8Twelve Mortgage US
Buy a home

Buying a home,
made human.

From your first showing to closing day, we help you understand the numbers, line up the right program, and shop 50+ lenders so you don't overpay for the loan that lets you overpay for nothing else.

Get Pre-ApprovedTalk to a broker
14 days
Avg close time
3 min
Pre-approval app
50+
Lender network
Who it's for

A fit if you're…

  • Searching for a first home or a move-up purchase
  • Comparing rates and want a broker working for you, not one lender's product shelf
  • Self-employed, commission-paid, or with a non-traditional income story
  • Buying with a co-borrower, gift funds, or down-payment assistance

True pre-approval, not a guess

Underwriter-reviewed credit, income, and assets — the kind of letter listing agents actually respect.

Rate shopping built in

We send your file to multiple lenders and bring back the best total-cost option, not just the lowest sticker rate.

Local market, national reach

Programs available across the U.S., with brokers who know how to package files for tough property types.

One point of contact

A licensed mortgage broker who answers the text at 8pm — not a 1-800 call tree.

Interactive scenario

First-time buyer, conventional 5% down

Est. monthly P&I
$2,844
$50k$3M
%
1%15%
yrs
5 yrs40 yrs
Monthly P&I
$2,844
Total interest
$573,950
Total paid
$1,023,950

Total housing payment lands near $3,200/mo before HOA — well inside a 28% front-end ratio for a household earning $140k.

For illustration only. Numbers are hypothetical and don't represent an offer, rate lock, or guarantee. Actual rates, payments, fees, and qualification depend on your credit profile, the property, the lender, current market conditions, and required taxes & insurance. APR will differ from interest rate. 8Twelve Mortgage is an independent brokerage and arranges — but does not make — loans. Equal Housing Opportunity.

The buying process, step by step

Buying a home is really six milestones stitched together. Knowing what each one actually requires takes most of the anxiety out of it.

  • Soft-pull pre-approval — confirm budget and program fit without dinging credit
  • House hunting with a real budget and a letter sellers trust
  • Offer accepted — your file moves from pre-approval to active loan
  • Appraisal, title, and inspection ordered in parallel
  • Underwriting — final review of income, assets, and the property
  • Clear-to-close, final walkthrough, signing, and keys

Choosing the right loan program

There's no universally best mortgage — only the one that fits your down payment, credit, timeline, and how long you plan to stay. We compare conventional, FHA, VA, USDA, jumbo, and non-QM options side by side so the trade-offs are visible.

  • Conventional — flexible, best pricing at 20% down, available as low as 3%
  • FHA — lower credit thresholds, 3.5% down, mortgage insurance for the life of the loan in most cases
  • VA — 0% down and no monthly mortgage insurance for eligible service members and veterans
  • Jumbo — for loan amounts above conforming limits, usually 10–20% down
  • Non-QM — bank-statement, asset-depletion, and DSCR programs for self-employed or investor scenarios

What underwriters actually look at

Approval comes down to four pillars: credit, capacity, capital, and collateral. Strengthening any one of them can rescue a tight file — sometimes a small change in down payment or paying off one card moves you into a better pricing tier.

Down payment & closing-cost help

Many buyers qualify for down-payment assistance, lender credits, or seller concessions and never hear about it. We screen every file against assistance programs available in your area and structure the offer to capture credits where the contract allows.

Rate locks, floats, and timing

Once you're under contract, you choose when to lock. Locking too early can cost you if rates fall; floating too long can cost you if they don't. We watch the market with you and recommend a lock window tied to your closing date, not a guess.

Things to weigh

  • PMI on conventional loans below 20% down drops off automatically near 78% LTV; FHA mortgage insurance usually doesn't.
  • The lowest advertised rate often comes with discount points — compare APR and total five-year cost, not just the rate.
  • Property taxes and homeowner's insurance can swing your payment by hundreds per month; get real quotes early, especially on newer builds.
  • Job changes between application and closing can re-trigger underwriting. Talk to your broker before switching roles.
FAQ

Questions buyers actually ask

How much home can I actually afford?+

A common starting rule is to keep your total monthly housing cost — principal, interest, taxes, insurance, and any HOA — under about 28% of gross monthly income, with all debts under roughly 36%. Lenders look at debt-to-income (DTI), credit, assets, and the property type together. A soft-pull pre-approval gives you a real number to shop with.

How much do I need for a down payment?+

Conventional loans can go as low as 3% down for qualifying first-time buyers, FHA as low as 3.5%, VA and USDA can be 0% for eligible borrowers, and jumbo programs typically want 10–20%. Less down generally means mortgage insurance or a slightly higher rate — your broker will compare total cost across options, not just the headline rate.

Pre-qualification vs. pre-approval — what's the difference?+

Pre-qualification is a quick self-reported estimate. Pre-approval is a documented review of your credit, income, and assets that sellers and listing agents actually trust. In competitive markets, an offer without a pre-approval letter often gets passed over.

How long does buying a home take from offer to close?+

Once you're under contract, 21–35 days is typical for a financed purchase. The biggest variables are appraisal turn time, title work, and how quickly you return documentation. We close in about 14 days on average when files are complete at submission.

What credit score do I need?+

580 is the practical floor for FHA with 3.5% down, 620 for most conventional programs, and 680+ unlocks the best pricing tiers. Below 580 there are still options, but the rate and fees climb quickly. We can map your score to programs before you apply.

What closing costs should I budget for?+

Plan for roughly 2–5% of the purchase price in closing costs — lender fees, title, appraisal, recording, prepaid taxes and insurance, and any points. Some of this can be negotiated as seller concessions or lender credits; we'll show you a full Loan Estimate before you commit.

Let's see what you qualify for.

A 3-minute application. Soft credit pull. A real rate from a broker shopping 50+ lenders for you.

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