Your Complete Guide to Buying a Home in 2026
From zero down VA loans to 3% conventional programs, I'll help you find the right purchase loan for your situation—and get you pre-approved fast so you can compete in today's market.
"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. Monthly payment is actually less than our rent was!"
Michael & Jennifer T.
First-Time Buyers • San Jose, CA • FHA Loan
Down Payment Options at a Glance
VA Loan
Veterans/Military
USDA
Rural Areas
FHA
580+ Credit
Conv. 97
First-Time
Conv. 20%
No PMI
Not sure which program fits? Try our interactive purchase calculator, take the 5-question quiz, or explore our affordability calculator.
The Home Buying Process: What to Expect
Buying a home doesn't have to be overwhelming. Here's how the process works from first call to getting your keys.
Get Pre-Approved
We pull credit, verify income, and issue a pre-approval letter—usually within 24-48 hours. This tells sellers you're serious.
⏱ 1-2 daysHouse Hunt & Offer
Work with your agent to find homes, make offers. Your pre-approval letter makes your offer stronger against competing buyers.
⏱ 2-8 weeksProcessing & Underwriting
Once under contract, we order appraisal, verify all documents, and get final loan approval. Stay responsive to requests.
⏱ 2-3 weeksClosing Day
Sign final documents, wire your down payment and closing costs, and get the keys to your new home. Congratulations!
⏱ 1 dayWant more detail? Read our complete guide to how mortgages work or check out our educational blog posts.
Not Sure Which Loan Program?
Every buyer's situation is different. This quick quiz will point you toward the loan programs that best fit your credit, savings, and location. Of course, the real answer comes from a conversation—but this is a great starting point.
Why Pre-Approval Matters
- Know exactly how much house you can afford
- Make stronger offers that sellers take seriously
- Lock in your rate while you shop (rate locks available)
- Identify any credit issues early—before they derail a deal
Find Your Best Loan Program
Answer 5 quick questions
Is this your first time buying a home?
Purchase Loan Programs Explained
Here's a deeper look at each major loan type. Click through to dedicated pages for full details, requirements, and state-specific information.
FHA Loans
The go-to for first-time buyers and those with imperfect credit. Just 3.5% down with a 580 score, or 10% down with scores as low as 500. Gift funds allowed for entire down payment. Learn about FHA loan limits by state →
VA Loans
The best deal in mortgages—for those who've earned it. Zero down, no PMI, competitive rates. Available to veterans, active duty, National Guard/Reserves, and eligible surviving spouses. See VA eligibility requirements →
USDA Loans
Zero down payment for suburban and rural areas—and "rural" is more generous than you'd think. Lower mortgage insurance than FHA. Income limits apply (115% of area median). Check USDA eligible areas by state →
Conventional Loans
Fannie Mae and Freddie Mac programs. As low as 3% down for first-timers (Conventional 97, HomeReady®, Home Possible®). PMI required under 20% but cancels at 80% LTV—unlike FHA. Learn about conforming loan limits →
Buying a high-value property? Check out Jumbo & Super Jumbo Loans for financing up to $5M.
Home Buying Across All 18 States I Serve
Each state has unique programs, median prices, and market conditions. I'm licensed in all 18 states below—click through for state-specific guides, down payment assistance programs, and local insights.
High-Cost Markets — Jumbo & High-Balance Territory
First-Time Buyer Friendly — Strong DPA Programs
USDA & Rural Development — Zero Down Opportunities
Don't see detailed info for your state? I'm licensed in all 18 states above through Loan Factory (NMLS #320841). Get a personalized quote for your specific location.
Find Your Perfect Loan Program
Use this interactive calculator to see exactly which loan programs match your down payment. It'll guide you through VA eligibility, USDA options, and down payment assistance—all in one place.
Down Payment Reality Check
0% Down Is Real—If You Qualify
VA loans (veterans) and USDA loans (rural areas) both offer true zero-down financing. No gimmicks.
FHA Gift Rule: 100% Can Be a Gift
With FHA, your entire 3.5% down payment can come from family, employer, or DPA programs.
20% Eliminates PMI Forever
No monthly insurance premium, lower payments, and often the best rates available.
State Down Payment Assistance
Most of the 18 states I serve offer DPA programs that can cover some or all of your down payment:
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)
Ready to Start Your Home Buying Journey?
Get pre-approved in as little as 24 hours. I'll help you understand your options, find the right loan program, and guide you through closing. Let's make homeownership happen.
Licensed in 18 states • NMLS #233747 • View all licenses