Home Loans Designed
Around You
From first-time buyers to seasoned investors, our residential programs cover every scenario — with transparent terms and dedicated loan officers.
Residential Loan Programs
A full spectrum of mortgages to help you buy, build or refinance a home.
Conventional
Ideal for buyers with strong credit and 3–20% down. Competitive rates with no mortgage insurance once you reach 20% equity.
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FHA
Government-backed loans with flexible credit requirements. Down payments as low as 3.5% — great for first-time buyers.
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VA
Exclusive to eligible veterans and active-duty service members. Zero down payment required with no private mortgage insurance.
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Jumbo
For loan amounts exceeding the conforming limit ($832,750). Customized underwriting for high-value properties.
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High-Balance Loans
Conventional financing above the standard conforming limit — up to $1,209,750 in high-cost counties. Agency-backed rates and guidelines (Fannie Mae / Freddie Mac) with down payments as low as 5%. The smart alternative to jumbo for buyers in Oregon and California high-cost markets.
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Portfolio Lending
In-house loans held on our own books — not sold to the secondary market. More flexibility on underwriting guidelines, ideal for unique properties, self-employed borrowers, or scenarios that fall outside conventional boxes.
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Hobby Farm Loans
Bridge the gap between residential and agricultural financing. Ideal for properties with barns, paddocks, arenas, or acreage where horses and land enhance lifestyle rather than drive commerce.
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Refinance
Lower your rate, reduce your term, or tap your equity with a cash-out refinance — all in-house with fast approvals.
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DSCR (Debt Service Coverage Ratio)
Qualify based on your property’s rental income — not your personal income. No tax returns or W-2s required. Ideal for investors building a rental portfolio.
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Self-Employed Borrower Loans
Qualify using bank statements, a Profit & Loss statement, or asset depletion — not tax returns. Designed for business owners, freelancers, and 1099 contractors whose write-offs reduce taxable income on paper.
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IRA Loans
Use your IRA balance as qualifying income — on its own or stacked with W-2, 1099, or bank statement income. No distributions required, no age restrictions. Loans up to $3.5M with as little as 10% down.
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Bridge Loans
Short-term financing to bridge the gap between buying a new property and selling your current one. Fast approvals and flexible 1–24 month terms.
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First-Time Buyer Programs
Specialized loan programs with reduced down payments, lower rates, and down payment assistance for qualifying first-time homebuyers.
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CalHFA + MyHome Program
Specifically designed to support low and moderate-income borrowers in California, the CalHFA MyHome Assistance Program pairs a CalHFA home loan with down payment assistance to help cover down payment or closing costs — making homeownership more accessible for qualifying buyers.
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USDA
100% financing for eligible rural and suburban homebuyers through the USDA Rural Development program. No down payment required with competitive fixed rates.
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Construction Loans
Finance the build of your new home from the ground up. Our construction-to-permanent loans cover the build phase and seamlessly convert to a long-term mortgage at completion.
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Spec Construction Loans
Short-term, interest-only construction financing for builders and investors building on speculation — no committed buyer required. Draw funds by milestone, repay at sale.
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Renovation Loans
Roll the cost of repairs or improvements into your mortgage with FHA 203(k) and Fannie Mae HomeStyle options — one loan, one closing, one monthly payment.
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Investor Loans
Tailored financing solutions for real estate investors — including fix-and-flip, rental property, and multi-unit acquisitions. Flexible underwriting with options for LLC vesting, no income verification, and portfolio-level financing to help you scale your investment strategy.
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Vacation Home Loans
Competitive second-home financing for beach houses, mountain cabins, and lake retreats. Lower rates than investment loans, with as little as 10% down and options for occasional personal-use rentals.
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1031 Exchange Loans
Exchange-timeline-aware mortgage financing that coordinates directly with your Qualified Intermediary. Defer capital gains and close your replacement property within the IRS 180-day window — without missing a beat.
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ADU Loans
Finance the construction or conversion of an accessory dwelling unit — backyard cottage, garage apartment, or basement suite — using your home’s equity. Count up to 75% of projected ADU rental income toward your qualifying income.
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Divorce Mortgage Loans
Dedicated mortgage support for one of life’s most complex transitions — buyout refinances, fresh-start purchase loans, and income qualification using alimony or child support. Handled with complete discretion in coordination with your attorney or mediator.
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Physician Loans
Purpose-built financing for physicians, dentists, nurses, and healthcare professionals. Qualify with a job offer letter, put as little as 5% down, and get favorable treatment on student loan debt — from a team that understands your career trajectory.
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Hard Money & Private Loans
Asset-based, short-term financing for real estate investors who need to close fast — fix-and-flip acquisitions, distressed properties, and off-market deals where speed and flexibility matter more than conventional qualification.
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From the Blog
Further Reading
Loan TypesFHA vs. Conventional Loans: Which Is Right for You?
These two loan types cover the majority of home purchases in the U.S. — but they work very differently. Here's a side-by-side breakdown to help you make the right call.
First-Time BuyersWhat Credit Score Do You Need to Buy a Home in 2026?
Your credit score is one of the first things lenders look at — but the minimum varies by loan type. Here's a clear breakdown of what's required and how to improve your score before you apply.
RefinancingWhen Does It Make Sense to Refinance Your Mortgage?
Refinancing can save you thousands — or cost you thousands. Here's a straightforward framework for deciding whether a refi makes sense for your situation right now.
Loan TypesPortfolio Loans: The Mortgage for Scenarios That Don't Fit the Box
When Fannie Mae and Freddie Mac say no, portfolio lenders step in. Here's how portfolio mortgages work, who they're built for, and why a loan held on the lender's own books can say yes to scenarios that the conventional market was never designed to handle.
We'll Help You Find the Right Fit
Not sure which loan is right for you? That's exactly what we're here for. Once we review your financial picture, we'll identify every program you qualify for, walk you through a side-by-side comparison of rates, terms, and costs, and help you choose the option that best fits your goals — whether that's the lowest monthly payment, the fastest payoff, or the least cash out of pocket.
Where we lend
Lumen Mortgage is licensed in Oregon and California. Explore state and city-specific loan programs with local guidelines and county coverage.