Mortgage clarity, without the sales pitch.
We break down purchase, refinance, and equity programs in plain language, then connect you with a licensed mortgage professional — only when you're ready.
Independent resource, not a lender or broker — full disclosure.
VA loans are often the strongest benefit in mortgage lending.
If you're active duty, a veteran, in the reserves or National Guard, or an eligible surviving spouse, a VA-backed loan is worth ruling out before anything else. Here's the short version of what makes it different.
0% Down
No down payment required for eligible borrowers — one of the only loan types that offers it.
No PMI
Skip monthly mortgage insurance entirely, which keeps your payment lower long-term.
Funding Fee, Financed
A one-time VA funding fee applies but is often rolled into the loan; many disability ratings are exempt.
COE Confirms Eligibility
Your Certificate of Eligibility proves your entitlement — we can help you figure out how to request one.
Three steps. No pressure, no obligation.
Tell us your goals
Answer a few quick questions about what you're looking to do — purchase, refinance, or tap into your equity.
See your options
We surface the loan programs that generally fit your situation, based on what you tell us — no jargon, no fine print yet.
Talk to a licensed pro
A licensed mortgage professional in our network follows up to walk you through real numbers and next steps.
Whatever stage you're at, there's a program worth exploring. Tap one to break it down.
A benefit for military borrowers, backed by the Department of Veterans Affairs, that removes two of the biggest purchase hurdles: down payment and mortgage insurance.
- Best for: Active duty, veterans, reservists/National Guard, eligible surviving spouses
- Down payment: As little as 0%
- Good to know: No monthly PMI; a funding fee applies (often financed in, frequently waived for service-connected disabilities); requires a Certificate of Eligibility
Standard financing for buying a home, spanning first-time buyer programs through jumbo loans for higher-priced properties.
- Best for: Buyers without VA eligibility, or comparing options before committing to VA
- Down payment: Typically 3% – 20%+, depending on loan type and credit
- Good to know: Below 20% down usually means private mortgage insurance (PMI) until you build enough equity
Replaces your current mortgage with a new one, aiming for a lower rate, a shorter term, or a more manageable payment — without taking cash out.
- Best for: Homeowners whose rate or term no longer fits their situation
- Down payment: N/A — based on existing equity, not a new down payment
- Good to know: Closing costs apply; the math works best if you'll stay in the home long enough to recoup them
Replaces your mortgage with a larger one and gives you the difference in cash, using your home's equity.
- Best for: Debt consolidation, home improvement, or funding a large expense
- Down payment: N/A — reduces your equity rather than requiring a down payment
- Good to know: Lenders cap how much equity you can access; you get a new rate and term on the full balance
A revolving line of credit secured by your home's equity, kept separate from your primary mortgage.
- Best for: Ongoing or uncertain expenses, like phased renovations or tuition
- Down payment: N/A — no down payment; based on available equity
- Good to know: Often a variable rate, with a draw period followed by a repayment period
Bank-statement and non-traditional income programs designed for borrowers whose income doesn't show up as a standard W-2.
- Best for: Self-employed borrowers, business owners, and non-traditional income situations
- Down payment: Varies by program, often higher than standard financing
- Good to know: Qualification is typically based on bank deposits or assets rather than tax returns alone
Run your own numbers before you talk to anyone.
Principal & interest only — taxes, insurance, and HOA dues aren't included.
Most lenders look at two debt-to-income (DTI) ratios: your housing payment alone should generally stay under 28% of gross monthly income (front-end), and your housing payment plus all other debts under 36% (back-end). This estimate uses the more conservative of the two.
These calculators are for general estimation only and don't account for taxes, insurance, HOA dues, or your specific credit profile — they aren't a loan offer or pre-approval.
See real numbers before you commit to anyone.
- Compare programs side by side before you talk to a single loan officer
- Understand rough qualification ranges for income, credit, and down payment
- Get matched to a licensed pro who already knows your situation
Questions, answered plainly.
No. We're an independent resource that helps you understand your options. Your information is shared with a licensed mortgage professional who handles the actual application and underwriting.
No. The questions on this site are informational only — there's no credit pull until you choose to move forward with a loan professional.
No, exploring your options here is free. There's no cost or obligation to move forward with anyone we connect you with.
A licensed mortgage professional from our partner network reaches out — Pacific Loan Programs itself doesn't originate loans or make credit decisions.
Many eligible veterans and service members can purchase with 0% down through a VA-backed loan, with no mortgage insurance. Eligibility depends on service history and entitlement — a licensed pro can confirm your specific situation.
It's the document that confirms your VA loan entitlement. If you don't already have one, a licensed mortgage professional in our network can walk you through requesting it.