Planning call
No documents needed. We talk about income, savings, timing and what payment feels comfortable.
Buying a home
First home purchase
Low down payment paths, gift funds and a plan you can follow
The short version
Buying a first home in this county is a project, not a transaction. Most of my first time buyers start eight to fourteen months before they write an offer. We build a savings and credit plan, decide what the payment should be rather than what a calculator says you qualify for, and then move when you are ready.
You learn the numbers before an agent asks you to commit to a price
Gift funds from family are normal here and are handled cleanly
Mortgage insurance is temporary and we plan its exit from day one
Every question gets answered by the person who will actually close your loan
What you get on this program
The work that sits behind the rate quote.
A written plan
A one page plan with your target price, the cash needed at each down payment level and the month you are likely to be ready.
Credit coaching
If a 12 point credit move changes your pricing tier, I will tell you exactly which balance to pay down and when to pull again.
Down payment program review
I check county and employer assistance programs, including the teacher and city employee options, and tell you honestly which are worth the paperwork.
Two walkthroughs of the numbers
Once before you shop and once before you sign, in plain language and with your partner or parents on the call if that helps.
How this one runs
The same sequence every time, adapted to the program.
Build the file
Documents and credit, so you know the real number instead of an estimate.
Shop with a letter in hand
Your agent gets an approval they can lean on, updated per property.
Offer, appraisal, close
I handle the lender side of the contract dates so your agent can focus on negotiation.
First year check in
A review at twelve months to see whether recasting, refinancing or removing mortgage insurance makes sense.
What moves your pricing
Four levers underwriting looks at on this program, and what each one is worth.
| Factor | What it means for you |
|---|---|
| Cash to close | Down payment plus roughly 1.5% to 2% in closing costs and prepaid taxes and insurance. |
| Student loans | Income driven payments can be used on most programs, which usually helps more than people expect. |
| Credit history | Two open trade lines with twelve months of history is the practical minimum for good pricing. |
| HOA dues | On condos the dues count against your ratios, so a low price with high dues can qualify worse than the reverse. |
Programs people compare this with
Conforming and high balance
The workhorse loan for most Bay Area buyers
- 3% down for first time buyers
- Fastest underwriting
- PMI drops off automatically
6.125%sample rate, 6.284% APR
FHA and VA loans
Government backed options with flexible credit and low down payments
- 3.5% down FHA
- $0 down VA
- Credit scores from 620
5.875%sample rate, 6.762% APR
RSU and equity income
Vesting schedules counted the way underwriting wants to see them
- RSU, ESPP and bonus income
- Public and pre IPO employers
- Portfolio backed down payments
6.250%sample rate, 6.341% APR
First home purchase: the questions I get
Straight answers, including the parts other lenders leave out.
Still stuck on something
Call (408) 555-0124 or book a 20 minute slot. No documents needed for the first conversation.
For a $900,000 condo at 5% down, plan on roughly $45,000 down plus $16,000 to $20,000 in costs and prepaids as a sample figure. We build the exact number for your scenario.
For the 3% programs, generally yes, meaning no ownership in the last three years. At 5% down there is no such requirement.
Yes. Gifts from family are allowed on nearly every program. They sign a short letter and we document the transfer.
Run your own numbers with me
Twenty minutes on first home purchase and whether it is really the right tool for your situation.
Sample figures across this site are illustrations, not quotes. Equal Housing Opportunity.