As we welcome 2025, the Federal Housing Administration (FHA) has once again increased its loan limits, making homeownership more accessible for many aspiring buyers. Whether you’re a first-time homebuyer or looking to refinance, understanding the new FHA loan limits is crucial for navigating the housing market this year. FHA loans are renowned for their low down payment requirements and flexible credit criteria, and the updated limits further enhance their appeal.

For 2025, FHA loan limits for single-family homes range from a minimum of $524,225 in most areas to a maximum of $1,209,750 in high-cost regions. In particularly expensive locales such as Alaska, Hawaii, Guam, and the U.S. Virgin Islands, the ceiling can soar up to $1,814,625 for one-unit properties. These limits vary based on the number of units in the property, with higher limits set for multi-unit homes to accommodate larger families or investment purposes. For example, a four-unit property in a high-cost area can have a loan limit of up to $2,326,875. To find the specific FHA loan limit in your county or state, you can visit the HUD website or use their convenient online search tool.

The determination of FHA loan limits is a meticulous process overseen by the U.S. Department of Housing and Urban Development (HUD). Each year, HUD assesses conforming loan limits set by the Federal Housing Finance Agency (FHFA) and evaluates local home prices to adjust FHA limits accordingly. The FHA “floor” is established at 65% of the conforming loan limit, ensuring that even in areas with lower home prices, borrowers have access to affordable mortgage options. Conversely, the “ceiling” is based on the higher conforming limits in more expensive markets. Additionally, FHA loan limits must be at least 115% of the median home sale price in any given area, allowing for upward adjustments in regions with rapidly increasing home values.

Beyond loan limits, FHA loans come with specific requirements designed to support a wide range of borrowers. To qualify, applicants typically need a minimum credit score of 580 to secure a loan with just a 3.5% down payment, while scores between 500 and 579 may require a 10% down payment. Additionally, borrowers must maintain a debt-to-income (DTI) ratio of no more than 43%, ensuring that mortgage payments remain manageable. FHA loans also require both an upfront mortgage insurance premium (MIP) and an annual MIP, which are usually incorporated into your monthly payments. These features make FHA loans a versatile and attractive option for many homebuyers in 2025.

If you’re considering applying for an FHA loan this year, now is the perfect time to explore your options and understand how the new loan limits can work in your favor. Our team of experienced mortgage brokers is here to guide you through the process, answer any questions you may have, and help you secure the best possible financing for your dream home. Contact us today to learn more about the 2025 FHA loan limits and take the first step toward homeownership.

VA loans, backed by the U.S. Department of Veterans Affairs (VA), offer eligible active-duty military members, veterans, and surviving spouses a unique path to homeownership. These loans come with a variety of benefits, making them an attractive option for those who qualify. However, like any financial product, they also have their drawbacks. Understanding the pros and cons of VA loans can help potential borrowers make an informed decision.

One of the most significant advantages of a VA loan is that it requires no down payment. Unlike conventional mortgages that often demand at least 20 percent of the purchase price upfront, VA loans enable eligible borrowers to buy a home without any initial cash investment. This feature alone makes homeownership accessible to many who might otherwise struggle to save for a down payment. Additionally, VA loans do not require private mortgage insurance (PMI), which is typically mandatory for conventional loans with less than 20 percent down. This can result in substantial monthly savings for VA loan borrowers.

Another benefit of VA loans is the generally lower interest rates and fees compared to conventional loans. Lenders often offer more favorable terms to VA loan recipients, leading to long-term savings on interest. The VA also limits the amount that lenders can charge for origination fees, helping to keep closing costs manageable. Furthermore, VA loans come with more lenient qualification requirements, making it easier for individuals with lower credit scores or past financial difficulties to secure financing. The VA even provides convenient refinancing options, such as the Interest Rate Reduction Refinance Loan (IRRRL), which simplifies the process and reduces costs.

However, VA loans are not without their drawbacks. One notable disadvantage is the funding fee, which can range from 1.25 percent to 3.3 percent of the loan amount, depending on the borrower’s down payment and loan history. This fee can be financed into the loan, but it still increases the overall debt. Additionally, VA loans impose property restrictions, limiting purchases to primary residences and often excluding investment properties and certain types of housing like manufactured homes. Lastly, because VA loans typically require no down payment, borrowers start with less equity in their homes. This can be a risk if property values decline, potentially leaving homeowners owing more than their property is worth.

