— HOME PURCHASE LOANS
Home Purchase
Loan Programs
A structured overview of mortgage programs available for primary residences, second homes, and eligible investment properties across all markets where Pacific Home Loans is licensed.
— ABOUT HOME PURCHASE LOANS
Home Purchase Financing with
Pacific Home Loans
Pacific Home Loans offers purchase loan solutions spanning the full spectrum of residential mortgage financing — from conventional conforming programs for straightforward acquisitions to government-backed options, high-balance and jumbo financing, alternative documentation programs for non-traditional income profiles, and specialty solutions for resort properties, non-warrantable condominiums, and complex investment scenarios.
This page provides a structured overview of the major program categories available through Pacific Home Loans, with links to dedicated program pages for detailed qualification requirements, program-specific guidelines, and loan limit information. Program availability is consistent across all licensed states, with specific loan limits, market conditions, and property eligibility factors varying by location.
For buyers who are ready to begin: the most efficient first step is a strategy consultation with a loan officer who can review the full financial picture, identify the appropriate program, and establish a pre-approval before the property search begins.
— AGENCY AND GOVERNMENT-BACKED PROGRAMS
Agency & Government-Backed
Purchase Loan Programs
Agency loans are mortgages originated in conformance with the guidelines established by Fannie Mae, Freddie Mac, or Ginnie Mae — the federal agencies and government-sponsored enterprises that purchase or guarantee residential mortgages in the secondary market. Because these loans meet defined standards, they are available at competitive rates and carry the broadest applicability across borrower profiles and property types.
Conventional Conforming Loans
Conventional conforming loans meet the qualification guidelines established by Fannie Mae and Freddie Mac and fall within the applicable county conforming loan limits. They are available for primary residences, qualifying second homes, and eligible investment properties in fixed-rate and adjustable-rate structures. Down payment requirements vary by occupancy type and borrower profile, with options starting as low as 3% for eligible primary residence buyers through programs such as HomeReady® and Home Possible®.
→ Buying a Home
→ Fixed Rate Mortgage
→ Adjustable Rate Mortgage
FHA Loans
FHA loans are insured by the Federal Housing Administration and are designed to provide accessible financing for eligible primary residence buyers. They offer down payments as low as 3.5%, more accommodating credit guidelines than conventional programs, and higher allowable debt-to-income ratios — making them well-suited for buyers earlier in their financial journey or returning from a prior credit setback.
→ FHA Loan
→ FHA 203(k) Renovation Loan
VA Loans
VA loans are available to eligible veterans, active-duty service members, National Guard and Reserve members, and qualifying surviving spouses. Eligible borrowers with full entitlement may finance 100% of the purchase price with no down payment required and no monthly mortgage insurance. VA financing consistently provides some of the most competitive terms available to eligible buyers.
→ VA Loan
→ VA Renovation Loan
First-Time Homebuyer Programs
HomeReady® (Fannie Mae) and Home Possible® (Freddie Mac) are income-based conventional programs offering 3% down payment options, flexible income treatment, and reduced mortgage insurance for eligible borrowers. Both programs require completion of an approved homebuyer education course and are available to first-time and repeat buyers who meet applicable income eligibility thresholds.
→ First-Time Homebuyer Loan Programs
→ HomeReady® Loan
→ Home Possible® Loan
→ Mortgage Credit Certificate
— LOAN LIMITS
2026 Conforming and
FHA Loan Limits
Conforming loan limits are established annually by the Federal Housing Finance Agency (FHFA) and define the maximum loan amount eligible for purchase by Fannie Mae and Freddie Mac. Loan amounts above these limits require jumbo financing. Limits vary by county and are adjusted in high-cost markets to reflect elevated home values.
2026 Hawaii Conforming Loan Limits
Honolulu, Kauai, Hawaii (Big Island)
1-Unit Property: $1,299,500
2 Unit Property: $1,663,950
3 Unit Property: $2,011,600
4 Unit Property: $2,500,300
Maui & Kalawao Counties
1-Unit Property: $1,249,125
2 Unit Property: $1,599,650
3 Unit Property: $1,934,150
4 Unit Property: $2,403,350
Standard Conforming Loan Limits
Baseline (Most U.S. Counties)
1-Unit Property: $832,750
2 Unit Property: $1,066,650
3 Unit Property: $1,289,150
4 Unit Property: $1,601,750
High-Cost Areas
1-Unit Property: $1,249,125
2 Unit Property: $1,599,650
3 Unit Property: $1,934,150
4 Unit Property: $2,403,350
FHA Loan Limits
FHA loan limits vary by county and are updated annually by the U.S. Department of Housing and Urban Development (HUD). For 2026, the FHA floor (which applies to most lower-cost areas) is $524,225 for a single-family home, while the ceiling in high-cost areas reaches $1,209,750. To find the exact FHA loan limit for your county, visit HUD’s official loan limit lookup tool at entp.hud.gov/idapp/html/hicostlook.cfm, where you can search by state, county, or metropolitan area.
VA Loan Limits in Hawaii
VA loan limits are not one-size-fits-all – they are based on each individual veteran’s available entitlement and the conforming loan limit of the county where they are purchasing. Veterans with full entitlement may be able to purchase a home with zero down payment and no loan limit, while those with partial entitlement may have limits tied to the local county conforming loan limit.
To learn more about your VA entitlement and how it applies to your home purchase, speak with one of our VA loan specialists – we’re honored to serve those who have served and are here to help you maximize your VA benefit.
