Key Terms Explained

LTV

Loan-to-Value Ratio

LTV compares how much you're borrowing to the appraised value of the property. The lower your LTV, the more equity you have — and the better your loan terms tend to be. Most conventional loans require 80% LTV or less to avoid private mortgage insurance.

DTI

Debt-to-Income Ratio

DTI measures your total monthly debt payments against your gross monthly income. Lenders use this to determine how much mortgage you can afford. Most loan programs want your total DTI — including your new mortgage payment — at 43% or below.

Rate vs APR

Interest Rate vs Annual Percentage Rate

Your interest rate is what the lender charges to borrow the money. Your APR includes the rate plus fees, points, and other costs — giving you the true cost of the loan. Always compare APR when shopping lenders, not just the advertised rate.

Points

Discount Points & Lender Credits

A "point" equals 1% of your loan amount, paid upfront at closing to permanently lower your interest rate. A lender credit is the reverse — you accept a higher rate and the lender covers some of your closing costs. Points make sense when you plan to keep the loan long enough for the monthly savings to exceed what you paid.

PMI

Private Mortgage Insurance

PMI is required on conventional loans when your down payment is less than 20% (LTV above 80%). It protects the lender — not you — if you default. PMI typically costs 0.5%–1.5% of the loan amount per year, added to your monthly payment. The good news: it drops off automatically once you reach 78% LTV through normal payments, or you can request removal at 80%.

Closing Costs

Fees Due at Closing

Closing costs are the fees and charges you pay when your loan finalizes — typically 2%–5% of the loan amount. They include lender fees (origination, underwriting), third-party fees (appraisal, title insurance, escrow), prepaid items (first year's insurance, property tax reserves), and government recording fees. Some costs are negotiable; others are fixed. I'll provide a detailed Loan Estimate so you know exactly what to expect.

Amortization

How Your Payments Are Applied Over Time

Amortization is the schedule of how each monthly payment splits between principal (paying down your balance) and interest (paying the lender). In the early years, most of your payment goes to interest. Over time, the split flips and more goes to principal. This is why making extra payments early has such a big impact — every extra dollar goes straight to principal and saves you interest for the remaining life of the loan.

Conventional vs FHA vs VA vs Reverse

The Main Loan Programs

Conventional: Not government-backed. Typically requires 620+ credit score, 3%–20% down. Best rates with 20% down (no PMI). Most flexible for investment properties and second homes.

FHA: Government-insured through the Federal Housing Administration. Allows 580+ credit with 3.5% down (or 500+ with 10% down). More lenient DTI limits. Requires mortgage insurance for the life of the loan (unless you refinance out).

VA: Exclusively for eligible veterans, active military, and qualifying spouses. Zero down payment, no PMI, competitive rates, and lenient DTI. One of the best loan programs available — if you qualify, it's almost always the right choice.

Reverse Mortgage (HECM): Available to homeowners 62 and older who want to convert home equity into cash without monthly mortgage payments. Instead of paying the lender, the lender pays you — through a lump sum, monthly payments, or a line of credit. The loan is repaid when you sell, move out, or pass away. Must be a primary residence with sufficient equity. Requires HUD-approved counseling before closing.

Non-QM Loans

Non-Qualified Mortgage Programs

Non-QM loans are mortgage programs that don't meet the Consumer Financial Protection Bureau's "Qualified Mortgage" guidelines — but that doesn't mean they're risky or subprime. They simply use alternative methods to verify a borrower's ability to repay. These programs serve borrowers whose income, employment, or credit history don't fit neatly into conventional lending boxes.

Bank Statement Loans: Use 12–24 months of personal or business bank statements instead of tax returns. Ideal for self-employed borrowers whose write-offs reduce their taxable income well below their actual earnings.

DSCR Loans: Qualify based on a property's rental income rather than your personal income. If the rent covers the mortgage payment (typically 1.0x or higher), you can qualify regardless of your W-2 or tax situation. Perfect for investors scaling a portfolio. Try the DSCR Calculator →

Asset Depletion: Use liquid assets (savings, investments, retirement) to calculate a hypothetical income stream. Great for retirees or high-net-worth borrowers who have wealth but limited monthly income.

Foreign National: Purchase U.S. property without a Social Security number, U.S. credit history, or U.S. tax returns. Typically requires a larger down payment (25–30%) and proof of funds from the borrower's home country.

Recent Credit Events: Had a bankruptcy, foreclosure, or short sale? Non-QM programs can approve you in as little as one day after discharge — compared to the 2–7 year waiting period with conventional loans.

