Types of Home Loans: Which Mortgage Is Right for You?

Key takeaways

• Conventional loans best for those with strong credit and steady income.
• FHA loans are ideal for first-time or lower-credit buyers.
• VA and USDA loans allow zero down payment for qualifying buyers.
• Jumbo loans are for high-value homes about conforming limits

Buying a home often means taking out a mortgage, but not all mortgages are the same. Choosing the right loan is one of the biggest financial decisions you’ll make. Whether you’re browsing homes for sale in Los Angeles, CA or houses for sale in Chicago, IL, understanding the different types of home loans can help you find the one that fits your budget and goals.

In this Redfin article, we’ll cover the most common loan types, how they work, and who qualifies.

What is a mortgage?

A mortgage is a loan you take out from a bank, credit union, or lender to purchase a home. Instead of paying the full price upfront, you borrow money and agree to repay it over time with interest. The home itself serves as collateral, meaning if you fail to make payments, the lender has the right to foreclose and sell the property to recover the balance.

Your mortgage payment typically includes four main parts, often referred to as PITI: principal (the loan amount), interest (the cost of borrowing), taxes (property taxes), and insurance (homeowners insurance and possibly mortgage insurance). 

Types of home loans:

1. Conventional loans

Best for: Borrowers with good credit and steady income.

Conventional mortgages are not backed by the government. Instead, they’re offered by private lenders like banks, credit unions, and mortgage companies.

• Down payment: As low as 3% (though 20% avoids PMI).
• Credit score requirements: Typically 620 or higher.
• Loan limits: Set annually by the Federal Housing Finance Agency (FHFA).

Pros:

• Flexible loan terms (usually 15 or 30 years).
• Competitive interest rates if you have strong credit.
• No upfront mortgage insurance required with 20% down.

Cons:

• Stricter credit and income requirements.
• Private mortgage insurance (PMI) if under 20% down.

2. FHA loans

Best for: First-time homebuyers or those with lower credit scores.

FHA loans are insured by the Federal Housing Administration, which helps reduce the risk for lenders and makes it easier for more buyers to qualify.

• Down payment: As low as 3.5% with a 580+ credit score.
• Credit score requirements: 500 minimum (with 10% down).
• Mortgage insurance: Required for the life of the loan (unless refinanced).

Pros:

• Lower credit score and income requirements.
• Smaller down payment compared to conventional loans.

Cons:

• Mandatory mortgage insurance premiums (MIP).
• Loan limits vary by location.

>>>Read: Can You Get a Mortgage With No Credit History?

3. VA loans

Best for: Active-duty military, veterans, and eligible surviving spouses.

VA loans are backed by the U.S. Department of Veterans Affairs and offer generous benefits.

• Down payment: None required.
• Mortgage insurance: Not required.
• Funding fee: One-time fee (waived in certain cases).

Pros:

• No down payment or PMI.
• Competitive interest rates.
• Flexible credit requirements.

Cons:

• Only available to eligible veterans and service members.
• Funding fee can increase total costs unless exempt.

4. USDA loans

Best for: Buyers in qualifying rural or suburban areas.

USDA loans are backed by the U.S. Department of Agriculture to encourage homeownership in less densely populated areas.

• Down payment: None required.
• Income limits: Must meet local USDA income guidelines.
• Location limits: Home must be in an eligible rural area.

Pros:

• 0% down payment.
• Low interest rates.
• Reduced mortgage insurance costs.

Cons:

• Restricted to certain geographic areas.
• Income eligibility requirements.

5. Jumbo loans

Best for: Buyers purchasing high-value homes.

A jumbo loan exceeds conforming loan limits set by the FHFA. These loans are common in expensive housing markets.

• Loan amount: Above $766,550 in most areas (2024 limit; higher in certain markets).
• Credit score requirements: Typically 700+.
• Down payment: Usually 10–20% or more.

Pros:

• Lets you finance luxury or high-cost properties.
• Flexible terms available.

Cons:

• Stricter credit and income verification.
• Higher interest rates and larger down payment required.

