// Loan products overview + drill-downs (tabbed within page, with deep-link via hash) const { useState: useStateP, useEffect: useEffectP } = React; const PRODUCTS = [ { id: "conventional", name: "Conventional", tag: "Most popular", short: "Fannie Mae & Freddie Mac conforming. The default for buyers with 5–20% down and a 620+ credit score.", rate: 6.390, apr: 6.478, min_down: "3%", min_score: 620, max_loan: "$806,500", term: "10–30 yr", fits: ["Primary residences and second homes","Strong credit (620+)","5–20% down","Loan amounts within county limits"], pros: ["Lowest rates available for qualifying borrowers","PMI removable at 78% LTV","No upfront mortgage insurance"], cons: ["Stricter credit and DTI thresholds","Full income documentation required"], docs: ["W-2s (last 2 years)","Federal tax returns (last 2 years)","Pay stubs (last 30 days)","Bank statements (last 60 days)","Government-issued ID","Asset & liability schedule"], }, { id: "fha", name: "FHA", tag: "First-time buyer", short: "Government-insured. Designed for first-time buyers and borrowers with credit scores from 580.", rate: 6.150, apr: 6.685, min_down: "3.5%", min_score: 580, max_loan: "$524,225", term: "15 / 30 yr", fits: ["First-time homebuyers","Credit scores 580–680","Lower down-payment availability","Single-family or 2–4 unit (owner-occupied)"], pros: ["3.5% down with 580+ FICO","Flexible DTI up to 56.9%","Gift funds permitted for entire down payment"], cons: ["Upfront MIP (1.75%) financed into loan","Annual MIP for the life of the loan in most cases","Property must meet FHA standards"], docs: ["W-2s (last 2 years)","Federal tax returns (last 2 years)","Pay stubs (last 30 days)","Bank statements (last 60 days)","Rental verification","Government-issued ID"], }, { id: "va", name: "VA", tag: "$0 down", short: "For active-duty service members, veterans, and eligible surviving spouses. No down payment, no PMI.", rate: 6.020, apr: 6.082, min_down: "$0", min_score: 580, max_loan: "No FGC cap", term: "15 / 30 yr", fits: ["Active duty, veterans, National Guard, Reserves","Eligible surviving spouses","Primary residence only","Borrowers with limited down-payment savings"], pros: ["No down payment required","No private mortgage insurance","Competitive rates and fees","Funding fee waivable for service-disabled veterans"], cons: ["VA funding fee unless exempt","Property must meet VA appraisal standards","Primary residence only"], docs: ["Certificate of Eligibility (COE)","DD-214 or Statement of Service","W-2s and tax returns","Pay stubs and LES","Bank statements"], }, { id: "usda", name: "USDA", short: "Zero-down loans for eligible rural and suburban properties. Income-qualified.", rate: 6.250, apr: 6.345, min_down: "$0", min_score: 640, max_loan: "Area-based", term: "30 yr", fits: ["Properties in USDA-eligible zones","Household income within 115% of area median","Primary residence only","Modest single-family homes"], pros: ["No down payment","Below-market interest rates","Reduced mortgage insurance vs. FHA"], cons: ["Geographic and income limits","Property eligibility verified pre-closing","Owner-occupied only"], docs: ["W-2s and tax returns","Pay stubs","Asset statements","Property eligibility verification"], }, { id: "jumbo", name: "Jumbo", tag: "High-balance", short: "Loan amounts above conforming limits, up to $5M. Portfolio-priced for high-cost markets.", rate: 6.432, apr: 6.481, min_down: "10%", min_score: 700, max_loan: "$5,000,000", term: "15 / 30 yr", fits: ["Loan amounts above $806,500","High-cost MSAs (NY, SF, LA, Boston, DC, Miami)","Strong credit (700+)","Documented liquid reserves"], pros: ["Up to $5M with one note","Interest-only options available","Cross-collateralization permitted"], cons: ["Higher reserve requirements (12+ months PITI)","Full documentation required","Pricing varies by FICO and LTV"], docs: ["2 years tax returns (incl. K-1s, schedules)","CPA letter for self-employed","60 days of asset statements","Investment account verification","Schedule of real estate owned"], }, { id: "non-qm", name: "Non-QM", short: "Bank-statement and asset-utilization loans for self-employed and high-net-worth borrowers.", rate: 7.500, apr: 7.860, min_down: "15%", min_score: 660, max_loan: "$3,500,000", term: "30 yr", fits: ["Self-employed (12 or 24 months bank statements)","Asset depletion qualifying","1099 contractors","Recently retired with significant assets"], pros: ["Income proven via bank deposits, not tax returns","Asset-based qualification available","Faster pre-qual than full-doc jumbo"], cons: ["Higher rates than agency products","Higher reserve requirements","Prepayment penalty in some scenarios"], docs: ["12 or 24 months business + personal bank statements","Profit & loss statement","Business license","Liquid asset verification"], }, { id: "dscr", name: "DSCR Investor", tag: "No personal income", short: "Qualify on the property's cash flow — no personal income docs. Built for 1–4 unit rentals.", rate: 7.375, apr: 7.642, min_down: "20%", min_score: 680, max_loan: "$2,000,000", term: "30 yr", fits: ["Real estate investors","1–4 unit residential rentals","Short-term rental properties (STR)","Portfolio loans up to 10 properties"], pros: ["No tax returns or W-2s","No personal DTI calculation","Close in LLC name","Unlimited financed properties"], cons: ["Property must achieve 1.0+ DSCR","Higher down payment (20–25%)","Investment properties only"], docs: ["Lease agreements or market rent appraisal","60 days of asset statements","Entity documents (LLC operating agreement)","Property insurance binder"], }, { id: "heloc", name: "HELOC & Home Equity", short: "Tap up to 90% CLTV without disturbing your first mortgage. Draw periods up to 10 years.", rate: 8.250, apr: 8.250, min_down: "—", min_score: 680, max_loan: "$500,000", term: "10/20 draw", fits: ["Homeowners with 20%+ equity","Renovation, education, or business funding","Borrowers wanting to preserve a low first-lien rate","Investment-property owners (select states)"], pros: ["Variable rate tied to Prime","Interest-only payments during draw","Funds available within 5 business days of close"], cons: ["Variable rate adjusts with Prime","Potential annual or inactivity fees","Closing costs may apply above $250K"], docs: ["Recent mortgage statement","W-2s and pay stubs","Homeowners insurance declaration page","Last 2 years of tax returns"], }, { id: "construction", name: "Construction-to-Perm", short: "One closing, one set of fees, one loan that converts from build draws to permanent financing.", rate: 6.875, apr: 7.024, min_down: "20%", min_score: 700, max_loan: "$3,000,000", term: "12-mo build + 30 yr", fits: ["Custom home builds","Knock-down rebuilds on owned land","Major renovations exceeding 50% of value"], pros: ["Single closing — lock the perm rate up front","Interest-only during construction","Up to 12-month build period"], cons: ["Approved builder list required","Detailed budget and draw schedule","Inspection-based draws"], docs: ["Plans and specifications","Builder contract and budget","Land deed or purchase contract","Standard income & asset docs"], }, ]; function Drilldown() { const [active, setActive] = useStateP(() => { const h = window.location.hash.slice(1); return PRODUCTS.find(p => p.id === h)?.id || "conventional"; }); useEffectP(() => { const onHash = () => { const h = window.location.hash.slice(1); if (PRODUCTS.find(p => p.id === h)) setActive(h); }; window.addEventListener("hashchange", onHash); return () => window.removeEventListener("hashchange", onHash); }, []); const p = PRODUCTS.find(x => x.id === active); return ( <>
Loan Products

