Our Mortgage Services

Comprehensive loan solutions tailored to your unique needs with transparent, custom pricing

Flexible Mortgage Solutions

At Home Discount Mortgages offers a full range of loan products to meet your financing needs. Whether you're a veteran, looking to purchase rural property, buying your first home, or seeking financing for a luxury property, we have the expertise and resources to help.

Every loan is individually priced based on your specific situation—no cookie-cutter rates here.

🏅 VA Loans

Special financing benefits for those who served our country

VA loans are guaranteed by the U.S. Department of Veterans Affairs and offer exceptional benefits for eligible veterans, active-duty service members, and qualifying spouses. These loans are designed to make homeownership more accessible for those who have served.

Key Benefits:

  • No down payment required - Purchase with 0% down in most cases
  • No private mortgage insurance (PMI) - Save hundreds per month
  • Competitive interest rates - Often lower than conventional loans
  • Flexible credit requirements - More forgiving than many conventional loans
  • Limited closing costs - Restrictions on fees that can be charged to veterans
  • Assumable loans - Can be transferred to qualified buyers

Who Qualifies:

  • Veterans with qualifying service history
  • Active-duty service members
  • National Guard and Reserve members with sufficient service
  • Surviving spouses of service members (in certain circumstances)

We help veterans navigate the VA loan process from certificate of eligibility through closing, ensuring you receive all the benefits you've earned.

🌾 USDA Loans

Zero down payment financing for rural and suburban properties

USDA loans, backed by the United States Department of Agriculture, provide affordable financing options for homes in eligible rural and suburban areas. These loans are designed to promote homeownership in less densely populated regions.

Key Benefits:

  • 100% financing available - No down payment required
  • Low mortgage insurance - More affordable than FHA or conventional PMI
  • Competitive interest rates - Below-market rates in many cases
  • Flexible credit guidelines - Accessible for many buyers
  • Financing for repairs - Can include certain home improvements
  • Low closing costs - Can be rolled into the loan amount

Who Qualifies:

  • Property must be in an eligible rural or suburban area (many suburbs qualify)
  • Income must not exceed area limits (varies by location and household size)
  • Must be purchasing a primary residence
  • Adequate credit history and ability to repay

You might be surprised by how many areas qualify for USDA financing! Contact us to check if your desired property location is eligible.

🏠 Conventional Loans

Traditional financing with flexibility and competitive rates

Conventional loans are the most common type of mortgage and are not backed by a government agency. These loans offer flexibility in terms, property types, and down payment options, making them suitable for a wide range of borrowers.

Key Benefits:

  • Flexible loan terms - 10, 15, 20, 30-year options available
  • Variety of property types - Primary residence, second home, or investment
  • PMI can be removed - Once you reach 20% equity
  • Competitive rates for qualified borrowers - Especially with strong credit
  • Higher loan limits than government loans - Up to conforming loan limits
  • Down payment options - As low as 3% for qualified first-time buyers

Who Qualifies:

  • Good to excellent credit score (typically 620+)
  • Stable income and employment history
  • Debt-to-income ratio within guidelines
  • Adequate down payment (typically 3-20%)
  • Sufficient cash reserves

Conventional loans offer the most flexibility and are often the best choice for borrowers with strong credit and stable finances. We'll help you determine if this is the right option for your situation.

⭐ Jumbo Loans

Financing for high-value properties beyond conforming loan limits

Jumbo loans are designed for properties that exceed the conforming loan limits set by Fannie Mae and Freddie Mac. These loans provide financing for luxury homes and high-cost areas where property values exceed standard limits.

Key Benefits:

  • Finance high-value properties - No upper limit on loan amount
  • Competitive rates - Often comparable to conforming loans for qualified borrowers
  • Flexible terms - Various term lengths available
  • Luxury property options - Finance your dream home
  • Portfolio diversification - Can be used for investment properties

Requirements:

  • Higher credit scores - Typically 700+ required
  • Larger down payment - Usually 10-20% minimum
  • Significant cash reserves - 6-12 months of payments in reserves
  • Lower debt-to-income ratio - More stringent than conforming loans
  • Extensive documentation - Thorough verification of income and assets
  • Property appraisal - More rigorous appraisal requirements

What Makes It "Jumbo":

Conforming loan limits vary by county. In 2026, the baseline limit is $806,500 for most areas, with higher limits in high-cost counties. Any loan above these limits is considered a jumbo loan.

Jumbo loans require more documentation and higher qualifications, but we'll guide you through every step to ensure a smooth process for your high-value property purchase.

Our Custom Pricing Approach

At Home Discount Mortgages doesn't use standard rate sheets. Instead, we price each loan individually based on your unique circumstances:

  • Your credit profile - We look at the complete picture, not just a score
  • Property details - Location, type, and intended use
  • Loan characteristics - Amount, term, down payment, and structure
  • Your financial situation - Income, assets, employment, and overall financial strength

Transparent from Start to Finish

You'll receive a detailed breakdown of all costs, fees, and rates upfront. No hidden charges, no surprises at closing. We believe in complete transparency because that's how we'd want to be treated.

What you see is what you get.

Our Simple Process

Working with At Home Discount Mortgages is straightforward

1. Initial Consultation

We discuss your needs, situation, and goals. This helps us understand the best loan options for you.

2. Pre-Approval

We review your financials and provide a pre-approval letter, giving you confidence as you shop for homes.

3. Loan Application

Once you've found a property, we complete the full application and order necessary documentation.

4. Processing & Closing

We handle the details, keep you informed, and guide you smoothly through to closing day.

Every step includes direct communication with Tom Armstrong—no call centers, no passing you around.

Ready to Explore Your Options?

Let's discuss which loan type best fits your situation and create a custom solution for you.

Contact Us Today