Obtaining a mortgage loan to purchase a home is one of the most important financial decisions an individual or family can make. With home prices continuing to rise in many parts of the United States, homebuyers need to understand their mortgage options and shop around to find the best loan for their financial situation. Getting pre-approved and comparing rates and terms from multiple lenders is key to maximizing savings and avoiding pitfalls.
The right home mortgage plan, with a competitive interest rate and comfortable payment schedule, can turn the dream of homeownership into a reality. However, the world of mortgages can be complex, with many different types of loans and various requirements to meet. Spending time upfront to learn the basics around conventional versus government-backed mortgages, fixed versus adjustable rates, and factors that impact your rate and eligibility will pay dividends in the long run.
This guide provides an overview of the most common home loan options available, what to look for when comparing them, and tips for getting the best deal based on your financial profile and the current market conditions. We’ll explore the pros and cons of fixed rate and adjustable rate mortgages, government-backed FHA and VA loans, interest rates, down payments, credit score requirements, debt-to-income ratios, the pre-approval process, closing costs, and more. Whether you’re just starting out or ready to talk to lenders, understanding these key aspects of home loans will help you shop from a position of knowledge.
Fixed vs Adjustable Rate Mortgages
When getting a home loan, one of the first decisions you’ll need to make is whether you want a fixed or adjustable rate mortgage.
Fixed Rate Mortgages
A fixed rate mortgage locks in your interest rate for the entire term of your loan, typically 15 or 30 years. This means your monthly principal and interest payments will remain the same for the life of your loan.
Pros of a fixed rate mortgage:
Interest rate and monthly payments remain stable and predictable. This makes budgeting easier.
You’re protected from interest rate increases. Your rate and payment won’t go up even if market rates rise.
Cons:
You won’t benefit from interest rate decreases. If rates fall, your rate and payment stay the same.
Interest rates tend to be higher than adjustable rates at the start.
Adjustable Rate Mortgages (ARMs)
An adjustable rate mortgage has an interest rate that fluctuates based on market conditions. The rate is fixed for an initial period, then adjusts periodically (typically yearly) after that.
Pros:
Interest rates start lower than fixed rate mortgages, so initial monthly payments are lower.
If interest rates fall, your payments go down.
Cons:
Your monthly payment amount can vary a lot over the life of the loan as your rate goes up and down. This makes budgeting difficult.
Your rate and payment could spike significantly if interest rates rise. This exposes you to payment shock.
Overall, fixed rate mortgages offer more predictability and stability, while ARMs offer lower initial rates but also higher long-term risk. Consider your budget, plans, and risk tolerance when deciding between the two.
Conventional vs FHA vs VA Loans
When looking for a home loan, you’ll need to decide between a conventional, FHA or VA loan. Here’s an overview of each type and their pros and cons:
Conventional Loans
Offered by private lenders and not directly backed by the government.
Typically require a higher down payment and credit score than government loans.
Have more flexible qualification guidelines than government loans.
Lower monthly mortgage insurance rates compared to FHA if less than 20% down payment.
No maximum income limits.
FHA Loans
Insured by the Federal Housing Administration (FHA).
Require lower down payments and credit scores than conventional loans.
Allow down payments as low as 3.5%.
Charge an upfront mortgage insurance premium and annual premium.
Have income limits on eligibility.
VA Loans
Guaranteed by the U.S Department of Veterans Affairs.
Offered to eligible veterans, active military, and surviving spouses.
Require no down payment or mortgage insurance.
Have more flexible credit guidelines than conventional loans.
Allow seller contributions for closing costs.
Have income limits on eligibility.
When choosing between loan types, consider your financial situation, home buying goals, and eligibility requirements. Conventional loans offer flexibility for those with strong credit and down payment funds, while government loans help make homeownership accessible for a wider range of buyers.
Interest Rates
Current interest rates for home loans are hovering around 6%, up from historic lows of under 3% just a couple years ago. The Federal Reserve has been steadily raising rates to combat inflation, so experts project rates will continue trending upwards in the near future.
