Every program we offer.
Every market we serve.
Fourteen loan programs. Nineteen Michigan communities. You do not need to walk in knowing which program you need -- that is what we are here to figure out together. Start with a conversation and we will guide you to the right fit.
Kirby and Angie offer conventional, FHA, VA, USDA, jumbo, construction, second home, manufactured home, DSCR, physician, bank statement, investment property, MSHDA down payment assistance, and FHA repair escrow loans throughout Michigan. Primary offices in Traverse City and Manton. Licensed statewide. The right program depends on where you are buying, your credit profile, down payment, and how you intend to use the property -- and finding that fit is exactly what the free consultation is for.
You don't need to know the program.
That's what we're here for.
Most buyers come to us without knowing whether they need conventional, FHA, USDA, or something else entirely. That is completely normal -- and figuring that out together is exactly what a free mortgage consultation is for. The programs below are here for reference and for buyers who want to understand the landscape before we talk. City tags show where each program is most commonly used in Northern Michigan and beyond.
Conventional Loans
The standard program for primary residence buyers with solid credit and some down payment. As low as 3% down. PMI cancels at 20% equity. Available for primary, second home, and investment properties throughout Michigan.
FHA Loans
3.5% down with credit scores as low as 580. Flexible on credit history. The primary entry program for first-time buyers and buyers with limited down payment in Michigan's more affordable markets.
VA Loans
Zero down. No mortgage insurance. For eligible veterans and active service members. One of the strongest programs available at any price point for those who have served. Available throughout Michigan.
USDA Rural Development
100% financing for primary residence buyers in eligible rural areas who meet income limits. No down payment. Nearly all of Northern Michigan qualifies -- only 2.93% of Michigan's land area is USDA-ineligible. We verify every address.
Jumbo Loans
For loan amounts above the conventional conforming limit. Available in any Michigan market wherever the loan amount warrants it. Stronger credit requirements, larger down payments, and additional reserves required. Kirby handles the majority of jumbo volume on the team.
Construction Loans
One-time close construction-to-permanent financing. Covers the build phase and converts automatically at completion -- no second closing, no re-qualification. For buyers who want to build rather than buy existing.
Second Home Loans
For vacation or seasonal properties that will be used personally rather than rented as a primary investment. Specific occupancy requirements apply. Different rate pricing and qualification than primary or investment loans.
Manufactured Home Loans
FHA, VA, USDA, and conventional options depending on foundation type and title status. Manufactured homes are a meaningful share of Northern Michigan's rural housing stock. We assess each property individually.
MSHDA Down Payment Assistance
Michigan State Housing Development Authority MI 10K DPA -- up to $10,000 toward down payment and closing costs, available statewide. Recently reactivated through Union Home Mortgage. Available to qualifying buyers throughout Michigan.
DSCR Investment Loans
Qualify on the property's rental income -- not personal income. No W-2 or tax returns required. For self-employed investors, those with multiple properties, or any buyer where the income is the property. Short-term and long-term rental markets both served.
Physician Loans
100% financing to $1M. 95% to $1.75M. 90% to $2.5M. No PMI. Student loan debt excluded from qualification. Close up to 90 days before employment start date. MD, DO, DMD, DDS, DVM eligible.
Bank Statement Loans
12-24 months of bank statements instead of tax returns. For self-employed buyers whose taxable income does not reflect their actual cash flow. 660+ credit. To $1M. Primary, second home, and investment properties.
Investment Property Loans
Conventional financing for 1-4 unit non-owner-occupied properties. 15% down for single-family. 25% down for 2-4 units. Personal income qualification. Up to 10 financed properties. FHA house hacking (live in one unit) also available.
FHA Repair Escrow
Buy a property that needs repairs using FHA financing, with the repair cost held in escrow and completed after closing. For properties that don't quite meet FHA minimum property condition requirements as-is. Allows buyers to purchase with a realistic plan.
Every program, every market.
Every program we offer is available in every market we serve. The right fit depends on your situation, your property, and how you intend to use it -- not on which city you are buying in. Click any community to see local market data, pricing context, and the programs most active there.
Know your city? Start there.
Every city page has local market data, current pricing, and answers to the questions buyers in that community actually ask.
Kirby and Angie Mortgage Loan Team | Union Home Mortgage | NMLS #2229229 | Angie Anderson NMLS #1999286 | Kirby Slocum NMLS #680817 | Licensed in Michigan, Ohio, and Indiana | Equal Housing Lender. All loans subject to credit approval, income verification, and underwriting review. USDA eligibility subject to address verification and income limits -- most Northern Michigan addresses qualify; some dense urban areas may not. MSHDA MI 10K DPA available statewide subject to borrower income and purchase price limits. Second home and investment property loans subject to occupancy verification. Physician loan program terms subject to change. Information for educational purposes only and does not constitute a loan commitment or guarantee of financing.
