A Mortgage Partner Who Actually Understands New Construction
Pre-approved buyers. One-time close financing across all four agency programs. A loan team that does the homework before your buyer ever signs a build contract.
Let's Talk PartnershipKirby and Angie Mortgage Loan Team at Union Home Mortgage partners with builders across Michigan to connect them with pre-approved, construction-ready buyers and provide one-time close construction-to-permanent financing across all four agency programs -- conventional, FHA, VA, and USDA. We specialize in Northern Michigan from Grand Rapids to the Upper Peninsula and we understand the land, the markets, and the financing that actually works here. We do the mortgage work up front so your build timeline does not get derailed by a financing problem that should have been caught before the contract was signed.
The Lender You Choose Affects Whether Your Build Stays on Schedule
A buyer who gets to the foundation and then cannot close is a nightmare scenario. A lender who does not understand construction draw schedules, inspection timelines, or how to qualify a buyer for a spec build is a liability. We are not that lender.
Pre-Approval Before the Contract Is Signed
We want to be involved before your buyer commits to a build. Construction loan qualification is more complex than a standard purchase and we work through income, program fit, and down payment requirements up front so there are no surprises once the project starts.
One-Time Close Construction-to-Permanent
Your buyer qualifies once, closes once, and does not have to reapply when construction is complete. The loan converts automatically from the construction phase to permanent financing. One set of closing costs. One process. No second closing to derail your timeline.
Draw Schedules That Work With Your Build
We coordinate draw disbursements with your construction timeline. Funds are released at predetermined milestones as work is completed and inspected. You are not waiting on a lender who does not understand how construction actually works.
Northern Michigan Market Knowledge
We know which properties and zip codes qualify for USDA financing, which opens zero-down construction lending to a much wider pool of buyers. We understand land ownership, rural appraisals, and the specific financing dynamics of building in Northern Michigan.
Availability Like No Other Team in Michigan
Construction projects do not pause on weekends. Neither do we. You can reach us evenings and weekends when something comes up that needs an answer. We pick up the phone because your timeline depends on it.
A Real Partnership, Not a One-Time Transaction
We are not looking for a single referral. We want to be your preferred lender for every buyer who walks into your model home or calls about a custom build. We earn that by performing on every single transaction.
Backed by One of the Most Committed Construction Lending Platforms in the Country
Not every mortgage company is serious about construction lending. Union Home Mortgage is. Here is what that looks like at the company level.
UHM Just Hired One of the Most Experienced Construction Lenders in the Country to Lead This Division
In February 2026, Union Home Mortgage appointed George Dover as Vice President of Manufactured and New Construction Lending. Dover brings 30 years of mortgage industry experience including founding Cascade Financial Services, which became the largest government Construction-to-Permanent manufactured housing lender in the country from 2007 to 2015.
His role at UHM is focused specifically on the company's Construction-to-Permanent product, creating efficiencies in fulfillment, scaling volume, and ensuring the highest level of service to borrowers and builders. This is not a company experimenting with construction lending. This is a company that just made a serious leadership investment in it.
When you refer a buyer to us for a construction loan, you are tapping into a platform that has real infrastructure, real leadership, and a real commitment to getting construction deals closed.
Construction Financing Across Every Agency Program
Most lenders offer one construction product and try to fit every buyer into it. We offer all four agency programs so the right financing fits the right buyer every time.
Conventional One-Time Close
For buyers with strong credit and conventional down payment. One application, one closing, converts to permanent financing at completion. Competitive terms and no government program restrictions on the build.
FHA Construction-to-Permanent
Lower down payment requirements make FHA construction financing accessible to a broader range of buyers. Strong option for first-time buyers who want to build rather than buy existing. Subject to FHA guidelines and property standards.
USDA Construction Loan
Many Northern Michigan properties fall within USDA eligible areas, which means zero down payment construction financing may be available to qualifying buyers. This is a significant competitive advantage for builders in rural and semi-rural markets that most lenders are not actively using. Subject to USDA eligibility and income limits.
VA Construction Loan
Eligible veterans and active duty service members may qualify for VA construction financing with no down payment requirement. Northern Michigan has a strong veteran population and this program is underutilized by most lenders in this market.
