The Four Programs at a Glance
| Program | What it is | Generally built for |
|---|---|---|
| Conventional | The most common type of home loan. Not backed by a government agency — terms are set by the lender and the secondary-market guidelines the loan is sold under. | Buyers with a down payment saved and credit in good shape. Often the lowest-cost option over time for buyers who qualify, but that depends on the file. |
| FHA | A loan insured by the Federal Housing Administration. The insurance lets lenders accept smaller down payments and lower credit scores than a conventional loan typically would. | Buyers with a smaller down payment saved, or credit that is still a work in progress. Mortgage insurance is part of the deal, and loan limits vary by county. |
| VA | A loan program for eligible veterans, service members, and certain others, under Department of Veterans Affairs program rules. This section is education only. | Eligible veterans and service members. Eligibility, entitlement, and terms are set by the VA and the lender — not by this page. |
| USDA | A loan program backed by the U.S. Department of Agriculture for eligible homes in eligible rural areas, with income limits that depend on the household and the area. | Buyers purchasing in a qualifying rural area who meet the program's income rules. Whether a property qualifies depends on its location. |
What Actually Decides Which Program Fits
- Your credit — score and history shape which programs are open to you and what they cost. See the Credit Readiness page for how Bryan works through that.
- Your down payment — how much you have saved, and whether down payment assistance is available to you, changes the math on every program.
- The property — some programs have property rules: USDA needs a qualifying rural location, VA and FHA have property condition and appraisal standards, and every program has loan limits.
- How long you plan to stay — a program that costs less per month can cost more over the life of the loan, and the reverse. The Payment Calculator can help you see the monthly side of it.
No program is "the best" in general — the right one is the one that fits your situation, and that is decided by the file, not by a webpage. If you want to talk through which programs to look at, call or text 515-770-2491.
A Note on VA Loans
This section is education only. VA loans are available to eligible veterans, service members, and certain others under Department of Veterans Affairs program rules. Eligibility, Certificate of Eligibility, entitlement, and terms are decided by the VA and the lender. If you think you may be VA-eligible, call or text 515-770-2491 to talk through the general process, or start an application with the Apply Now link above.
What to Do Next
Start the application and let the file show which programs are actually open to you — or call or text first and talk it through. No obligation, and no application is required to ask a question.
Disclaimers
Personal NMLS #1820018. Bryan Curtis is a loan officer at Pre Approved Mortgage. Only his personal NMLS number is listed here; no company NMLS number is stated.
Education only: this page describes loan programs in general terms. It is not a recommendation of any program for any particular borrower, and it is not a promise of eligibility, approval, rates, or terms. Exact requirements, limits, and costs depend on current program guidelines and lender underwriting of your individual file.
VA / Department of Defense non-affiliation: This page is not affiliated with, endorsed by, or acting on behalf of the U.S. Department of Veterans Affairs or the U.S. Department of Defense. VA loan information here is education only.
Loan approval, rates, and terms are subject to lender underwriting and program guidelines, and are not promised by this page.