In conclusion, VA loans offer significant benefits, including no down payment, no mortgage insurance, and lower interest rates, making them an excellent choice for eligible borrowers. However, potential applicants should also consider the funding fee, property restrictions, and the slower equity buildup associated with these loans. If you are a veterans or active-duty service member we can help you decide if a VA loan is the best fit for their home financing needs.

When you’re in the market to buy or sell a home, understanding all the costs involved is crucial. One of these costs, often overlooked, is the real estate transfer tax. This blog post aims to shed light on what real estate transfer taxes are, how they differ from other taxes, their costs, who typically pays for them, and where the funds go.

A real estate transfer tax, sometimes referred to as a deed transfer tax or documentary stamp tax, is a one-time fee imposed during the transfer of property ownership. This tax is usually based on the property’s sale price and can vary significantly depending on the location.

How Does It Differ From Other Taxes?
It’s important to distinguish real estate transfer taxes from other types of taxes like property taxes, estate taxes, and gift taxes. Property taxes are an ongoing expense paid annually, mainly used for public services like schools and roads. Estate taxes apply when transferring assets (which might include real estate) of a deceased person to their heirs. Gift taxes are due when property is gifted and its value exceeds a certain threshold. Unlike these, real estate transfer taxes are a one-time cost incurred during the property sale process.

Cost of Transfer Taxes
The rate of real estate transfer tax varies by state. For instance, a $500,000 property sale might attract just $50 in transfer taxes in Colorado but can be as high as $3,500 in Florida. This cost is part of the closing costs and is not deductible against income tax. However, it can increase the tax basis of the property for the buyer, which might be beneficial in reducing future capital gains taxes.

Who Pays the Transfer Taxes?
The responsibility for paying transfer taxes can differ based on the state and even the specific terms of the real estate contract. While in many places the seller pays these taxes, in others, it’s the buyer’s responsibility, or the cost is split between both parties. This can often be a point of negotiation during the sale process.

Where Do Transfer Tax Funds Go?
The funds collected from real estate transfer taxes are used by local governments for various purposes, such as infrastructure maintenance or paying public employee salaries. In some states, these taxes contribute to the state budget.

States Without Real Estate Transfer Tax
Interestingly, several states do not impose any real estate transfer tax. These include Alaska, Idaho, Indiana, Kansas, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Oregon (in most counties), Texas, Utah, and Wyoming.

Homeowners often overlook the financial potential of their home equity, a valuable asset that can be used to purchase a second home. This equity, calculated as your home’s value minus any outstanding mortgage, can be accessed through two primary methods: a home equity loan or a Home Equity Line of Credit (HELOC). A home equity loan offers a lump sum with a fixed interest rate, ideal for significant one-time expenses. In contrast, a HELOC provides a flexible, revolving line of credit with variable interest rates, akin to a credit card.

Using home equity to buy another home offers several advantages. It enables you to access substantial funds without depleting personal savings and allows you to retain ownership of your current home. Additionally, it can position you as a more competitive buyer, with the ability to make larger down payments or even full cash purchases. However, it also carries risks, such as the potential loss of your primary home if you cannot repay the loan, the burden of additional debt, and the possibility of negative equity in a declining market.

There are tax implications to consider when using home equity for real estate investment. Typically, the interest on home equity loans is tax-deductible when used for improvements on the property securing the loan. However, this deduction may not apply if the loan is used to purchase a separate property, like a vacation home.

For those considering using home equity for an investment property, it’s crucial to weigh the potential for high returns against the risks of financial strain. Investment properties can offer significant income opportunities, but they also pose the risk of underperformance, which can lead to financial challenges if the property doesn’t generate expected income.

Besides home equity loans and HELOCs, other financing options include obtaining a new mortgage on the second property, taking a loan from retirement savings, opting for a personal loan, considering a cash-out refinance, or exploring reverse mortgages (for homeowners over 62). Each option has its unique features and implications so please schedule a consultation on our website and we can review your individual options.

