12 definitive guides
One canonical answer for each major borrower question.
Loan Library
Home loans, without the fog.
Learn how mortgages and real estate lending work before a quote, application, or sales conversation puts you on the clock.
Primary sources
CFPB, HUD, VA, USDA, FHFA, WSHFC, and state regulators.
Useful next steps
Calculators, checklists, official lookups, and licensed help.
01.Loan education
Start here
8 min readMortgage basicsLearn principal, interest, term, amortization, escrow, liens, servicing, and the difference between a comfortable budget and a lender's maximum approval.Read guide9 min readPreapproval and underwritingUnderstand prequalification, preapproval, conditional approval, underwriting documents, debt-to-income ratio, credit, assets, appraisal, and final approval.Read guide9 min readCompare lenders and avoid scamsUse official Loan Estimates, verify licenses, compare service and closing ability, protect wire instructions, recognize pressure tactics, and know where to complain or get counseling.Read guide
02.Loan education
Compare loan options
10 min readConventional, FHA, VA, and USDACompare the major home-loan families, including down payment, mortgage insurance or guarantee fees, occupancy, property, income, service, and lender requirements.Read guide7 min readConforming and jumbo loansLearn how FHFA loan limits separate many conforming and jumbo loans, why county and unit count matter, and what larger loans can change in underwriting and pricing.Read guide
03.Loan education
Understand costs
10 min readRates, APR, ARMs, and pointsLearn what changes a mortgage rate, how APR differs, when fixed and adjustable rates behave differently, and how points, credits, and temporary buydowns affect cost.Read guide9 min readDown payment and assistanceLearn how down payment changes loan-to-value, mortgage insurance, reserves, and cash to close, plus how gifts, grants, and Washington assistance programs fit.Read guide7 min readPMI and FHA mortgage insuranceUnderstand whom mortgage insurance protects, why it is charged, how conventional PMI differs from FHA premiums, and when cancellation may be possible.Read guide10 min readLoan Estimate and closing costsRead the standard mortgage disclosures, compare lender-controlled costs, understand prepaids and escrow, and reconcile your final cash to close before signing.Read guide
04.Loan education
Special situations
9 min readRefinance, home equity, and HELOCCompare rate-and-term refinance, cash-out refinance, home equity loans, and HELOCs by lien, rate, payment, fees, draw structure, and foreclosure risk.Read guide11 min readRenovation and investor loansUnderstand renovation and construction draws, bridge-loan timing, investment-property underwriting, DSCR and hard-money terminology, and why private products need extra review.Read guide10 min readReverse mortgagesLearn how Home Equity Conversion Mortgages work, who may qualify, how the balance grows, borrower duties, payout choices, counseling, and risks to the homeowner and heirs.Read guide
Questions about your own scenario?
Education first. Then a licensed answer.
Meet Andrew Moran, the current 18 Holes to Home lending partner, or bring financing questions to a free planning round. There is no obligation to use any lender or service provider.