The gold standard, priced for good credit.
Check My Conventional Options
about 55 seconds left60 seconds · no hard credit pull · never sold
Is this for your primary residence?*
Primary residences, second homes, and investment properties all qualify
Conventional financing rewards strong credit with the best pricing, on primary residences, second homes, and investment properties alike — for a purchase or a cash-out refinance.
- As little as 3% down — first-time buyers; 5% standard
- PMI comes off at 20% equity — unlike FHA mortgage insurance
- Cash-out to 80% LTV — 75% on investment properties
- 620 minimum FICO
- Primary, second home, or investment
- No PMI at 80% LTV or below
- Strong credit
- First-time buyers
- Second homes
- Cash-out with no mortgage insurance
Why it's the first thing we price.
Pricing that rewards credit
The better your credit, the better the pricing. For well-documented borrowers it's the baseline every other program is measured against.
Mortgage insurance that ends
PMI applies only above 80% loan-to-value and can be removed once you reach 20% equity. FHA mortgage insurance generally can't.
Every occupancy type
Primary residences, second homes, and investment properties, for both purchases and cash-out.
Structure beats rate
Points, credits, term, and PMI options change the real cost more than the headline rate. Joshua lays out the trade-offs side by side.
Sound like your situation? Answer a few questions and I'll show you what you qualify for — about 60 seconds, no hard credit pull.
Check my options →Run a conventional purchase or cash-out.
Conventional purchase & cash-out
An estimate from your numbers. Not a rate quote or a commitment to lend.
Estimated net cash-out
$99,200
New loan at the 80% LTV maximum, after the payoff and closing costs
An estimate is a start. Tell me about the property and I'll come back with real options for it.
Check my options →Conventional at a glance.
- Minimum credit
- 620 FICO
- Purchase, owner-occupied
- 3% down for first-time buyers; 5% standard
- Purchase, investment
- 20% minimum down
- Cash-out refinance
- Up to 80% LTV on a primary or second home; 75% on investment
- PMI
- None at 80% LTV or below; removable at 20% equity
- Loan limits
- Conforming limits are set by county and updated annually; above them, jumbo and non-QM apply
Below 620: a primary-residence refinance needs the existing balance under 65% of the appraised value, and a purchase needs a substantially larger down payment — or see FHA and non-QM options.
- 620+ FICO, with better credit earning better pricing
- Income that documents cleanly
- Equity to tap without mortgage insurance
- A second home or investment property
- 3% down requires first-time-buyer status
- Investment purchases need 20% down, and investment cash-out stops at 75%
- County loan limits cap a conforming loan
- Hard-to-document income is better served by bank-statement, P&L, or DSCR programs
Good to know.
What's the minimum down payment?+
3% for first-time buyers and 5% standard on an owner-occupied home of one to four units. Investment purchases need at least 20% down.
When can PMI be removed?+
Once you reach 20% equity. There's no PMI at all at 80% loan-to-value or below.
What credit score do I need?+
620 minimum. Better credit gets better pricing.
Can I take cash out?+
Yes: up to 80% LTV on a primary residence or second home, and up to 75% on an investment property.
What are conforming loan limits?+
The maximum loan amount for a conventional loan, set by county and updated every year. Above that, jumbo and non-QM programs apply.
Still have a question about your own scenario? Start here and I'll answer it with your numbers in front of me.
Check my options →Let's build your structure.
Tell me your goal and the numbers. You'll get a clear, no-pressure plan — and the rate that fits it.