HELOAN vs HELOC

Home Equity Loan vs Home Equity Line of Credit

HELOAN: Lump sum, fixed rate, same monthly payment every time. Best if you need all the cash upfront — think debt payoff or a big project.

HELOC: Works like a credit card tied to your house. Variable rate, interest-only at first, then principal + interest later. Best if you want flexible access to funds over time.

Refinance Types

Three Types of Refinancing

Rate & Term: Replace your current mortgage with a new one at a better rate or different term. No cash out — the goal is purely to improve your loan terms and save money.

Cash-Out: Refinance for more than you owe and pocket the difference. Useful for home improvements, debt consolidation, or major expenses. Typically comes with a slightly higher rate than rate-and-term.

Reverse Mortgage (HECM): Available to homeowners 62 and older. Instead of making monthly payments, you receive payments from the lender based on your home's equity. The loan balance grows over time and is repaid when you sell, move out, or pass away. No monthly mortgage payments required — you just maintain the home, pay taxes, and keep insurance current. FHA-insured HECMs are the most common type.

Reverse Mortgages

HECM & Piggyback Reverse Mortgages

HECM (Home Equity Conversion Mortgage): The most common type of reverse mortgage, insured by FHA. Available to homeowners 62 and older who live in the home as their primary residence. Instead of making monthly mortgage payments, you receive funds from your equity — as a lump sum, monthly payments, line of credit, or a combination. The loan balance grows over time as interest accrues, and is repaid when you sell, move out permanently, or pass away. Your heirs can sell the home to repay the loan or refinance into a traditional mortgage to keep it. FHA insurance guarantees you'll never owe more than the home's value.

HECM Requirements: Must be 62 or older. Property must be your primary residence — single-family, 2-4 unit (you occupy one), FHA-approved condo, or manufactured home on permanent foundation. Must complete HUD-approved counseling. Must maintain the home, pay property taxes, and keep homeowner's insurance current. No minimum credit score, but lenders review credit history for patterns of non-payment.

HECM for Purchase: You can use a reverse mortgage to buy a new home. Combine your down payment (from savings, home sale proceeds, or other sources) with a HECM loan and move into a new primary residence — with no monthly mortgage payments from day one. This is ideal for downsizing, relocating closer to family, or upgrading to a single-story home.

Piggyback Reverse Mortgage: A strategy that combines a traditional forward mortgage with a HECM. The borrower takes out a conventional or FHA first mortgage and simultaneously opens a HECM reverse mortgage as a second lien. The reverse mortgage pays the monthly payment on the first mortgage, effectively eliminating out-of-pocket housing costs. This can be useful when the borrower needs more proceeds than a standalone HECM can provide, or when combining a purchase loan with reverse mortgage benefits. Not all lenders offer this structure — as a broker with access to 175+ lenders, I can find the right combination.

DSCR

Debt Service Coverage Ratio

DSCR is used for investment property loans. It compares the property's gross rental income to its total monthly debt obligation (PITIA — principal, interest, taxes, insurance, and association dues). A DSCR of 1.0 means the rent exactly covers the payment. Most lenders want 1.0 or higher, with the best rates starting at 1.25+. The big advantage: no personal income verification required.

Pre-Approval vs Pre-Qualification

Getting Ready to Buy

Pre-Qualification: A quick estimate of what you might afford based on self-reported info. No credit pull. Useful for early planning but carries little weight with sellers.

Pre-Approval: A verified commitment from a lender based on a credit check, income verification, and asset review. This is what sellers and agents want to see. My pre-approvals include full underwriting review — not just a quick credit check — so your offer stands out.

Escrow

Your Tax & Insurance Holding Account

Escrow has two meanings in real estate. During the transaction, escrow is the neutral third party that holds funds and documents until closing. After closing, your escrow account is a reserve held by your loan servicer to pay property taxes and homeowners insurance on your behalf. A portion of each monthly payment goes into escrow, and the servicer pays the bills when they're due.

Appraisal

Independent Property Valuation

An appraisal is an independent assessment of a property's market value by a licensed appraiser. Lenders require it to confirm the home is worth at least what you're borrowing. The appraiser visits the property, evaluates its condition, and compares it to recent sales of similar homes nearby. If the appraisal comes in low, you may need to renegotiate the price, make up the difference in cash, or challenge the appraisal with additional comparable sales.

Title Insurance

Protecting Your Ownership

Title insurance protects against claims or defects in the property's ownership history — things like unpaid liens, forged documents, missing heirs, or recording errors. There are two policies: the lender's policy (required) and the owner's policy (optional but strongly recommended). Unlike other insurance, it's a one-time premium paid at closing that covers you for as long as you own the property.