In 2024, new homeowners are seeing mortgage interest rates have more than doubled since 2021, making the dream of home ownership with the traditional down payment of 20% seem like a bridge that is very far.
However, there are many options and programs that don’t require 20% down. Some loan programs now allow for a much lower down payment, requiring as little as 3 percent in cash. This development significantly eases the burden for homebuyers, especially first-timers.
Understanding 3 Percent Down Mortgage Options
These low down payment mortgages are often part of special programs, typically targeting first-time homebuyers or those who haven’t owned a home in the recent past. Here’s a closer look at these options:
1. Conventional 97
• Backed By: Fannie Mae
• Key Features: Only 3% down required; down payment can be a gift, grant, or other assistance.
• Qualifications:
• Must be a first-time homebuyer or not have owned a home in the past three years.
• Homebuyer education course required for all first-time buyers.
• Minimum credit score of 620.
• The home must be a primary residence.
• Conforms to loan limits (e.g., $766,550 for a one-unit property in most areas).
• Additional Info: Requires private mortgage insurance (PMI) until 20% equity is reached.
2. Fannie Mae’s HomeReady Program
• For: A wider range of properties, including multi-family units.
• Qualifications:
• Open to those who haven’t owned a primary residence in the past three years.
• Credit score minimum of 620.
• Income cannot exceed 80% of the area’s median income.
• At least one unit must be the owner’s primary residence.
• Unique Feature: Counts rental income towards income requirements; down payment can be entirely from gifts or assistance.
3. Freddie Mac’s HomePossible Program
• Distinctive Feature: Allows non-occupying co-borrowers to contribute to the down payment.
• Qualifications:
• Homeownership education for first-time buyers.
• Credit score of 660 or above.
• Income limits apply.
• Must live in the home as a primary residence.
• Additional Info: PMI required until 20% equity is achieved.
4. HomeOne by Freddie Mac
• Target Audience: First-time homebuyers and those looking for cash-out refinances.
• Qualifications:
• At least one applicant must be a first-time homebuyer.
• Usable credit score required.
• Property must be a single-unit primary residence.
• No Restrictions: No income or geographical limitations.
Other Low-Down Payment Options
• FHA Loans: Minimum 3.5% down. Available to a broader audience, including those with lower credit scores.
• USDA and VA Loans: No down payment required, specific to rural area borrowers (USDA) and military personnel (VA).
The path to homeownership in 2024, despite the daunting landscape of high interest rates and challenging savings goals, is made smoother with these innovative low down payment mortgage options. Whether you’re a first-time homebuyer or someone looking to re-enter the housing market, these programs offer a ray of hope and an opportunity to achieve the dream of owning a home. Fill out our easy pre-qualifier on our website and we can see what program best fits your needs!

As we enter 2024, inflation is improving while home prices remain high, if you are planning on buying a home in 2024 here are 5 key steps to take to get ready.
1. Put Savings In A High-Yield Account
If you are planning on buying you will need your money to be “liquid” or relatively easy to access for a down payment.
2. Check Your Credit
You may have heard this before but it’s important, so we’ll say it again. Review your credit report to make sure there are not any errors or attempts at identity theft that can erroneously lower your credit score.
3. Down Payment or Closing Costs Assistance
It’s a good idea to check to see if you qualify for down payment or closing cost assistance or grants.
4. Monitor Your Market Real estate is local as they say so keep an eye on the areas you are looking to buy to see if there are trends in prices and inventory
5. Get Preapproved!
You can fill out our approval qualifier on our website and we’ll help you see how much you can qualify for and pre-approval, this will help you to know you’re buying range.

As we usher in the new year, we want to extend our warmest wishes to you and your family. May this year bring new happiness, new goals, new achievements, and a lot of new inspirations to your life. Remember, a new year means new beginnings, new adventures, and thankfully, new homes! We’re excited to be a part of your journey, whether you’re buying your first home, refinancing, or simply exploring your options. Happy New Year from all of us! Here’s to a prosperous and joyful 2024! 🎉

As 2023 comes to end its a good idea to do a year end financial checkup.
1. Review your budget and savings plan
Analyze your spending and saving for the year. Your savings might not have gone to plan this year and that’s ok – focus on replenishing your emergency fund first if needed and recalibrate plan for 2023 if needed.
2. Maximize Retirement Plan Contributions
If you participate in a 401k make sure you maximize contributions before the December 31 deadline, you have until April for Roth contributions
3. Review Your Insurance Coverage
Check your insurance coverage in many parts of the country housing prices went up, make sure you home is covered under current market prices. Also check your liability coverage and consider getting an umbrella liability policy that covers all your assets, you can get a million dollar policy for a few hundred dollars a year!
4. Health Savings Account
Make sure you contribute to your health savings account (if needed) as there are great tax benefits. Also check to see if you need to reimburse yourself from the account for out of pocket payments you made during the year!
5. Charitable Contributions
Finally remember to give if you can! Even if you don’t itemize your returns you can still deduct up to $300 for charitable contributions!

