Home Loans
Every Tomo Mortgage loan, in one place
Whichever one fits, you get the same two things: a real rate before you apply, and $0 in lender fees.
$0
no origination, processing or underwriting fees on purchase and refi mortgages
~0.25%
lower than the industry average rate
98%
on-time closing, against a 40% industry average
Home loan options we offer
30-Year Fixed Mortgage
The most common way to buy. A lower monthly payment spread over 360 payments, with a rate that never changes. PMI comes off once you reach 20% equity.
Min credit — 620 · Min down — 3%
Learn more15-Year Fixed Mortgage
Own your home in half the time. 15-year rates run lower than 30-year, so more of every payment goes to principal and you hit 20% equity sooner.
Min credit — 620 · Min down — 5%
Learn moreFHA Loan
Government-backed, so the credit bar is lower and so is the down payment. Mortgage insurance lasts the life of the loan with less than 10% down, or 11 years with 10%+. FHA appraisals are stricter.
Min credit — 580 · Min down — 3.5%
Learn moreVA Loan
0% down, no monthly mortgage insurance, and a benefit you can use more than once. Primary residences only, and you’ll need a Certificate of Eligibility.
Min credit — No VA minimum · Min down — 0%
Learn moreJumbo Loan
For purchases above the conforming limit — $832,750 in most counties in 2026. Tomo Mortgage finances up to $3 million, usually with no PMI.
Min credit — 700 · Min down — 10–20%
Learn moreRefinance
Lower your rate, shorten your term, drop PMI, or take cash out of the equity you’ve built. Rate-and-term and cash-out, both with $0 lender fees.
Min credit — 620 · Closes in as little as 12 days
Learn moreHELOC
Get cash from your home equity and keep the rate on your current mortgage. Borrow $25,000 to $750,000, usually with no appraisal, and get funded in as few as 5 days.
Min credit — 600 · Funds in as few as 5 days
Learn moreKnow your number before you shop
The affordability calculator gives you a price range, and pre-approval takes minutes once your accounts are synced.
Frequently asked home loan questions
Tomo Mortgage offers 30- and 15-year fixed conventional loans, FHA, VA and jumbo loans for buying a home, plus rate-and-term and cash-out refinancing and HELOC. The right fit depends mostly on your credit score, your down payment, and whether you've served in the military. Conventional loans offer the most flexibility at 620 and up. FHA loans have a lower credit bar. VA loans need 0% down if you're eligible. Jumbo loans cover prices above the conforming limit.
Not on purchase or refinance mortgages. Every Tomo Mortgage purchase and refinance loan comes with $0 in lender fees: no origination, processing or underwriting fees, guaranteed. You'll still pay closing costs that don't come from us, such as the appraisal, title insurance and government recording fees, plus prepaid interest, property taxes and homeowners insurance. Discount points are optional and only apply if you choose to buy down your rate.
Government-backed loans also carry program fees, like FHA's upfront mortgage insurance premium or the VA funding fee.
620 for conventional, 580 for FHA and 700 for jumbo. VA has no set minimum, though most lenders including Tomo Mortgage look for 580–620. Higher scores unlock better pricing on every product.
Minimum down payments at Tomo Mortgage start at 0% for VA loans. A 30-year conventional loan needs 3% for first-time buyers (5% if you've owned before), FHA needs 3.5%, a 15-year loan needs 5%, and jumbo needs 10–20%. Your exact requirement depends on your credit score, loan amount, property type and occupancy.
As little as 12 days on conventional purchases and refinances, and as little as 25 days on VA loans. The industry average is 45 days.
A rate-and-term refinance replaces your mortgage with a new rate, a new term, or both, without changing how much you owe. Homeowners use it to lower their payment, pay off the loan faster, or drop PMI. A cash-out refinance replaces your mortgage with a larger loan and pays you the difference in cash. Conventional cash-out loans typically go up to 80% of your home's value, and VA cash-out goes up to 90%. Both come with $0 lender fees.