6. Other specialized loans

• Interest-only loans: Borrowers pay only interest for a set period before repaying principal.
• Balloon mortgages: Low initial payments with a large balance due at the end.
• Construction loans: Short-term financing to build a home, often converted into a permanent mortgage after completion. >>>Read: How to Get a Jumbo Construction Loan

Mortgage rate structures 

Adjustable-rate mortgages (ARM)

Best for: Buyers planning to sell or refinance within a few years.

An ARM starts with a fixed interest rate for an initial period (such as 5, 7, or 10 years), then adjusts periodically based on the market. The initial rate is often lower than a fixed-rate mortgage, which makes monthly payments more affordable at first. However, once the adjustment period begins, the rate can rise or fall, meaning payments may change and become less predictable over the long term.

Fixed-rate mortgages

Best for: Buyers wanting stable, predictable payments.

A fixed-rate mortgage has the same interest rate for the entire loan term, typically 15, 20, or 30 years. Payments stay consistent month to month, which makes budgeting easier and protects borrowers against rising interest rates. The trade-off is that fixed-rate loans often start with higher interest rates than ARMs and offer less flexibility if rates drop, unless you refinance.

How to choose the right home loan

Picking the best mortgage depends on your financial profile and goals. Consider:

• Your credit score – Conventional loans reward higher scores, while FHA works with lower ones.
• Your savings – USDA and VA loans require little to no down payment, while conventional and jumbo often need more.
• How long you’ll stay in the home – ARMs work well short-term, while fixed rates provide long-term stability.
• Your debt-to-income ratio (DTI) – Lenders assess your ability to manage monthly payments.

Comparing loan types side by side

Here’s a quick comparison of the most common mortgage options:

Loan terms explained: 15 vs. 30 years

When choosing a mortgage, you’ll also pick a term length. The term is the amount of time you’ll take to repay the loan, and it has a big impact on your monthly payment, total interest costs, and how quickly you build equity.

• 15-year mortgage: Higher monthly payments, but you’ll pay off the loan faster and save significantly on interest. For example, you could pay thousands less in total interest compared to a 30-year loan. Shorter terms also help you build home equity more quickly, which can be useful if you plan to sell or refinance down the road. However, the higher payments may strain your budget.
• 30-year mortgage: Lower monthly payments spread out over a longer period, making this the most common loan term for buyers. The trade-off is that you’ll pay much more interest over the life of the loan. This option offers more flexibility for managing your budget and can free up cash for other expenses or investments.
• 20- or 25-year loans: These terms act as a middle ground, balancing manageable monthly payments with less total interest than a 30-year loan.

Key takeaway: Shorter terms save money on interest and help you own your home faster, while longer terms lower monthly costs and improve affordability. The best choice depends on your income stability, financial goals, and how long you plan to stay in the home.

Refinancing options

Homeowners can refinance to switch loan types or secure better terms. Examples include:

• FHA → Conventional: To remove mortgage insurance.
• ARM → Fixed-rate: To lock in a stable interest rate.
• Cash-out refinance: To tap into home equity.

>>>Read: Should I Refinance My Mortgage?

Steps to apply for a mortgage

1. Check your credit score and fix any issues.
2. Get pre-approved to know your budget.
3. Submit an application with income, assets, and debts.
4. Underwriting process – lender verifies information.
5. Appraisal and inspection to confirm home value.
6. Close on the loan, sign final paperork, and receive keys to your home.

Frequently asked questions about home loans

1. What type of home loan is easiest to get?

FHA loans are often considered easiest due to lower credit and down payment requirements.

2. Which home loan is best for first-time buyers?

FHA and USDA loans are popular for first-time buyers. VA loans are excellent for eligible veterans.

3. What type of loan has the lowest rates?

VA loans typically have the most competitive rates, followed by conventional loans for borrowers with excellent credit.

4. Can I switch loan types later?

Yes, through refinancing you can change from FHA to conventional, or from ARM to fixed-rate.

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