As 2023 comes to end its a good idea to do a year end financial checkup.
1. Review your budget and savings plan Analyze your spending and saving for the year. Your savings might not have gone to plan this year and that’s ok – focus on replenishing your emergency fund first if needed and recalibrate plan for 2023 if needed.
2. Maximize Retirement Plan Contributions If you participate in a 401k make sure you maximize contributions before the December 31 deadline, you have until April for Roth contributions
3. Review Your Insurance Coverage Check your insurance coverage in many parts of the country housing prices went up, make sure you home is covered under current market prices. Also check your liability coverage and consider getting an umbrella liability policy that covers all your assets, you can get a million dollar policy for a few hundred dollars a year!
4. Health Savings Account Make sure you contribute to your health savings account (if needed) as there are great tax benefits. Also check to see if you need to reimburse yourself from the account for out of pocket payments you made during the year!
5. Charitable Contributions Finally remember to give if you can! Even if you don’t itemize your returns you can still deduct up to $300 for charitable contributions!

A lot of homeowners that are thinking about moving have an option with their home: rent it out or sell it? What to do hinges on various factors, including one’s financial situation and local market conditions. Let’s explore the key aspects to consider, including the financial implications of both options.

Deciding Between Selling and Renting Out Your Home:
A home is often the largest financial asset for many people, making the decision of what to do with it a significant one. Selling your home offers a substantial cash windfall, while renting it provides a steady monthly income. Renting also allows you to continue building equity if property values rise. Consider your personal circumstances to determine the best choice.

When Selling is the Best Option:

Need Cash for Next Home Purchase: If buying a new home depends on the cash from selling your current one, selling is your best option. This approach allows you to apply the proceeds towards a new down payment.
Not Interested in Landlord Responsibilities: Managing a rental property requires time and effort. If you’re not prepared for the responsibilities of being a landlord, such as maintenance and tenant management, selling might be preferable.
Potential for Significant Profit: With property values increasing nationwide, selling your home could result in substantial profit. Analyze your local real estate market to gauge potential gains.
Eligibility for Capital Gains Tax Exemptions: If your home was your primary residence for at least two of the past five years, you may qualify for significant capital gains tax exemptions, making selling financially advantageous.
When Renting Out is a Better Choice:

Temporary Relocation: If you’re moving temporarily and plan to return, renting out your home can be more cost-effective than selling and later buying another property.
Desire for Rental Income: Extra income from renting can be appealing, but remember, if you’re buying another home, lenders will consider your rental income when assessing your mortgage eligibility.
High Rental Demand: If your home is in a sought-after location, renting can be a smart move. Evaluate the rental market in your area to ensure finding tenants is feasible.
Expectation of Property Value Increase: If you anticipate an increase in your home’s value in the near future, renting now and selling later could maximize your profits.
Cost Considerations in Renting vs. Selling:

Costs of Renting Out: These include mortgage payments, maintenance, finding tenants, potential vacancies, property management fees, HOA fees, and landlord insurance.
Costs of Selling: Preparing your home for sale, real estate commissions, closing fees, home staging, and paying off your mortgage are some of the expenses involved in selling.
Economic Downturn Considerations:
With potential recessions, assess your job stability and financial resilience. If you’re unsure about managing two mortgages or dealing with reduced rental income, selling might be the safer option.

Bottom Line:
Choosing between renting and selling your home requires a thorough evaluation of your financial status, lifestyle, and the local housing market. Weigh the costs of both options, consider your future plans, and your willingness to take on landlord responsibilities before making a decision. Of course schedule a free consult on our website and we can let you know how your specific situation looks when we crunch the numbers.