10 Types of Mortgage Loans Explained
As you shop for a home loan, it can be overwhelming to choose a mortgage that provides you the best value, is within your reach and serves your long-term homeownership needs. Below, we summarize the key features of 10 types of mortgage loans to help you find your best fit.
1. Conventional loans
A conventional loan is any mortgage that isn’t backed by the federal government. Conventional loans have higher minimum credit score requirements than other loan types — typically 620 — and are harder to qualify for than government-backed mortgages. Borrowers who make less than a 20% down payment are typically required to pay private mortgage insurance (PMI) on this type of mortgage loan.
The most common type of conventional mortgage is a conforming loan. It adheres to Fannie Mae and Freddie Mac guidelines and have loan limits, which often change annually to adjust for home price increases. The 2025 conforming loan limit is $806,500 for a single-family home in most of the U.S.
Key features:
- Minimum 620 credit score
- Borrowers must provide in-depth income, employment, credit, asset and debt documentation for approval
- PMI required for a down payment below 20%
| Pros | Cons |
|---|---|
Can be used for a wide variety of purchases, from a primary residence to an investment property You can get rid of PMI once you reach 20% equity | Must have at least a 3% down payment You must pay PMI if you put down less than 20% |
Ideal for: Borrowers with a steady income and employment history, strong credit and at least a 3% down payment.
2. Fixed-rate mortgages
A fixed-rate mortgage is exactly what it sounds like: a home loan with a mortgage interest rate that stays the same for the entire loan term. The rate included on your closing disclosure is the same rate you’ll have for the length of your repayment term, unless you refinance your mortgage.
Two common fixed-rate options are 15- and 30-year mortgages. Unlike some other types of mortgage loans that have variable rates, fixed-rate loans offer more stability and predictability to help you better budget for housing costs.
Key features:
- Include a fixed interest rate that won’t change over the life of the loan
- Usually come in repayment terms of five-year increments, though some lenders let you pick from custom loan terms
| Pros | Cons |
|---|---|
Your monthly principal and interest payments won’t change because your interest rate won’t change | Longer term lengths mean paying more interest overall Interest rates are initially higher than adjustable-rate mortgages (ARMs) |
Ideal for: Borrowers who prefer stable principal and interest payments on their mortgage.
3. Adjustable-rate mortgages
An adjustable-rate mortgage (ARM) is a type of mortgage loan that has a variable interest rate. Instead of staying fixed, it fluctuates over the repayment term. One popular ARM option is the 5/1 ARM, which is considered a hybrid mortgage because it has both a fixed-rate period and a period when the rate adjusts on a recurring basis.
With a 5/1 ARM, the interest rate is fixed for the first five years and then adjusts annually for the remainder of the loan term. ARMs usually start off with lower rates than fixed-rate loans but can go as high as 5 percentage points above the fixed rate when they adjust for the first time.
Key features:
- Include a variable rate, which can change based on market conditions
- May begin with a mortgage rate that is lower than fixed-rate loans
- Come with a lifetime adjustment cap, which often means the variable rate can’t jump by more than 5 percentage points over the life of the loan
| Pros | Cons |
|---|---|
Monthly payments may be more affordable during the temporary fixed-rate period than a standard fixed-rate loan Can help you pay significantly less in interest over the life of the loan | A riskier loan option because you don’t know exactly what payment amounts you're signing up for If you have a plan to refinance or sell before the loan adjusts, you may be in trouble if the home’s value falls or the market takes a downturn |
Ideal for: Borrowers who plan to move or refinance before the fixed-rate period on their loan ends.
4. High-balance loans
A high-balance loan is another type of conventional loan. In a nutshell, it’s a loan with a balance that exceeds the standard conforming loan limit — however, it’s still considered a conforming loan because it stays within the loan limit that the Federal Housing Finance Agency (FHFA) has set for high-cost areas.
The high-balance loan limit for single-family homes in 2025 is $1,209,750, which is 150% of the standard loan limit mentioned above.
Key features:
- Adhere to Fannie Mae and Freddie Mac guidelines
- Allow for higher loan amounts than the standard conforming loan limits set out for most areas
| Pros | Cons |
|---|---|
Puts conforming loans in reach for borrowers buying in especially expensive markets Often offers lower interest rates and down payment requirements than jumbo loans | May have higher interest rates than a typical conventional loan Under Fannie Mae guidelines, every co-borrower on a loan has to have a credit score You won’t be able to use Fannie Mae’s 3% down payment loan options Can only be used in designated locations |
Ideal for: Borrowers who want a conventional loan in an area where home prices are higher than average.
5. Jumbo mortgages
A jumbo mortgage is a larger conventional loan, typically used to buy a luxury home. Jumbo loan amounts exceed all conforming loan limits and often require a large down payment of at least 20%.
Jumbo loans differ from high-balance conforming loans, in that jumbo loans don’t conform to the guidelines set by Fannie Mae and Freddie Mac. You may also qualify to borrow more with a jumbo loan than a high-balance loan — perhaps $1 million or more — if you’re eligible.
In recent years, jumbo mortgage rates haven’t been significantly higher or lower on average when compared with conforming conventional loans.
Key features:
- Allow for large loan amounts, even if they exceed the limits for conforming loans
- Have stricter credit score and down payment requirements than conforming loans
| Pros | Cons |
|---|---|
Can be used for a wide range of property types Interest rates are similar to conforming conventional loan rates | A larger down payment is required if you want to use it for a second home or investment property Require high credit scores (typically 680 to 700 and above) |
Ideal for: Borrowers who need a mortgage that exceeds conforming loan limits.
