Loan Programs

Again, as a service to you as our client, we have allied ourselves with the finest mortgage bankers/brokers in the business and we will gladly assist you in any way we can so that you have the greatest change of getting the best loan product for you specific situation. And whether you are a first-time home buyer or a life-long real estate investor the Adkins Florida Group can help you determine which loan program works best for your unique situation. Among the many financing options available are FHA, VA and USDA loan programs.

Read on to learn more about Traditional, FHA, VA and USDA loan programs.

Traditional loan programs are usually classified as those loans with a term of 30 years and 20% of the purchase price put toward the loan as a down payment. To learn more about traditional loans please click here.

 
Federal Housing Administration (FHA)   
 
NEW FHA LOAN LIMIT AS OF 1-1-09 IS $442,500.
 
FHA does not make loans. Instead, it insures loans made by private lenders. The first step in obtaining an FHA loan is to contact several lenders and/or mortgage brokers and ask them if they originate FHA loans. As each lender sets its own rates and terms, comparison shopping is important, especially in this market.
 
The National Housing Act of 1934 created the Federal Housing Administration (FHA), which was established primarily to increase home construction, reduce unemployment, and operate various loan insurance programs. The FHA makes no loans, nor does it plan or build houses. As in the GI-loan program, the applicant for the loan must make arrangements with a lending institution. This financial organization then may ask if the borrower wants FHA insurance on the loan or may insist that the borrower apply for it.
 
FHA's mortgage insurance programs help low and moderate-income families become homeowners by lowering some of the costs of their mortgage loans. FHA mortgage insurance also encourages lenders to make loans to otherwise credit-worthy borrowers and projects that might not be able to meet conventional underwriting requirements, thus protecting the lender against loan default on mortgages for properties that meet certain minimum requirements -- including manufactured homes, single and multifamily properties, and some health-related facilities. The basic FHA mortgage insurance program is Mortgage Insurance for One- to Four-Family Homes.
 
The federal government, through the Federal Housing Administration, investigates the applicant and, having decided that the risk is favorable, insures the lending institution against loss of principal in case the borrower fails to meet the terms and conditions of the mortgage. The borrower, who pays an insurance premium of one half of 1 percent on declining balances for the lender's protection, receives two benefits: a careful appraisal by an FHA inspector and a lower interest rate on the mortgage than the lender might have offered without the protection.
 
Until the latter half of the 1960s, the Federal Housing Administration served mainly as an insuring agency for loans made by private lenders. However, in recent years this role has been expanded as the agency became the administrator of interest rate subsidy and rent supplement programs. Important subsidy programs were established by the Housing and Urban Development Act of 1968.
 
In 1974 the Housing and Community Development Act was passed. Its provisions significantly altered federal involvement in a wide range of housing and community development activities. The new law made a variety of changes in FHA activities, although it did not involve (as had been proposed) a complete rewriting and consolidation of the National Housing Act. It did, however, include provisions relating to the lending and investment powers of federal savings and loan associations, the real estate lending authority of national banks, and the lending and depositary authority of federal credit unions.
 
Further changes occurred in the 1977 Housing and Community Development Act, which raised ceilings on single-family loan amounts for savings and loan association lending, federal agency purchases, FHA insurance, and security for Federal Home Loan Bank advances. In 1980 the Housing and Community Development Act was passed; it permitted negotiated interest rates on certain FHA loans and created a new FHA rental subsidy program for middle-income families.
 
On March 6, 2008 the "FHA Forward" program was initiated. This is the part of the stimulus package that President Bush put in place in order raise the loan limits for FHA.

 
Veterans Affairs (VA)
 
VA guaranteed loans are made by private lenders, such as banks, savings & loans, or mortgage companies to eligible veterans for the purchase of a home which must be for their own personal occupancy. The guaranty means the lender is protected against loss if you, or a later owner, fail to repay the loan. The guaranty replaces the protection the lender normally receives by requiring a down payment allowing you to obtain favorable financing terms.
 
The United States Department of Veterans Affairs states the maximum amount of a VA loan for a single-family home in Manatee County, Florida is $442,000.
 
General Rules for Eligibility and Military Service Requirements for VA Loan Eligibility:

Note:  Applications involving other than honorable discharges will usually require further development by VA.  This is necessary to determine if the service was under other than dishonorable conditions.

Wartime - Service During:

WWII: 9/16/1940 to 7/25/1947

Korean: 6/27/1950 to 1/31/1955

Vietnam: 8/5/1964 to 5/7/1975

You must have at least 90 days on active duty and been discharged under other than dishonorable conditions.  If you served less than 90 days, you may be eligible if discharged for a service connected disability.

Peacetime - Service during periods:

7/26/1947 to 6/26/1950

2/1/1955 to 8/4/1964

5/8/1975 to 9/7/1980 (Enlisted)

5/8/1975 to 10/16/1981 (Officer)

You must have served at least 181 days of continuous active duty and been discharged under other than dishonorable conditions.  If you served less than 181 days, you may be eligible if discharged for a service connected disability.

