Buy Your Home With the Right Loan
From zero-down VA and USDA loans to 3% conventional programs, get pre-approved fast so you can compete—and win—in today's market. Even if you're recovering from a past credit event, paths like buying a home after bankruptcy or buying after a foreclosure or short sale may be closer than you think.
Down Payment Options at a Glance
A quick look at how little you may need down, depending on the program you qualify for.
VA Loan
Veterans/Military
USDA
Rural Areas
FHA
580+ Credit
Conv. 97
First-Time
Conv. 20%
No PMI
FHA + Grant: as low as 0-1% down
Combine FHA's 3.5% with a nationwide down payment grant and bring very little to closing.
Explore Loan Programs
Choose a program to see full details, requirements, and how to qualify. Not ready to buy yet? Explore rent-to-own explained as an alternative path.
“As first-time buyers in a competitive Silicon Valley market, we were nervous. Emmett got us pre-approved in 24 hours and found an FHA loan with just 3.5% down. We closed in 32 days—our offer beat out 5 others because we had solid financing.”
Michael & Jennifer T.
First-Time Buyers • San Jose, CA • FHA Loan
Today’s Purchase Mortgage Rates
Live pricing from the same daily rate feed shown on our Today’s Rates page. These update automatically each day.
Conventional 30-Year Fixed
Conventional – Primary Residence
FHA 30-Year Fixed
FHA – Primary Residence
VA 30-Year Fixed
VA – Primary Residence
Rate Assumptions
30 year fixed, $300k loan amount, $400k value, purchase, FICO Credit Score 759, Zipcode 95111
APR & Disclosures
The Annual Percentage Rate (APR) shown reflects the cost of credit over the loan term, including applicable fees, and is based on the assumptions above. Your actual rate and APR depend on your credit profile, loan amount, property, occupancy, and other factors. For information purposes only and does not constitute a loan approval or commitment to lend. Rates are subject to change without notice.
Find Your Perfect Loan Program
Use this interactive calculator to see which programs match your down payment—VA eligibility, USDA options, and more, all in one place.
Purchase Loan Calculator
See which programs fit your down payment
VA/USDA
Conv 97
FHA
No PMI
Loan Programs Available at 10% Down:
PMI Required: Private Mortgage Insurance applies until you reach 20% equity ($80,000 down or $320,000 loan balance)
Frequently Asked Questions
How much house can I afford?
Most lenders use the 28/36 rule: your housing costs shouldn't exceed 28% of gross income, and total debt shouldn't exceed 36%. Use our purchase calculator for a personalized estimate based on your income, debts, and down payment.
What's the difference between pre-qualification and pre-approval?
Pre-qualification is a quick estimate based on self-reported information. Pre-approval involves a credit check and income verification, resulting in a letter that shows sellers you're a serious, qualified buyer. Pre-approval is much stronger in competitive markets.
Can I buy a home with no down payment?
Yes. VA loans offer 0% down for veterans and active-duty military. USDA loans also offer 0% down for eligible areas. Some state programs offer down payment assistance that can cover your entire down payment.
How long does it take to close on a house?
Typically 30-45 days from accepted offer to closing. Being pre-approved and responsive to document requests helps speed things up.
Related Reading
How the Home Buying Process Works, Start to Finish
Read more Home BuyingFirst-Time Homebuyer Loan Options Explained
Read more Home BuyingHow to Buy a House With Little Money Saved
Read more Home BuyingCan I Use Income From Two Jobs to Qualify?
Read more Home BuyingHow Much Do Realtor Fees Cost?
Read more
Emmett Clark
Licensed Mortgage Loan Officer · NMLS #233747 · 20+ Years Experience
This article has been reviewed for accuracy by Emmett Clark, a licensed mortgage professional serving homebuyers across 18 states including California, Texas, Florida, Arizona, and Colorado. Last updated: July 2026.
From the blog & learning center
Purchase guides & articles
Can You Buy a 5 to 8 Unit Property With an FHA Loan?
No. FHA financing caps at 4 units. A 5-unit-or-larger building is commercial and needs different financing. Here is why, and what to use instead.
Read more
Buying a House After Bankruptcy: Real Waiting Periods by Loan Type
FHA and VA require 2 years after Chapter 7, USDA 3, conventional 4. Chapter 13 can qualify after 12 months of payments, and one program works during bankruptcy.
Read more
Buying After Foreclosure or Short Sale: The Real Timelines
After foreclosure, VA requires 2 years, FHA and USDA 3, conventional 7. Short sales are shorter, and some paths skip the waiting period entirely.
Read more
How to Afford a Million Dollar House
To comfortably afford a $1 million home you generally need household income between roughly $155,000 and $220,000, a down payment of $100,000 to $200,000, and enough reserves for closing costs and a few months of payments.
Read more
How to Buy a House With Bad Credit
You can buy a house with bad credit, it just takes the right loan program and some strategy. FHA loans accept scores as low as 500, and there are concrete steps to strengthen your application even when your credit isn't where you'd like it.
Read more
How Can You Buy a House With No Money Down?
Two true zero-down loans exist: VA for veterans and military, and USDA for eligible rural and suburban homes. A few other paths get you close.
Read moreReady to Get Pre-Approved?
Get pre-approved in as little as 24 hours. I'll help you find the right program and guide you through closing — learn why work with a mortgage broker instead of a bank. Let's make homeownership happen.
Licensed in 18 states • NMLS #233747 • View all licenses