Home Loan Solutions With a Sharpe Game Plan
Buying, building, or refinancing is easier when you understand your options and who each loan type is really built for.
This page provides a clear overview of the most common programs we use with buyers, homeowners, and partners across the Triad and Southeast.
At any point, if you’d rather talk it through, our team is happy to walk you line‑by‑line through your choices.
Conventional Loans
What they are
Conventional loans are mortgages that aren’t backed by a government agency like FHA, VA, or USDA. They typically offer competitive terms and options with as little as 3% down for qualified buyers.
Who they’re for
- First‑time and repeat buyers with solid credit and stable income.
- Buyers who can bring some down payment and want flexibility in property type and terms.
- Homeowners looking to refinance into a straightforward, long‑term fixed rate.
FHA Loans
What they are
FHA loans are government‑backed mortgages designed to make homeownership more accessible, especially for buyers who need more flexibility with credit, down payment, or debt‑to‑income ratios.
Who they’re for
- First‑time buyers who don’t have a large down payment saved.
- Borrowers with credit challenges who still have strong overall repayment ability.
- Buyers who value a more forgiving guideline structure over the absolute lowest down payment.
VA Loans
What they are
VA loans are government‑backed mortgages available to eligible veterans, active‑duty service members, and some surviving spouses. They often allow no down payment, no monthly mortgage insurance, and flexible guidelines.
Who they’re for
- Eligible veterans and active‑duty service members purchasing a primary residence.
- Military families who want to minimize upfront costs and monthly payments.
- VA homeowners looking to refinance with streamlined options.
USDA Loans
What they are
USDA loans are government‑backed mortgages designed to promote homeownership in eligible rural and some suburban areas. Many allow zero down payment, with income and location limits.
Who they’re for
- Buyers comfortable living in eligible rural or small‑town areas.
- Households that meet USDA income limits and want to minimize upfront cash.
- First‑time buyers who want to explore zero‑down options outside city centers.
Jumbo Loans
What they are
Jumbo loans finance homes that exceed standard conforming loan limits. They require more detailed underwriting and are tailored to higher price points and more complex financial pictures.
Who they’re for
- Buyers purchasing higher‑priced homes above conforming limits.
- Households with strong income, assets, and credit who want to keep one loan instead of stacking seconds.
- Homeowners refinancing larger existing mortgages.
Adjustable‑Rate Mortgages (ARMs)
What they are
Adjustable‑rate mortgages (ARMs) offer an initial fixed‑rate period (for example, 5, 7, or 10 years), after which the rate can adjust at set intervals based on a market index and margin.
Who they’re for
- Buyers who expect to move or refinance within the initial fixed period.
- Households comfortable budgeting for potential rate changes later.
- Borrowers who want to explore lower initial payments with a clear strategy for the adjustment period.
Construction & Renovation Loans
What they are
Construction and renovation loans are designed to finance the construction of a new home or the significant improvement of an existing one. They often combine land, construction, and permanent financing, with funds released in stages (draws) as work is completed.
Who they’re for
- Buyers who want to build a custom home instead of buying resale.
- Homeowners planning major renovations, additions, or structural updates.
- Clients working with a builder who need a lender experienced in timelines, inspections, and draw schedules.
Physician & Professional Mortgage Programs
What they are
These specialized programs are tailored to medical professionals (and in some cases other high‑earning professionals) who may have high future income but limited savings or higher debt from schooling.
Who they’re for
- Physicians, residents, and certain other professionals early in their careers.
- Borrowers with strong earning potential and higher student loan balances.
- Clients who want to buy sooner, even before their full income history is on paper.
NC Housing Finance Agency (NCHFA) Down Payment Assistance
What they are
The North Carolina Housing Finance Agency (NCHFA) offers programs that can help eligible homebuyers with their down payment and closing costs when they use an approved NC Home Advantage Mortgage. These programs provide assistance as a 0% deferred second mortgage that is gradually forgiven over time if you stay in the home.
Who they’re for
- First‑time homebuyers and qualifying move‑up buyers purchasing in North Carolina.
- Military veterans and buyers who meet NCHFA income, credit, and purchase price limits.
- Homebuyers who are comfortable making the home their primary residence and plan to stay long enough to benefit from the forgiveness schedule.
Key NCHFA options include
How we help
Sharpe Mortgage Team is experienced in working with NCHFA programs and NC Home Advantage Mortgage options.
We’ll:
- Check whether your income, credit, and target price range fit current NCHFA guidelines.
- Explain how the assistance works alongside your main mortgage.
- Help you compare “with assistance” vs. “without assistance” scenarios so you can decide what’s best for you.
**Exact eligibility, income limits, purchase price caps, and assistance amounts are set by NCHFA and can change. We’ll help you review the current guidelines and see whether these options fit your situation.
Refinance Options
What they are
Refinancing replaces your existing mortgage with a new one—potentially with a different rate, term, or loan type. It can be used to improve cash flow, change your payoff timeline, or access home equity.
Who they’re for
- Homeowners who want to adjust their monthly payment or loan term.
- Clients looking to tap equity for renovations, debt consolidation, or other goals.
- Borrowers shifting from an ARM to a fixed‑rate, or between loan programs as life changes.
Home Equity Lines of Credit (HELOCs)
What they are
A home equity line of credit (HELOC) is a revolving line of credit secured by your home’s equity. Instead of receiving one lump sum, you get a flexible credit line you can draw from as needed during a set draw period, and you only pay interest on what you use.
Who they’re for
- Homeowners with available equity who want flexible access to funds over time.
- Clients planning projects like renovations, education costs, or consolidating other debt.
- Borrowers who want to keep their existing first mortgage in place and add a separate line of credit for specific needs.
Not Sure Which Loan Fits You?
It’s completely normal not to know your “perfect” loan type yet. Our job is to listen to your goals, look at the full picture—income, credit, down payment, timelines—and walk you through a Sharpe game plan that makes sense for you.
