Flexible terms, competitive rates, and the lowest long-term cost for qualified buyers. No government fees, no red tape.
The most widely used loan program in the country. Whether you are buying your first home or your fifth, conventional financing offers the broadest flexibility on down payment, property type, and loan structure.
A conventional loan is a mortgage not insured or guaranteed by a government agency. Unlike FHA, VA, or USDA loans, conventional loans meet the guidelines set by Fannie Mae and Freddie Mac and are backed by private lenders.
Because there is no government backing, lenders use stricter qualification criteria, but in return borrowers get lower overall costs, fewer property restrictions, and more flexibility in loan structure.
Through our hybrid platform, we access multiple lending partners to find the most competitive conventional rate available, not just what one bank has on the shelf.
These are general guidelines. Your specific situation may vary, and We can often find solutions for borrowers just outside the standard boxes.
Minimum 620 to qualify. Rates improve significantly at 680 and again at 720. Ask us about a rapid rescore strategy if your score needs a boost.
First-time buyers may qualify for as little as 3% down. Put 20% down to avoid PMI entirely. 5%, 10%, and 15% are all common options.
Most conventional loans allow a max DTI of 45%, sometimes up to 50% with compensating factors like strong reserves or a high credit score.
The 2026 conforming loan limit in most U.S. counties. High-cost areas have higher limits, up to $1,249,125. Exact limit varies by county.
Lenders want to see a 2-year employment history. W-2 employees are straightforward. Self-employed borrowers typically need 2 years of tax returns.
The property must be in livable condition. Conventional appraisers give more latitude on cosmetic issues but still check safety and structure.
Here is why conventional loans remain the most popular choice for home buyers and homeowners nationwide.
No upfront mortgage insurance premium, and PMI cancels automatically at 20% equity. Over 30 years this saves thousands compared to FHA.
Conventional loans work for primary residences, second homes, and investment properties. FHA loans are limited to primary residences only.
With conforming limits at $832,750 in most counties for 2026, conventional loans cover the vast majority of home purchases nationwide without going jumbo. Exact limit varies by county.
Fewer government overlays means streamlined underwriting. Invest West averages 21-day closings, making your offer more competitive.
Purchase a vacation home or rental property without the restrictions that come with government-backed loan programs.
Conventional loans allow sellers to contribute up to 3-9% of the purchase price toward your closing costs depending on your down payment.
Not sure which loan type is right for you? Here is a quick comparison of the most common options.
| Feature | Conventional | FHA | VA |
|---|---|---|---|
| Min. Down Payment | 3% to 5% | 3.5% | 0% |
| Min. Credit Score | 620 | 580 | No minimum |
| Mortgage Insurance | Drops at 20% equity | Required life of loan (under 10% down) | None |
| Upfront Premium | None | 1.75% of loan amount | VA funding fee |
| Property Types | Primary, 2nd home, investment | Primary only | Primary only |
| 2026 Loan Limit | $832,750 most counties* | $541,287 most counties* | No limit (eligible vets) |
We make the process clear and straightforward from first call to closing day.
We review your income, credit, goals, and timeline. You will leave knowing exactly what you qualify for.
We compare lending partners for your best rate and issue a pre-approval letter, usually the same business day.
A pre-approval from Invest West shows sellers you are a serious, credit-verified buyer in today's competitive market.
We manage the entire underwriting process and keeps you updated. Most clients close in 21 days or less.
No cost and no commitment to get started. We move at the pace the market demands.