Service after 9/7/1980 (enlisted) or 10/16/1981 (officer)

If you were separated from service which began after these dates, you must have:

Completed 24 months of continuous active duty or the full period (at least 181 days) for which you were ordered or called to active duty and been discharged under conditions other than dishonorable, or

Completed at least 181 days of active duty and been discharged under the specific authority of 10 USC 1173 (Hardship), or 10 USC 1171 (Early Out), or have been determined to have a compensable service-connected disability;

Been discharged with less than 181 days of service for a service-connected disability.  Individuals may also be eligible if they were released from active duty due to an involuntary reduction in force, certain medical conditions, or, in some instances for the convenience of the Government.

Gulf War - Service during period 8/2/1990 to date yet to be determined

If you served on active duty during the Gulf War, you must have:

Completed 24 months of continuous active duty or the full period (at least 90 days) for which you were called or ordered to active duty, and been discharged under conditions other than dishonorable, or

Completed at least 90 days of active duty and been discharged under the specific authority of 10 USC 1173 (Hardship), or 10 USC 1173 (Early Out), or have been determined to have a compensable service-connected disability, or

Been discharged with less than 90 days of service for a service-connected disability.  Individuals may also be eligible if they were released from active duty due to an involuntary reduction in force, certain medical conditions, or, in some instances, for the convenience of the Government.

Active Duty Service Personnel

If you are now on regular duty (not active duty for training), you are eligible after having served 181 days (90 days during the Gulf War) unless discharged or separated from a previous qualifying period of active duty service.

Selected Reserves or National Guard

If you are not otherwise eligible and you have completed a total of 6 years in the Selected Reserves or National Guard (member of an active unit, attended required weekend drills and 2-week active duty for training) and

Were discharged with an honorable discharge, or

Were placed on the retired list, or

Were transferred to the Standby Reserve or an element of the Ready Reserve other than the Selected Reserve after service characterized as honorable service, or

Continue to serve in the Selected Reserves

Individuals who completed less than 6 years may be eligible if discharged for a service-connected disability.

You May also be determined eligible if you:

Are an unremarried spouse of a veteran who died while in service or from a service connected disability, or

Are a spouse of a serviceperson missing in action or a prisoner of war

Note:  Also, a surviving spouse who remarries on or after attaining age 57, and on or after December 16, 2003, may be eligible for the home loan benefit.  However, a surviving spouse who remarried before December 16, 2003, and on or after attaining age 57, must apply no later than December 15, 2004, to establish home loan eligibility.  VA must deny applications from surviving spouses who remarried before December 6, 2003 that are received after December 15, 2004.

Eligibility may also be established for:

Certain United States citizens who served in the armed forces of a government allied with the United States in WW II.

Individuals with service as members in certain organizations, such as Public Health Service officers, cadets at the United States Military, Air Force, or Coast Guard Academy, midshipmen at the United States Naval Academy, officers of National Oceanic & Atmospheric Administration, merchant seaman with WW II service, and others.

 
United States Department of Agriculture (USDA)
  
Advantages:
 
Monthly mortgage insurance is not required.
Down payment is not required.
Flexible credit score guidelines.
There is no maximum loan amount or purchase price limit.
Closing costs can come from any source including gifts.
Repairs/improvements can be included in the loan.
Competitive fixed 30-year rates.
You apply with any mortgage lender.
 
FAQ
 
How much can I borrow? This will be determined by the lender based on your repayment ability and the appraised value of the home.
 
What will be my monthly payment? The monthly payment will include principal, interest and the monthly cost of real estate taxes and insurance.  Your lender will provide an estimated payment for you.
 
What is the loan term? 30 years.
 
What is the interest rate? It is a fixed rate set by your lender.
 
Is there monthly mortgage insurance? No. This will reduce your monthly payment. There is a one-time guarantee fee charged by Rural Development that can always be financed into the loan.
 
Is there a minimum credit score? A credit score of 620 or higher is expected.  Lenders can work with scores from 619 to 581.  A score of 580 or below would be very hard to approve.
 
I do not use credit. Will this prevent me from qualifying for the loan? Your lender will make the credit decision.  They are permitted to use a non-traditional credit report and verify your creditworthiness with other sources
 
In addition to the home purchase, what else can be financed into the loan? Closing costs and repairs can be financed up to the appraised value.
 
Can a self employed person qualify for this program? Yes, you must provide two years earnings statements indicating your income level. See your lender for more information.
 
Can I get cash back from closing to pay off other loans or refinance my credit cards? No
 
Can I use this loan program anywhere? The loan is limited to small communities and rural areas as designated by Rural Development.  Locate eligible areas at http://eligiblity.sc.egov.usda.gov
 
Do income limits apply to this loan? Yes. Total household adjusted income limits vary by household size and location.  

To learn more about the varios loan programs available please contact us.