Tustin & LeRoy Mortgage Lender.
Two small villages on the 131 corridor between Cadillac and Reed City. Buyers here usually want a country lot, a reasonable commute, and a payment that makes sense. We do USDA, FHA, manufactured homes on owned land, and land and construction loans every week out of our Manton office, and we answer the phone on Saturdays.
Kirby and Angie are Union Home Mortgage loan officers based in Manton who serve Tustin, LeRoy, and the rest of Osceola County. For Tustin and LeRoy buyers they typically handle USDA zero-down loans on eligible rural addresses, FHA and conventional loans for commuters, manufactured homes on owned land, and construction-to-permanent loans, with no origination fee on standard transactions.
Country living with a reasonable commute.
Tustin and LeRoy are small villages in northern Osceola County along the US-131 corridor, close enough to work in Cadillac, Reed City, or Big Rapids and far enough out to have room. Inland lakes, state land, and acreage are a big part of the appeal.
The homes around here tend to be rural, on wells and septic, and sometimes manufactured. That is all financeable. It just takes a lender who checks the property before you make an offer, not after.
USDA zero down on rural addresses
Many addresses around Tustin and LeRoy qualify for USDA Rural Development financing, which means no down payment for households under the income limits. Eligibility is set by address and the map changes, so we check every property. Starting December 1, 2026, Union Home Mortgage is also one of six lenders in USDA's Delegated Authority pilot, designed to remove a separate USDA review step before closing on eligible loans.
Commuters on the 131 corridor
A lot of buyers here work in Cadillac, Reed City, or Big Rapids. If your income is steady W-2 work, conventional and FHA loans are straightforward. Conventional needs at least 5% down, and PMI can come off as you build equity. FHA needs 3.5% down and is more flexible on credit history.
Manufactured homes on your own land
When the home sits on land you own, FHA, VA, USDA, and conventional financing may all be options, single-wide or double-wide, for purchase or refinance. The home needs to be built on or after June 15, 1976, and foundation and title status matter. We do not finance homes in parks or on leased land. More on our manufactured home loans page.
Buying land and building
If you want a few acres and a new house, a construction-to-permanent loan can cover the land, the build, and your long-term mortgage with one closing. FHA, VA, USDA, and conventional versions exist. Your builder has to be approved before closing, so bring them in early.
Seasonal and trade income
Construction, logging, plowing, and resort work all show up on applications here. Seasonal income typically counts when there is about a two-year history of the same kind of work, and the slow months get averaged in rather than ignored. Bring two years of W-2s or tax returns and we can tell you where you stand.
Wells, septic, and private roads
Most homes out here run on a private well and septic. Depending on the loan program, the lender may require a water test or other inspections, and private or seasonal road access can matter. Not a dealbreaker, just something to put on the list early.
What works for Tustin & LeRoy buyers.
All loans are subject to credit approval and underwriting. Here is the short version, and where to read more.
USDA Rural Development
No down payment for eligible rural addresses and households under the income limits.
USDA LoansManufactured Homes
Single-wide and double-wide on land you own, built on or after June 15, 1976.
Manufactured Home LoansVA
Zero down and no monthly mortgage insurance for eligible veterans and service members.
VA LoansTustin & LeRoy mortgage questions.
Yes. Kirby and Angie work out of a Union Home Mortgage office at 113 W Main St in Manton and serve Tustin, LeRoy, Cadillac, Reed City, Marion, and the rest of Osceola County.
Many addresses around Tustin and LeRoy qualify for USDA Rural Development financing. Eligibility depends on the property address and your household income, so we check every address against the current USDA map before you count on it.
Typically yes, when the home sits on land you own. FHA, VA, USDA, and conventional options may be available for single-wide and double-wide homes built on or after June 15, 1976, depending on foundation and title. We do not finance homes in parks or on leased land.
Often, yes. A construction-to-permanent loan can cover the land, the build, and the long-term mortgage with one closing. FHA, VA, USDA, and conventional versions exist, and the builder has to be approved.
Usually, if the income is consistent over time. Lenders typically want about a two-year history of the same kind of seasonal work, and the slow months are averaged in rather than ignored.
Not on standard transactions. You still have normal third-party closing costs like appraisal, title, and recording, plus prepaids for taxes and insurance. We break those out on your Loan Estimate so you can see exactly what is what.
Buying around Tustin & LeRoy?
Tell us about the house, the land, or the commute. We will tell you which loan actually fits, seven days a week.