This means it’s crucial to strategize getting the lowest rate possible. Here are some tips:
Improve your credit score. Lenders offer better rates to borrowers with higher scores. Anything above 740 will qualify you for the best pricing.
Lower your debt-to-income ratio. Lenders will view you as less risky if you have less existing debt compared to your income.
Make a larger down payment, if possible. Big down payments allow lenders to offer lower rates. Shop around between 20% down payment rates and 10% down rates.
Choose a shorter loan term. You’ll pay more every month but less over the life of the loan via a lower interest rate.
Compare fixed vs adjustable rate mortgages. Fixed rates are higher but stay stable. Adjustable rates start lower but can increase over time.
Consider points to buy down your rate. You pay closing costs upfront to receive a reduced interest rate. Do the math to see if it’s worthwhile long-term.
Get multiple lender quotes. Each lender will offer different rate pricing.
Staying informed on economic projections and strategically optimizing your financial profile can help lock in the lowest rate and save thousands over the life of your home loan. Monitor Fed announcements and rate trends closely when shopping for a home loan.
Down Payment
The down payment is the amount of money you pay upfront when purchasing a home. The typical down payment for a conventional loan is 10-20% of the home’s purchase price. However, there are several options for low down payment loans that require less money upfront:
FHA loans only require a 3.5% down payment. They are a good option for first-time and low-income homebuyers.
VA loans are available to military members and veterans. They require 0% down payment.
USDA loans are for low-income buyers purchasing homes in rural areas. They require 0% down.
Many conventional loans now offer 3-5% down payment options. Ask your lender about specific low down payment mortgage programs they offer.
The more money you put down, the lower your interest rate will typically be. This is because you are less of a risk to the lender when you have more equity in the home. Putting down 20% or more gives you the best rates. However, putting down less than 20% means you will have to pay private mortgage insurance (PMI). Overall, your down payment amount should be based on your financial situation – don’t stretch yourself too thin just to put more money down.
Why Your Credit Score Matters for Getting a Mortgage
Your credit score is one of the most important factors lenders consider when deciding whether to approve you for a mortgage and what terms and interest rate to offer you. Generally, the higher your credit score, the more likely you are to be approved and the better the terms you can qualify for.
Minimum Credit Score Requirements
Most lenders require a minimum credit score of 620 to be eligible for an FHA loan or a conventional loan. But to get the best interest rates, you’ll need a score of at least 740. Here are some typical credit score requirements:
- FHA loans: 620 minimum credit score, but you’ll pay higher mortgage insurance premiums under 580. 720 score is recommended.
- Conventional loans: 620 minimum, but you’ll get better rates with a 740+ score.
- VA loans: 620 minimum in most cases, but requirements vary by lender.
- USDA loans: Often no minimum, but most lenders prefer scores over 640.
So even if you can qualify for a mortgage with a lower score, it pays to improve your credit as much as possible to get better terms.
Conclusion
When getting a home loan, the most important factors to consider are the loan type, interest rate, down payment amount, and your credit score and debt-to-income ratio.
The main loan types are fixed-rate mortgages, adjustable-rate mortgages, conventional loans, FHA loans, and VA loans. Fixed-rate loans offer stability while adjustable-rate loans usually have lower initial rates but fluctuate. Conventional loans are standard while FHA and VA loans help specific buyers.
Your credit score and debt ratio give lenders insight into your financial health. A higher score and lower debt ratio make you look like a lower lending risk. Having at least a 20% down payment also leads to better loan terms.
Pre-approval from a lender will tell you the loan amount you qualify for before you start seriously house hunting. When you do find a home, make sure to compare multiple lender quotes for the best deal on interest rates and fees. There may be thousands of dollars difference between quotes.
Owning a home is a big financial commitment. Make sure you understand all the costs and terms before signing a mortgage. If you need help navigating the process, reach out to a housing counselor or financial advisor. Do your research to find the ideal home loan for your situation.