The full menu, underwritten in-house.

Nine product lines covering primary residences, second homes, and investment property — all priced, underwritten, and serviced by FGC. Compare the table below or drill into any product for eligibility, documentation, and current pricing.

{/* Comparison table */}
At a glance
{PRODUCTS.map(pr => ( ))}
Product Best for Min. down Min. FICO Sample rate APR
{pr.name}{pr.tag && {pr.tag}} {pr.short.split(".")[0]}. {pr.min_down} {pr.min_score} {pr.rate.toFixed(3)}% {pr.apr.toFixed(3)}% setActive(pr.id)} style={{color:"var(--navy)",fontWeight:500}}>Drill in →
{/* Drill-down panel */}
Product detail
{PRODUCTS.map(pr => ( ))}

{p.name}

{p.short}

{[ { k: "Sample rate", v: p.rate.toFixed(3) + "%", s: "30-day lock · 740 FICO" }, { k: "APR", v: p.apr.toFixed(3) + "%", s: "Includes points & fees" }, { k: "Min. down", v: p.min_down, s: "Lower with grants" }, { k: "Min. FICO", v: p.min_score, s: "Best pricing 740+" }, { k: "Max. loan", v: p.max_loan, s: "Subject to county limits" }, { k: "Term", v: p.term, s: "Fixed and ARM available" }, ].map((c, i) => (
{c.k}
{c.v}
{c.s}
))}
Strengths
    {p.pros.map(x =>
  • {x}
    • )}
Considerations
    {p.cons.map(x =>
  • {x}
    • )}
Best fit
    {p.fits.map(x =>
  • {x}
    • )}