What Working With Kirby and Angie Actually Looks Like
We are not a referral source who hands your buyer a business card and disappears. We are an active part of your sales process from the first inquiry through the final draw.
Early Buyer Qualification Review
Send prospective buyers to us before they sign anything. We review their full financial picture against all four agency construction programs and give you and your buyer a clear picture of what is possible, what program fits, and what they need to do to be ready.
Construction Loan Pre-Approval Letters
We issue construction loan pre-approvals that reflect actual program qualification, not just a quick credit pull. When a buyer hands you a pre-approval from us, it means something.
Draw Coordination Through the Build
We manage the draw process with you and your buyer so disbursements align with your construction milestones. You are never in the dark about where the financing stands at any stage of the build.
Co-Branded Marketing for Your Listings and Model Homes
We create co-branded financing materials for your model homes and new development listings that show prospective buyers what building actually costs on a monthly basis using real program scenarios. A buyer who understands their payment is a buyer who moves forward.
On-Site Availability for Builder Events
Per schedule availability, we can be present at your model home events, community open houses, and builder showcases to answer financing questions on the spot. Buyers move faster when they can get real answers in the moment.
UHM Services 95% of Loans After Closing
Your buyers stay with Union Home Mortgage after their loan closes. When they are ready to refinance, buy a second property, or refer a family member, the relationship is already there. We are in this for the long term, not just the transaction.
Northern Michigan Is Our Home Market. We Know It Better Than Anyone.
Generic mortgage companies compete everywhere and know nowhere. We are focused on Michigan with deep roots in the north. That local knowledge makes us a better partner for you.
Grand Rapids North to the Upper Peninsula
This is where we live, work, and close loans. We know the USDA eligible zones, the rural appraisal dynamics, the seasonal market patterns, and the specific financing challenges that come with building in Northern Michigan. We are not learning your market on your buyer's dime.
How the Builder Partnership Works
Simple process. No exclusivity requirement. We earn your business by performing on every transaction.
Reach Out
Fill out the form below or email us directly. We respond the same day.
Meet and Talk
We learn about your projects, your typical buyer profile, and what you need from a lending partner.
Send Us a Buyer
We handle the financing from pre-approval through closing and you see our process firsthand.
Build the Relationship
If we are a good fit, we become your preferred lender and a consistent part of your sales process.
Ready to Talk Builder Partnership?
Tell us about your projects and we will be in touch the same day. No pressure, no pitch. Just a real conversation about whether we are a good fit for each other.
Builder FAQ
A one-time close construction loan combines the construction financing and the permanent mortgage into a single loan with one application, one approval, and one closing. Your buyer locks their rate and qualifies once, and the loan automatically converts to permanent financing when construction is complete. They do not have to reapply or re-qualify at the end of the build, which eliminates one of the biggest risks in a construction transaction.
Not always. Land can often be purchased as part of the construction loan transaction, or existing land equity can be used toward the project. Each situation is different and we work through the specifics with your buyer early in the process so there are no surprises.
Draws are disbursed at predetermined stages of construction as work is completed and inspected. We work with you and your buyer to establish a draw schedule that matches your build timeline so you are never waiting on funds to keep the project moving. Clear communication throughout the process is a non-negotiable for us.
We offer construction-to-permanent financing across all four agency programs -- conventional, FHA, VA, and USDA -- depending on the buyer and property eligibility. Many Northern Michigan properties fall within USDA eligible areas, which opens zero-down construction financing to qualifying buyers. That is a significant advantage for builders in rural and semi-rural markets that most lenders are not actively using.
As early as possible -- ideally before they sign a build contract. Construction loan qualification is more involved than a standard purchase approval and the earlier we are in the conversation, the better we can protect your timeline. A buyer who gets pre-qualified before they commit to a build is a much lower-risk buyer for you.
No. We earn your business by performing. Send us a buyer and see how we handle the transaction. We are confident that once you see how we work, you will want to make us your preferred lender. But we are not asking for that commitment upfront.
Yes. Union Home Mortgage has a dedicated manufactured and new construction lending division and we have real experience with construction-to-permanent financing on manufactured and modular homes. This is a growing part of the Northern Michigan market and we are well positioned to serve it.
