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Mortgage Story

Every mortgage has a story.
What will yours be?

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"Sam and his team were very helpful and communicated well. Once all of the documents were received, the rest of the process was a breeze." - Angel, VA
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At Embrace Home Loans, finding the right mortgage for your unique situation is all we do.

Since 1983, we’ve been helping homebuyers and homeowners get the financing they need to buy a new home, refinance an existing mortgage, or consolidate high-interest debt. Customer satisfaction is our highest priority (we continue to win awards), and we are always developing new loan products to fit the individual needs of our borrowers. When you work with us, you’ll discover why getting a mortgage is so much better when you Embrace it.

How can we help you buy a home?

At Embrace, we realize that every homebuyer is different — so we offer lots of different types of home loans. We’ll help you find the mortgage that fits your individual needs and goals. And whether it’s your first home loan or your sixth, we can guide you through every step of the process from application to closing.

Our loans are as individual as the people they serve
Approved to Move™

In today’s competitive housing market, it’s easy (and totally disappointing) to lose your dream home to another homebuyer. So, we came up with a solution — Approved to Move™. Unlike a typical pre-approval, Approved to Move™ is fully underwritten and verifies your information before you start house hunting. Sellers love Approved to Move™ because it’s virtually as good as a cash offer and all but guarantees a quick closing.

Conventional loan

Many homebuyers prefer Conventional mortgages because they offer more flexibility and the costs accompanying the loan are often less expensive. Two more reasons people love this type of mortgage is because it doesn’t always require mortgage insurance and it allows the borrower to purchase a more expensive home. If you have a solid credit score of 640 or above, a Conventional mortgage is a great option.

FHA loan

Because FHA loans are backed by the government, they’re one the easiest mortgages to qualify for. Down payments are as low as 3.5% and the entire down payment and closing costs can sometimes be covered with gift funds. Most types of homes qualify, including single-family, condos, multi-unit properties, and manufactured homes.

Jumbo loan

A Jumbo loan is used to finance a property that’s too expensive for a Conventional loan. Most Jumbo loans tend to be complicated and restrictive, so we created our own. Our Jumbo mortgages are simpler and usually easier to qualify for. We offer as little as 10% and 20% down for loans up to $1.5M and $2.5M respectively, and we have options for borrowers with credit scores below 740.

USDA loan

If you live in an area designated as rural by the U.S. Department of Agriculture (USDA), a zero-down USDA loan may be an ideal choice. You’ll enjoy a below-market mortgage rate, and you won’t be required to provide a down payment or pay private mortgage insurance. And it may surprise you, but many suburban neighborhoods qualify as rural.

VA loan

VA loans allow veterans to buy a home with little or no down payment and are easier to qualify for than other mortgages. Because VA loans are guaranteed by the Federal Government through the US Department of Veterans Affairs (VA), they are viewed as safer mortgages and have better interest rates than traditional loan programs.

ready for renovation
Home Improvement

Whether you’re buying a fixer-upper or your current home needs some TLC, Embrace has home improvement loans that can help you get the job done. We offer FHA Full 203(k), FHA Limited 203(k), and Fannie Mae’s HomeStyle renovation loans.

The FHA Full 203(k) mortgage lets you borrow up to 110% of the after-improved value to pay for an assortment of projects designed to remodel and repair single-family properties.

An FHA Limited 203(k) mortgage lets you borrow up to $50,000 in additional financing to help pay for projects designed to remodel and repair single-family properties.

With a Fannie Mae HomeStyle renovation loan, you can get funds for a wide range of renovation projects, from repairs and energy updates to landscaping and luxury upgrades.

When you refinance, you replace your current mortgage with a new and improved one. Refinancing to a lower interest rate can provide many financial benefits, such as a lower mortgage payment and better loan terms. Although it may sound complicated, refinancing is easy if you have the right lender.

Refinance and get the cash you need
Rate and term refinance

If you qualify for our rate and term refinance, you may be able to enjoy a lower interest rate or better loan term. This could help you reduce your monthly mortgage payment and/or pay down your principle faster. Believe it or not, you may be able to save hundreds of dollars each month and thousands over the life of your loan.

Cash-out refinance

A cash-out refinance lets you use home equity to get cash for other expenses. You can pay for renovations, college, or the vacation you’ve always dreamed of. The beauty of a cash-out refinance is you can use the money for anything you choose.

Debt consolidation refinance

With a debt consolidation refinance, you can roll your credit cards, auto and student loans, medical bills, and other debt into one convenient monthly mortgage payment. And because home loans usually have much lower interest rates than other loans, your monthly mortgage payment could be lower as well.

Higher LTV refinance

Good news — you may be able to refinance even if you owe more than 97% of your home’s value. Loan-to-value (LTV) is the measure of how much of your home loan has been paid off. With a higher LTV refinance, you may be able to lower your monthly payment, switch from an adjustable-rate mortgage to a fixed-rate mortgage, or get shorter terms and build home equity faster.

Right now, we offer two high LTV refinance loans: The Fannie Mae High Loan-To-Value Refinance Option (HIRO) and the Freddie Mac Enhanced Relief Refinance (FMERR). We can help you determine if either of these refinance mortgages are right for you.

VA refinance

When you refinance with a VA loan, you can lower your monthly mortgage payment, merge a Conventional loan with a VA-backed loan, or get cash for renovations. We have two VA loan options and would be happy to let you know if you’re eligible.

At Embrace, we want to make buying a home possible for everyone. We’re excited to offer affordable housing programs designed specifically for low-income borrowers.

We know it’s not easy to save for a down payment. With these programs, you can put down as little as 3% of the purchase price, and the cash can come from various sources, including gifts, grants, down payment assistance programs, even sweat equity. And your credit can be as low as 620. Fannie Mae’s HomeReady® and Freddie Mac’s Home Possible® are two great loan options to help you become a homeowner.

We know, there’s a lot to take in. Here are answers to our FAQs.

Because mortgage terminology isn’t exactly everyday language, we put together a glossary where you can easily look things up.

Use our mortgage calculators to figure out how much house you can afford or what a refinance can do for you. You can see what your monthly payment will look like or learn if you’re better off renting or buying.

Our mobile app gives you loan updates 24/7.

Get the lowdown on interest rates.

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Whether you’re buying, lowering your monthly mortgage payment, or consolidating other debt, Embrace is here to help. We’ll provide you with the tools you need to better understand all of your home loan options.