Lending
Home Purchase Loans in the Sacramento Region
Loans for buying a home, shopped across a network of approved lenders and planned alongside the offer.
Talk to Maggie directly: cell (916) 549-3131 (text or call) · maggie@loveyoursurroundings.coMaggie B. Hopkins, NMLS #349517 · Surroundings NMLS #2528307
What is a purchase loan, and how does a broker shop it?
A purchase loan is the mortgage you use to buy a home. The loan type, the rate and the costs depend on the home and your down payment. They also depend on your income and credit. As a mortgage broker, Maggie B. Hopkins compares what several approved lenders will offer for that same purchase. You choose from real options instead of one bank's menu.
At Surroundings, the loan and the offer can come from one team. That convenience matters most when a seller is weighing your offer against others. A clear approval from someone who has read your file carries weight. You're also free to use any lender you like.
Which loan types are there for buying a home?
Most purchases in the Sacramento region use one of four loan types:
- Conventional loans follow rules set by Fannie Mae and Freddie Mac. The Federal Housing Finance Agency (FHFA) announced on November 25, 2025 that the 2026 baseline conforming loan limit for a one-unit home is $832,750 in most of the country. Some higher-cost counties have higher limits, so we check the county your home is in.
- FHA loans are insured by the Federal Housing Administration. The CFPB notes (page last reviewed February 2, 2024) that the standards to qualify are generally more flexible than for conventional loans. It adds that the cost of the mortgage insurance is passed along to the homeowner.
- VA loans are backed by the Department of Veterans Affairs for eligible borrowers. See our VA loan page for how entitlement and the funding fee work.
- Jumbo loans are for loan amounts above the conforming limit. Their rules vary from lender to lender, which is one reason it helps to compare several.
Which one fits depends on your down payment, the home and how long you plan to keep it. We lay out the options that apply to you side by side.
How much should you put down?
The right down payment is the one that leaves you a comfortable cushion after closing. A bigger down payment can lower your monthly cost. A smaller one keeps more cash in the bank for moving, repairs and the first year of ownership.
We show you both sides of that choice in dollars. For each down payment you're considering, you can see the cash needed to close and the monthly payment with property tax and insurance included. You can test the same ideas yourself with our mortgage calculator and our Sacramento property tax calculator.
If you're buying your first home, our first-time buyer loan page covers state down payment help and homebuyer education.
Why does a full review matter before you make an offer?
A full review of your income, assets and credit before you shop tells you what you can afford. It also lets your offer show a seller that a person has checked the financing.
Getting reviewed early also catches problems while there's time to fix them. A credit report error, a gap in income documents or a large deposit that needs a paper trail are all better sorted out before you're in contract. Once you're in contract, every day counts.
When you're ready to write offers, the approval letter is matched to each home. The loan amount, the down payment and the closing date line up with the offer itself. That's where having the real estate side and the loan side talking every day pays off.
What happens between the offer and closing?
Once your offer is accepted, the loan moves through a set order:
- Loan Estimate. The CFPB says (page last modified August 14, 2024) a lender must provide a Loan Estimate within three business days of your application. It shows the estimated rate, monthly payment and closing costs.
- Inspection and appraisal. Your inspection tells you about the home's condition. The appraisal tells the lender what the home supports. If either one surprises you, we talk through your choices on price, repairs and the loan at the same time.
- Underwriting. The lender reviews your file and may ask for updated documents. Answering fast keeps the closing date on track.
- Clear to close and signing. You review your final figures before you sign. Then the loan funds and the home is yours.
Our page on how buying works walks through the real estate side of the same timeline.
Who helps you find and negotiate the home?
Maggie is a licensed real estate broker as well as a mortgage broker. Rachel Dee Minyard, a REALTOR® and the team's Creative Director, helps with the search, the offer and the negotiation while the loan is being built. You get one team that knows both halves of your purchase.
If you already have an agent you like, that's fine too. We can arrange your loan and work with your agent.
Our first-time buyer guide and city pages for Sacramento, Roseville and Elk Grove help you narrow down where to look.
How do you start a purchase loan?
Fill out the loan options form with what you're planning and when. Maggie will look at it and get back to you within 2 hours. You can also call Maggie's cell at (916) 549-3131 or send us a note.
Have these handy for a first look: recent pay stubs, the last two years of W-2s or tax returns, and recent bank statements. We'll tell you if your situation needs anything more.
Frequently Asked Questions
What is the 2026 conforming loan limit?
The FHFA announced on November 25, 2025 that the 2026 baseline limit for a one-unit home is $832,750 in most of the country. Some higher-cost counties have higher limits, so check the county your home is in.
Do I have to use your lending if you're my real estate agent?
No. You can use any lender you like. We'd like the chance to quote your loan so you can compare it, and the choice is always yours.
What is an FHA loan?
An FHA loan is a mortgage insured by the Federal Housing Administration. The CFPB says its qualifying standards are generally more flexible than for conventional loans, and the borrower pays for the mortgage insurance.
How long does a purchase loan take to close?
It depends on the loan type, the appraisal and how fast documents come in. We set the closing date in your offer to match what your loan needs and keep everyone on that schedule.
Can I compare your Loan Estimate with another lender's?
Yes, and we encourage it. Every lender uses the same Loan Estimate form, so you can line up the rate, closing costs and cash to close for the same loan amount.
What if the appraisal comes in below the price?
You have choices. You can renegotiate the price, cover the difference with cash, change the loan structure or use your contract rights. We look at the contract and the loan together so you see each option in dollars.
Talk to Maggie directly: cell (916) 549-3131 (text or call) · maggie@loveyoursurroundings.coMaggie B. Hopkins, NMLS #349517 · Surroundings NMLS #2528307
Loans are arranged through Maggie B. Hopkins, NMLS #349517 · Surroundings NMLS #2528307. This is not a commitment to lend. All loans subject to credit approval and property qualification. Equal Housing Lender.
More in loans for buying a home
Ready to make your move with Surroundings?