Mortgage lender for Bend and Central Oregon

The 2026 single-family conforming loan limit in Deschutes County is $832,750, the same as the rest of Oregon. The 2026 FHA limit for a single-family home in Deschutes County is $718,750. Loans above the conforming limit are jumbo loans, which are common on Bend's west side, in Tetherow, and on acreage properties.

It depends on the program. VA and USDA loans can be 0% down, conventional loans start at 3% down, and FHA requires 3.5% down. On a Bend home near the roughly $700K median, 5% down is about $35,000 plus closing costs. Our jumbo programs go from 0–10% down with no mortgage insurance. Down payment assistance through Oregon Housing and Community Services may be available for qualifying first-time buyers.

Yes. Remote W-2 employees qualify like any other W-2 borrower, as long as the job and income are documented. Self-employed borrowers can use bank statement loans, 1099 loans, P&L loans, or asset-based qualifying instead of tax returns. The best pricing goes to borrowers with strong credit (740+).

Often, yes. Many loan programs let you qualify on a job you haven't started yet if you have a signed, non-contingent offer letter or employment contract showing your pay and start date. Conventional loans generally allow a start date up to about 90 days after closing, while FHA and VA usually allow about 60 days. If you close before your first paycheck, you may need savings to cover a few months of payments. Salaried and hourly offers work best; commission or bonus income and new self-employment usually need some history first. If the timing doesn't line up, asset-based qualifying or a co-borrower may help. Send us your offer letter before you write an offer on a house, and we'll confirm whether it works for the loan you want.

Yes. We finance second homes and vacation properties throughout Central Oregon. Second-home loans need to be a property you use yourself; if you plan to rent it most of the year, it is usually financed as an investment property instead. In competitive situations, buyers with enough liquid assets can make a cash offer and use delayed financing to replace the cash with a mortgage after closing.

DSCR loans qualify on the property's rental income instead of your personal income, and they require a 620+ credit score. Bend regulates short-term rentals, including permit and spacing rules within city limits, and Deschutes County has its own rules outside the city, so confirm the property can be permitted before you write an offer. We can run the numbers on both long-term and short-term rent.

Yes. We finance horse properties across Central Oregon — from a few fenced acres with a barn in Tumalo to equestrian estates with arenas, stables, and pasture in Powell Butte, Terrebonne, Sisters, and Redmond. When the home is your primary or second residence and the horse facilities are for personal use, conventional, FHA, VA, and USDA financing can work, with down payments as low as 3% on qualifying hobby-farm properties. Properties above the $832,750 conforming limit use jumbo programs, and larger operations with boarding or training income can use agricultural financing. Appraisals are the key detail: barns, arenas, and acreage need comparable sales, and irrigation water rights can affect value, so we review those early. See our equestrian and horse property loans for details.

Yes. We finance acreage homes and hobby farms in areas like Tumalo, Powell Butte, and Terrebonne, plus construction loans for custom homes on land you own or are buying. Rural properties often involve wells, septic systems, and irrigation water rights, so we review those early to avoid surprises at appraisal.

Lumen Mortgage's average clear-to-close is 17 days. Construction, jumbo, and acreage loans can take longer, mostly because of appraisal timing for unique Central Oregon properties. The biggest variable is usually documentation, and we tell you exactly what is needed on day one.

No. There are no upfront fees to get a quote, run scenarios, or get pre-approved. Every cost is itemized in writing before any money changes hands. Appraisal fees are typically collected after you go under contract.