Buying a home starts with knowing what you can afford and which loan fits, before you fall in love with a house. As a mortgage broker, ZYNG Mortgage compares purchase loans from the lenders we work with, including conventional, FHA, VA, USDA, and jumbo loans, plus the HECM for Purchase for buyers 62 and older. Your loan officer reviews your income, credit, and savings, shows you your buying power, and walks you through every step from offer to keys. You'll get a Loan Estimate that lists your costs before you commit to anything.
Most people start shopping for a home by scrolling listings. I get it. It's the fun part.
But the people who have the smoothest purchases usually start somewhere less exciting: a short conversation about money. What can you comfortably afford? Which loan fits? How much cash will you really need at closing? Get those answers first, and everything after gets easier.
This page walks through how buying a home with ZYNG Mortgage works, the loans we offer, what it costs, and what to ask along the way.
A purchase loan is for anyone buying a home:
We start with your goals: your budget, your timeline, how long you plan to stay, and what monthly payment you're comfortable with. That last one matters more than the maximum a lender will approve. Just because a lender will approve a number doesn't mean you should spend it.
Your loan officer reviews your income, assets, debts, and credit and issues a pre-approval letter. Sellers and agents take your offer more seriously when it comes with one. Start with See My Buying Power.
A pre-approval isn't a final approval. The lender still needs to review the home, the appraisal, and your final documents.
Now you can shop knowing your price range and your estimated payment. If something changes, like a new job or a big purchase on a credit card, tell your loan officer before you do it. Small changes can affect your approval.
Your real estate agent writes the offer. We can give your agent a letter matched to the price you're offering, so you aren't showing a seller more than you need to.
Once your offer is accepted, you complete your application. Within 3 business days, you receive a Loan Estimate showing your rate, payment, and costs. When you're ready, we lock your rate.
The lender orders an appraisal to confirm the home's value. Meanwhile, underwriting reviews your file and may ask for a few more documents. Answer those requests quickly, and your closing stays on track.
At least 3 business days before closing, you receive your Closing Disclosure. Compare it to your Loan Estimate. If the APR changes beyond the allowed amount, the loan product changes, or a prepayment penalty is added, a new 3-day waiting period starts.
You sign your final documents with the title or escrow company, the loan funds, and the home is yours.
We match your situation to the loan, not the other way around. Here are the most common purchase loans, and each has its own page.
Conventional loans follow Fannie Mae and Freddie Mac guidelines. They often work well for buyers with solid credit and some money down. If you put down less than 20 percent, you'll usually pay private mortgage insurance, which can generally be removed once you build enough equity. See Conventional Loans.
FHA loans are insured by the Federal Housing Administration. They can allow a smaller down payment and more flexible credit than many conventional loans. They include FHA mortgage insurance, which works differently from private mortgage insurance. If the house needs work, we also offer FHA 203(k) renovation loans, both Limited and Standard. See FHA Loans.
For eligible veterans, service members, and some surviving spouses. VA loans may allow no down payment and have no monthly mortgage insurance. Only the Department of Veterans Affairs decides eligibility, through a Certificate of Eligibility. See VA Loans.
For buyers in eligible rural and some suburban areas, with household income within USDA limits. USDA loans may allow no down payment for buyers who meet the program's rules. See USDA Loans.
For homes priced above the conforming loan limit. Jumbo loans have their own credit, down payment, and reserve rules. See Jumbo Loans.
A reverse mortgage you use to buy your next home. You make a larger down payment, and the loan covers the rest, with no required monthly mortgage payments afterward. You must continue to pay property taxes and homeowners insurance, maintain the home, and meet the other loan terms. See HECM for Purchase.
If you're buying a rental you won't live in, a business-purpose DSCR loan may fit. A home you or your family will live in is a consumer loan, not DSCR. See Investment Property and DSCR Loans.
Every program has its own rules, but most lenders look at the same four things.
Lenders want income that's steady and that you can document: pay stubs and W-2s, tax returns if you're self-employed, and award letters for Social Security or pensions. They compare your monthly debts, including the new house payment, to your income.
Your credit history shows how you've handled debt. Each program sets its own credit guidelines, and some are more flexible than others. If your credit needs work, we can tell you what would help most and how long it might take.
You'll need money for your down payment and closing costs, plus sometimes a little extra in reserve. The minimum down payment depends on the program. Gifts from family are allowed on many loans, with the right paperwork.
Some states, counties, and cities offer down payment assistance programs. Rules and funding change often, so ask your loan officer what's available where you're buying.
The home has to meet the program's property standards, and the appraisal has to support the price. FHA, VA, and USDA loans each have their own property rules.
Buying a home costs more than the down payment. Here's what to plan for:
Your Loan Estimate lists all of these before you commit. Sellers can sometimes pay part of your closing costs, within each program's limits. Ask your agent and your loan officer how to write that into your offer.
A bank can only offer its own loans. As a broker, we compare programs from the lenders we work with and help you choose the one that fits. You still get one loan officer who stays with you from your first question to closing.
That matters most when your situation isn't cookie-cutter: self-employed income, a smaller down payment, a high-priced home, or a buyer 62 or older weighing a regular mortgage against a HECM for Purchase.
It depends on your income, debts, down payment, credit, and the loan program. A better question is how much payment you're comfortable with. Your loan officer can show you both. Start with See My Buying Power.
It depends on the program. Some loans allow less than many people expect, and VA and USDA loans may allow none for eligible buyers. Plan for closing costs too.
A pre-qualification is usually a quick estimate based on what you tell us. A pre-approval means a loan officer has reviewed your income, assets, and credit. Sellers take pre-approval letters more seriously.
It depends on the loan, the lender, and the contract. Your loan officer can give you a realistic timeline before you write an offer.
Yes. Lenders can count retirement income like Social Security, pensions, and some retirement account withdrawals. Buyers 62 and older can also look at a HECM for Purchase.
On many loans, yes, with a gift letter and proof of where the money came from. Each program has its own rules.
Usually recent pay stubs, W-2s or tax returns, bank statements, and an ID. Your loan officer will give you an exact list. Please don't send documents through the website forms. Your loan officer will tell you the secure way to share them.
Rates depend on your credit, down payment, loan type, and the day your loan is priced, so we give personalized quotes instead of posting a number. Get a rate quote.
The easiest place to start is a pre-approval. See your buying power, get a rate quote, or book a call with a loan officer. You can also call us at 530-888-6000.
Want to compare loan terms first? Read about the 30-year fixed-rate mortgage, the 15-year fixed-rate mortgage, or the adjustable-rate mortgage.
