Home loans
Home loans to buy, refinance or take cash out
Buying your first home, moving up, or rethinking the mortgage you already have? Start here. Pick a goal or a loan program below, and we'll help you weigh the options that may fit your situation.
Call or text (615) 949-4780 · Answered 24/7 for booking
Booked calls are with a member of the Iron Hill team. Home loans are handled by a licensed loan officer.
- Purchase, refinance and cash-out refinance
- Conventional, FHA, VA, jumbo and non-QM programs
- Plain-language answers before you commit to anything
Tell us what you're planning
Three short steps. No SSN or income needed here.
- Licensed mortgage company · NMLS #1946451Verify on NMLS Consumer Access (opens in a new tab)
- Home loans where licensedSee our licenses
- Call or text(615) 949-4780
Buy or refinance
Start with what you're trying to do.
Buy a home
From the first budget talk to the closing table, with every step laid out before you start touring homes.
Learn moreRefinance
Replace your current mortgage with a new one, after a break-even check on the closing costs.
Learn moreCash-out refinance
Replace your mortgage with a larger one and take the difference in cash, with the costs and your new balance laid out first.
Learn moreLoan programs
Iron Hill Mortgage is a private company. We are not a government agency, and we are not endorsed by HUD, the FHA or the U.S. Department of Veterans Affairs.
Every program has its own rules. If more than one may fit, we'll show you how they compare.
FHA loans
Insured by the FHA. Credit guidelines are flexible, and the home has to meet FHA property standards.
Learn moreVA loans
Guaranteed in part by the U.S. Department of Veterans Affairs, for eligible veterans, service members and some surviving spouses.
Learn moreConventional loans
The most common type of mortgage. It isn't insured or guaranteed by a government agency, and jumbo loans cover amounts above the yearly conforming limit.
Learn moreNon-QM loans
For borrowers whose income or situation falls outside standard guidelines. Income and assets are still verified, often with bank statements instead of tax returns.
Learn moreSelf-employed
Business owners and freelancers can document income with tax returns on standard programs, or with bank statements or 1099s on some non-QM programs.
Learn moreHow it works
The same four stages apply whether you're buying, refinancing or taking cash out.
Start with a conversation
Book a call or send a text. Say what you're hoping to do and what matters most to you, whether that's timing, cash at closing or a monthly cost you're comfortable with.
Weigh your options
We look at your goal and walk through the programs that may fit, with the trade-offs of each spelled out.
Apply and see it in writing
When you decide to move ahead, you apply, give permission for a credit check and get a Loan Estimate that lists the terms and costs.
Appraisal and closing
The home is usually appraised, underwriting reviews your file, and you sign with the title company after you've reviewed your Closing Disclosure.
What to have ready
You don't need any of this for a first conversation. Once you apply, most home loan files ask for these, and your loan officer will tell you exactly what yours needs.
About you
- A government-issued photo ID
- Recent pay stubs and W-2s, or recent tax returns if you work for yourself
- Recent bank and retirement account statements
- Your employer's or your business's contact details
About the home
- The signed purchase contract, or the address if you're still looking
- Your latest mortgage statement, if you're refinancing
- Your homeowners insurance agent's contact
- HOA name and dues, if the home has one
About your plans
- Whether it will be your primary home or a second home
- When you hope to close
- Any gift funds toward the purchase, and who is giving them
- Anything about your credit, income or timing you'd like to talk through first
Common questions
What types of home loans do you offer?
Conventional loans, including jumbo loans, plus FHA, VA and non-QM loans. You can use them to buy a home, refinance or do a cash-out refinance, in the states where we're licensed. Each program has its own page: FHA loans, VA loans, Conventional loans and Non-QM loans. Moving for work or family? See relocating for buying from a distance. Still unsure where to start? Book a call and we'll point you to the right one.
How is a home loan different from an investor loan?
A home loan here is for a home you'll live in, such as your primary home or a second home, and it's offered only in states where we're licensed. Investor loans are business-purpose loans for rental and other non-owner-occupied property, with their own guidelines, and they're offered nationwide, where available.
Do you offer jumbo loans?
Yes, where we're licensed. A jumbo loan is a conventional loan above the yearly conforming limit that FHFA sets, and that limit is higher in some high-cost counties. See jumbo loans for how they work.
Will talking with you affect my credit?
Not by itself. We review your credit only with your permission, for example when you ask for a credit review before you shop, or when you apply. Before that, a conversation is just a conversation.
Can I compare two programs before I choose?
Yes, and we encourage it. We'll set them next to each other and explain where they differ on costs, requirements and property rules, so the choice is yours.
I was turned down somewhere else. Is it worth asking again?
It can be. A denial at one company doesn't settle it everywhere. We'll look at the reason and whether another program, or more time, could make a difference. Read Turned down before? to see how a second look works.
Keep exploring
Mortgage calculator
Run a monthly payment estimate with your own numbers. It starts blank.
Learn more: Mortgage calculatorMortgage FAQ
Plain answers to the questions borrowers ask most.
Learn more: Mortgage FAQMarkets we serve
Local pages with housing data and the loans that fit each market.
Offered where we're licensed. See our licenses.
Ready to talk through your home loan?
Book a short call or send a text, and we'll help you sort out which path may fit.
Call or text (615) 949-4780 · Answered 24/7 for booking
Booked calls are with a member of the Iron Hill team. Home loans are handled by a licensed loan officer.