those lenders gain more capital to be able to provide more loans for home purchase.

Conventional loans come from banks, credit unions, and similar private lending institutions. They can be adjustable-rate or fixed-rate mortgages and may have terms from 10 years to 30 years. Freddie Mac and Fannie Mae set guidelines in the following areas.

  • Type of home purchase
  • Amount of income of the borrower
  • Credit scores
  • Maximum loan amount
  • Required documentation from the borrower
  • Debt-to-Income (DTI) ratio guidelines

Conventional Loans vs Non-conventional Loans for Home Purchase

Conventional loans are not guaranteed by government agencies such as the Federal Housing Administration or Department of Veteran Affairs. When a non-conventional loan is guaranteed or backed by the government, it means that the government agency agrees to pay the lender in the case that the borrower defaults on the loan.

Conventional loans must adhere to the various guidelines set by Freddie Mac and Fannie Mae. Conventional loans require a down payment that may be up to 20 percent. On a conventional loan, the borrower must have a DTI that does not exceed the bank’s requirements.

Conventional Loan Requirements

Because conventional loans are not backed by the government, they are riskier for banks and lenders and, therefore, have stricter requirements. To be eligible for a conventional loan for a home purchase, the borrower must typically meet the following requirements.

  • Must have a down payment of up to 20 percent
  • Credit scores must be around 600 or higher.
  • The borrower must meet the lender’s minimum income requirements.
  • Borrower’s DTI must not exceed the lender’s DTI maximum, which is usually about 43 percent.
  • Loan amount must not exceed the guidelines. In most cases, the maximum is $424,100.
  • Private mortgage insurance may be required depending on the LTV (loan-to-value ratio).

Advantages of Conventional Loans

Below are some of the advantages/pros of conventional loans.

  • Private mortgage insurance is cheaper than with non-conventional loans.
  • There is no PMI required upfront on conventional loans.
  • When mortgage insurance is required, it can be eliminated when the LTV reaches 78 percent of the home’s value.
  • There is no down payment required if borrower puts 20 percent down, which can come by way of the home’s value. For instance, if the loan amount is less than 80 percent of the home’s value, that amount can be equivalent to the down payment.
  • Home buyers can borrow up to $424,100 or $625,500 in higher cost areas.
  • The home can be found in almost any area.

 

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How to Choose the Right Type of Mortgage Loan

Hey Friends / Hey Family!!

Type of Mortgage LoanBuying a home and obtaining a mortgage is perhaps one of the largest debts you will ever acquire in your life. For this reason, we want to help you professionally manage that debt, and in order to do that we must find out what is important to you about your upcoming home purchase.

In other words, we want to custom fit this mortgage to your individual needs like a well-tailored dress for the ladies or a custom-made suit for the fellas. You feel me? Good! So let us discuss this some more. In order to choose the right type of mortgage loan for you, it’s worth mentioning the 4-5 types of mortgages that you will most likely encounter when speaking to a mortgage lender. Let us have a look below.

1. VA Loan – This loan is available for Active Duty Service Members and Veterans that allows them to purchase a home with zero down and no private mortgage insurance (PMI).

2. FHA Loan – This type of mortgage loan allows a homebuyer to purchase a home with as little as 3.5% down, which can also be a gift. This loan also allows for prospective homebuyers with less than perfect credit to obtain a loan in as little as 2-3 years after a bankruptcy or foreclosure. The FHA loan does, however, have private mortgage insurance on the loan on an up-front and monthly  basis.

3. Conventional Loan – These loans require as little as 3-5% down and require private mortgage insurance. However, the PMI eventually drops off once you have accumulated 20% equity in your home. Keep in mind that this PMI will usually be required for a 5-year minimum before you have it removed from this type of mortgage loan.

4. Jumbo Loans – These loans are categorized as anything above the conforming loan limit of $453,100 (in most counties – some high cost counties allow you to go higher).

