Which loan is right for me?

Years you plan to stay in the house	Recommended program
1-3	3/1 ARM, 1 year ARM or 6 month ARM
3-5	5/1 ARM
5-7	7/1 ARM
7-10	10/1 ARM, 30 year fixed or 15 year fixed
10+	30 year fixed or 15 year fixed

Loan Programs Advantages Disadvantages       Fixed Rate Mortgages 30 Year Fixed 15 Year Fixed Monthly payments are fixed over the life of the loan Interest rate does not change Protected if rates go up Can refinance if rates go down Higher interest rate Higher mortgage payments Rate does not drop if interest rates improve       Adjustable Rate Mortgages 10/1 ARM 7/1 ARM 3/1 ARM 1 year ARM 6 month ARM 1 month ARM COSI ARM COFI ARM MTA ARM Lower initial monthly payment Lower payment over a shorter period of time Rates and payments may go down if rates improve May qualify for higher loan amounts More risk Payments may change over time Potential for high payments if rates go up       Balloon Mortgages 7 year 5 year Lower initial monthly payment Lower payment over a shorter period of time Many balloon mortgages offer the option to convert to a new loan after the initial term Risk of rates being higher at the end of the initial fixed period Risk of foreclosure if you cannot make balloon payment or if you cannot refinance or if you cannot exercise the conversion option       First Time Buyer Programs   Lower down payment Easier to qualify Sometimes you may get lower rate May be subject to income and property value limitations Some programs which have government subsidies may have a recapture tax if you sell the house too early       No Point No Fee Programs   No closing costs Less money required to close Higher rates Higher payments       Imperfect Credit Programs   Potential for reestablishing credit if you pay your mortgage on time When used for debt consolidation, you may be able to reduce your monthly debt payment Higher rates Terms may not be as favorable Harder to get long term fixed loans Loans may have prepayment penalties       Home Equity Line of Credit   You only borrow what you need Pay interest only on what you borrow Flexible access to funds Interest may be tax deductible Rates can change; The maximum interest rate is normally high Payments can change Harder to refinance your first mortgage Must wait 12 days       Home Equity Fixed Loan   Fixed payments Interest may be tax deductible Higher interest rates than on 1st mortgages Harder to refinance your first mortgage Must wait 12 days       Besides our standard loan programs, we also have a large number of unique programs to serve your needs: Purchase a house with 0 down (VA Loans Only) Piggyback loans 80-10-10 or 80-15-5 Debt consolidation programs Home Improvement loans Qualify even if you may have been turned down before!