Jumbo & High-Value Loan Programs
When loan amounts exceed conforming limits, jumbo financing may apply. Jumbo loans are an excellent financing option for buyers purchasing in higher-priced markets, and our team at Pacific Home Loans has the experience and expertise to guide you through the process. Whether you’re buying a luxury home, investing in a high-cost market, or simply need financing above the conforming limit, we’re here to help you find the right jumbo loan solution for your unique situation.
Portfolio & Specialty Loan Programs
When a loan scenario does not fit within standard agency guidelines, alternative solutions may be available, including portfolio-backed lending, non-warrantable condominium financing, and structured solutions for higher-value transactions. Pacific Home Loans offers portfolio loan options up to $30 million, giving our clients the purchasing power they need to secure high-value properties across any market.
— JUMBO AND HIGH-VALUE FINANCING
Jumbo and High-Value
Purchase Loan Program
When the required loan amount exceeds the applicable conforming loan limit for the subject property’s county, jumbo financing applies. Jumbo loans are underwritten outside agency guidelines and are available through conventional jumbo, VA jumbo, Non-QM jumbo, and portfolio structures depending on the borrower profile and transaction characteristics.
Jumbo financing is applicable across a significant portion of the markets in which Pacific Home Loans operates – including high-value coastal markets, mountain resort communities, and urban areas where median property values routinely approach or exceed conforming limits.
→ Jumbo Loans
→ Portfolio Loans & Flexible Financing Solutions
— OCCUPANCY CATEGORIES
Purchase Financing by
Occupancy Type
Primary Residence
The broadest range of programs is available for primary residence purchases — conventional conforming, FHA, VA, HomeReady®, Home Possible®, jumbo, Non-QM, and portfolio solutions. Down payment requirements begin as low as 3% for eligible conventional borrowers, 3.5% for FHA, and zero for eligible VA borrowers.
→ First-Time Homebuyer Loan Programs
→ Buying a Home
Second Homes
Conventional second home programs are available subject to occupancy guidelines and enhanced down payment and reserve requirements compared to primary residence financing. Jumbo second home financing is available for properties exceeding conforming limits. HomeStyle® Renovation Loan is available for second home acquisitions requiring renovation financing.
Investment Properties
Conventional investment property programs, DSCR qualification, bank statement and Non-QM programs, and portfolio solutions are all available for eligible investment property acquisitions. Down payment requirements and reserve standards are higher for investment properties than for primary residences, and specific debt-to-income treatment varies by program.
— SPECIALTY AND COMPLEX SCENARIOS
Specialty Purchase
Loan Programs
Condominium and Resort Property Financing
Condominium purchases involve project-level review in addition to borrower qualification. Warrantability, HOA financial standing, owner-occupancy ratios, and short-term rental activity all affect program eligibility. For resort-designated, condotel-classified, or non-warrantable projects, PrimeResort™ provides dedicated financing solutions.
→ Buying a Condo
→ Condo Loan Programs
→ PrimeResort™ Condo Financing
Renovation and Construction Financing
For buyers purchasing properties that require renovation, or acquiring land for ground-up construction, renovation and construction loan programs combine the acquisition and improvement financing in a single loan structure.
→ HomeStyle® Renovation Loan
→ FHA 203(k) Renovation Loan
→ VA Renovation Loan
→ Construction-to-Permanent Loan
→ Land Loan Financing
Alternative Documentation and Non-QM Programs
For borrowers whose income structure does not conform to standard agency documentation requirements – self-employed, commission-based, investor, or otherwise non-traditional – Non-QM programs provide structured qualification pathways including bank statement analysis, 1099 income qualification, asset-based lending, DSCR for investment properties, foreign national programs, and ITIN financing.
Portfolio Financing
For high-value transactions, complex financial profiles, time-sensitive acquisitions, and scenarios requiring structuring flexibility beyond what any agency or Non-QM program can accommodate, portfolio lending provides in-house capital with loan amounts available up to $30,000,000.
— SELECTING A PROGRAM
Selecting the Appropriate
Purchase Loan Program
Program selection is determined by the intersection of four primary factors: borrower financial profile, intended occupancy, property type and classification, and loan amount relative to applicable conforming limits. For most buyers, the program landscape narrows significantly once these factors are defined – and the appropriate starting point becomes clear.
The variables that most frequently affect program availability or create unexpected complexity in a purchase transaction include:
Income Documentation Structure
Standard W-2 income opens the full range of agency programs. Self-employment, variable income, significant business ownership, or equity-based compensation may require Non-QM qualification methodology regardless of the borrower’s overall financial capacity.
Property Type and Classification
Single-family homes present the most straightforward financing path. Condominiums introduce project eligibility as a parallel requirement. Resort-designated properties, condotels, and non-warrantable projects narrow the available program options significantly and require early identification.
Loan Amount Relative to Conforming Limits
Transactions within conforming limits have the broadest program access. Loan amounts exceeding county limits require jumbo underwriting, with qualification standards, reserve requirements, and documentation expectations that differ materially from conforming transactions.
Intended Use
Primary residence purchases carry the most favorable program terms across all categories. Second home and investment property transactions involve higher down payment thresholds, expanded reserve requirements, and in some cases limited program availability compared to owner-occupied primary residence financing.
Pacific Home Loans evaluates each transaction across the full program platform before a program recommendation is made. The objective is to identify the financing structure that most accurately reflects the borrower’s capacity and produces the most appropriate terms – not to default to the most accessible option.