5. Down Payment Assistance Loans – These loans are available for homebuyers that are interested in obtaining a grant in the form of a forgivable second mortgage that ends up being forgiven in 3-5 years after you have owned the home. Remember this is a generalization as each program has different guidelines/requirements.

Now that we have reviewed each type of mortgage loan, ask yourself the question, “Which one of these mortgages would appeal the most to me?” From there, it is time to zero in on structuring your mortgage. What I mean by structuring the mortgage is ensuring that the down payment, cash to close, and monthly payment are all within your budget for this upcoming purchase. From there your mortgage provider will be able to tell you exactly how much you qualify for and off you go… Now it’s time to get your certified prequalification form and write Your New Home Story!

If you are in the market to purchase a home and would like more information on different types of mortgage loans, feel free to contact me today at 480-800-8387 or email me to schedule your preliminary mortgage consultation over the phone.

Semper Fi!
Jimmy V.

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First Time Home Buyer? Learn How Jumbo Loans Work

How Jumbo Loans WorkShopping for a home to buy can be exciting and fun. Nothing can diminish the excitement quicker than finding your dream home costs more than you’d hoped. And you discover you may not be able to get the loan from your lender.

Ever consider a Jumbo loan? Jumbo loans are an ideal option today for homebuyers who find luxury homes that fall out of the guidelines that conventional lenders must follow.

Overview

This home loan program is used when the purchase price exceeds the amount set by Freddie Mac and Fannie Mae. As of 2018, the conforming limits for mortgage loans is $453,100. This means that if the price is higher than $453,100 the loan must be classified as a J

umbo loan. Because homes are more expensive in certain areas, the conforming limits are different in these areas.

In some areas, the limit is $679,650. Areas like Alaska, Hawaii, Guam and the U.S. Virgin Islands have higher limits. The highest conforming loan limit is $721,050. In some of the high-cost areas, a home buyer can get a mortgage loan for more than $700,000 and still pay the FHA’s minimum loan down payment of 3.5%.

Jumbo Loans vs. Conforming Loans

When banks use the term “conforming loans”, what they are referring to are traditional mortgage loans given by banks and lending institutions. They’re called conforming because they conform to government guidelines regarding things like loan size, debt-to-income ratio and credit scores. Traditional mortgage loans are often referred to as conforming because they conform to government guidelines regarding things like credit, debts and loan size.

About the only similarity between conforming loans and this program is that they’re both used to purchase homes. Here are the differences between the two.

  • Jumbo loans are from the same bank that originally provides the money to the homeowner. Conforming loans come from a lender but are often later sold on the open market to government-backed lenders like Fannie Mae and Freddie Mac.
  • To be considered Jumbo loans, they must be for a certain dollar amount.
  • They are not government-backed, and usually have higher interest rates than conforming mortgage loans.
  • Conforming loans are offered at many more banks and lending institutions. The lack of availability of Jumbo loans makes them more competitive, often resulting in higher interest rates and stricter guidelines.
  • Conforming loans typically require lower down payments.
  • Conforming loans are often offered with credit scores in the 600s, while Jumbo loan customers should have credit scores of at least 700.
  • Because the dollar amounts are higher, there is more documentation involved and higher closing costs than with conforming loans.
  • Jumbo loan customers may have to have cash or savings equal to several months of mortgage payments.
  • Applicants must adhere to stricter guidelines, such as having two home appraisals.

Advantages of Jumbo Loans

Despite there being some disadvantages to, there are many times when they’re the right choice. There are pros and cons to all loan types. Here are some advantages:

  • They offer tax breaks to borrowers, who can claim interest payments on loans up to $1 million.
  • The interest rates are lower than in recent years.
  • Private mortgage insurance is not required on this mortgage program.
  • Homeowners can buy luxury homes with Jumbo loan that they might not otherwise be able to afford.
  • Customers with higher credit scores can get lower interest rates with Jumbo loans.
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