6. FHA loans
The Federal Housing Administration (FHA) backs these types of mortgage loans, which cater to borrowers with credit blemishes and limited down payment funds. You can qualify for an FHA loan with a 580 credit score and a minimum 3.5% down payment. If your score is between 500 and 579, you’ll need a 10% down payment. In 2025, the FHA loan limit in most U.S. counties is set at $524,225 for single-family homes. In high-cost areas, the FHA loan limit is $1,209,750.
FHA loans have mandatory mortgage insurance premiums. If you put down less than 10%, you’ll pay FHA mortgage insurance for the life of your loan — unless you refinance into a conventional loan after building at least 20% equity. Otherwise, you’ll only pay it for 11 years with a 10% down payment.
Key features:
- Require just a 580 credit score to qualify for the minimum down payment amount
- Include a mortgage insurance premium requirement for most borrowers
- The ability to buy a multifamily property (maximum of four units) as a primary residence with just 3.5% down and at least a 580 score
| Pros | Cons |
|---|---|
Available to first-time and repeat buyers No income limits Easier to qualify for than conventional loans | You must live in the property, even if you rent out other units Loan limits are lower than what some conventional loans can offer You'll pay mortgage insurance premiums |
Ideal for: First-time homebuyers or any borrower with lower credit scores and access to minimal down payment savings.
7. VA loans
Military service members, veterans and eligible spouses may qualify for a loan backed by the U.S. Department of Veterans Affairs (VA).
In the vast majority of cases, VA loans don’t require a down payment. While the VA doesn’t have a minimum credit score requirement, VA lenders may expect to see a minimum 620 credit score. In addition, the VA no longer has loan limits for borrowers with full VA loan entitlement (typically those who have never used their VA loan benefits or have paid their existing VA loans in full).
Key features:
- Provide opportunities for military members, veterans and eligible spouses to buy a home
- Don’t require a down payment in most cases
| Pros | Cons |
|---|---|
No income or loan limits No mortgage insurance requirement Competitive interest rates Offers loans for buying, building or renovating a home or buying a manufactured home | Must pay a VA funding fee Must use VA-approved appraisers and, if building a custom home, VA-approved builders |
Ideal for: Qualified military borrowers who need a no-down-payment loan option.
8. USDA loans
The U.S. Department of Agriculture (USDA) guarantees USDA loans provided to low- and moderate-income buyers looking to purchase homes in designated rural areas. Down payments and mortgage insurance aren’t required for these types of home loans, but there are income limitations.
Key features:
- Cater to borrowers interested in buying homes in USDA-designated rural areas
- Don’t require a down payment or mortgage insurance
| Pros | Cons |
|---|---|
Available for a wide range of home types, ranging from single-family homes to condos, modular and manufactured homes No down payment No mortgage insurance | Some USDA loans have limitations on property square footage and what amenities the home can have The home must be your primary residence Must pay an annual guarantee fee |
Ideal for: Borrowers with a modest income looking for a 0%-down-payment loan.
9. Second mortgages: Home equity loans and HELOCs
A second mortgage is a different type of mortgage loan that allows you to borrow against the equity you’ve built in your home over time. Similar to a first mortgage (the loan you use to buy a home), a second mortgage is secured by your home. However, a second mortgage takes a subordinate position to a first mortgage — this means that it’s repaid after a first mortgage in a foreclosure sale.
Both home equity loans and home equity lines of credit (HELOCs) are types of second mortgages. A home equity loan is a lump-sum amount. It typically comes with a fixed interest rate and is repaid in fixed installments over a set term. A HELOC is a revolving credit line with a variable rate that works similarly to a credit card. The funds can be used, repaid and reused as long as access to the credit line is open.
Key features:
- Allow borrowers to tap their home equity for any purpose, including debt consolidation or home improvement
- Include lump-sum and credit line options
- Use a borrower’s home as collateral, like a first mortgage
| Pros | Cons |
|---|---|
Can be used to purchase or refinance a home Can be used by homeowners without a first mortgage in some cases | Rates and qualification requirements are more stringent than with first mortgages Missing monthly payments puts you at risk of foreclosure |
Ideal for: Borrowers who want to use their existing equity to fund other financial goals.
10. Reverse mortgages
Homeowners ages 62 and older may qualify for a reverse mortgage, a mortgage loan type that differs from a traditional, “forward” home loan. Instead of you making payments to your lender, your reverse mortgage lender makes payments to you — from your available equity — in a lump sum or monthly.
The home equity conversion mortgage (HECM) is the most common type of reverse mortgage. It’s insured by the FHA and comes with several upfront and ongoing costs. HECMs, like FHA loans, also have loan limits. For 2025, the maximum loan limit for an HECM is $1,209,750. You have many options for repaying a reverse mortgage, including selling your home or refinancing to take out a new, forward mortgage to cover what’s owed.
Key features:
- Don’t require payments until the home is sold or the borrower (or eligible surviving nonborrowing spouse) moves out or dies
- Require borrowers to have at least 50% equity in their home
- Require borrowers (or surviving spouses) to continue to maintain the home, live in it as a primary residence and pay property taxes and homeowners insurance
| Pros | Cons |
|---|---|
No income or DTI ratio requirements No monthly payments unless you move out of the house Income from the reverse mortgage payouts won’t be taxed Your heirs won’t inherit an underwater home You can pay off a first mortgage with the reverse mortgage You can use the funds to purchase a new home | For married couples, the youngest spouse’s age determines qualification Failure to properly maintain the house or pay property taxes or home insurance can lead to foreclosure Comes with significant costs and fees including:
|
Ideal for: Older homeowners (62 and older) with a substantial amount of equity who need supplemental retirement income.