Refinance
Refinance optionsmatched to the loan you have
Which refinance fits depends on your current loan type and your goal. For homeowners in Virginia, Maryland, and West Virginia.
How I help with your refinance
- Compare rate-and-term options for the loan you have now.
- Access equity with cash-out, or compare a HELOC.
- Match the right refinance program to your current loan.
No commitment required · Free consultation
What Are You Trying to Do?
Start with your goal, then we'll match a program to the loan you already have.
Lower my payment
Rate-and-term refinance to reduce your monthly payment or total interest.
Cash out equity
Refinance and take cash for improvements, debt consolidation, or major expenses.
Refinance Programs
Programs depend on the loan you already have. Find the fit, then get pre-qualified.
Featured
FHA Streamline
Best if you already have an FHA loan and want a simpler path to a lower rate or payment.
Best for: Existing FHA loan · rate/term
Appraisal / docs: Often no appraisal; reduced docs on many NCQ paths
Credit: Credit requirements depend on the program and lender overlays. Ask your loan officer.
Key Benefits:
- Often no appraisal required
- Reduced documentation on many NCQ paths
- Must show a net tangible benefit
VA IRRRL
Best for veterans and service members with an existing VA loan who want a rate reduction refinance.
Best for: Existing VA loan · rate reduction
Appraisal / docs: Simplified vs full VA cash-out
Credit: Credit requirements depend on the program and lender overlays. Ask your loan officer.
Key Benefits:
- Built for VA-to-VA rate reduction
- Net tangible benefit requirements protect the veteran
- Generally no maximum LTV on standard paths
USDA Streamlined Assist
Best if you already have a USDA loan and want a streamlined refinance with a lower payment.
Best for: Existing USDA loan · Streamlined Assist
Appraisal / docs: Often no appraisal; income docs for eligibility
Credit: Credit requirements depend on the program and lender overlays. Ask your loan officer.
Key Benefits:
- Often no appraisal and no ratio calculations
- Payment must drop by a meaningful amount
- No cash-out on this path
Fannie Mae RefiNow
Best for income-eligible homeowners whose current loan is owned by Fannie Mae.
Best for: Fannie-owned conventional · AMI-targeted
Appraisal / docs: Full/alt documentation required
Credit: Credit requirements depend on the program and lender overlays. Ask your loan officer.
Key Benefits:
- Designed for AMI-targeted conventional refinances
- DU Approve/Eligible required
- Available once per borrower
Freddie Mac Refi Possible
Best for income-eligible homeowners whose current loan is owned by Freddie Mac.
Best for: Freddie-owned conventional · ≤100% AMI
Appraisal / docs: Full/alt documentation required
Credit: Per automated underwriting
Key Benefits:
- Income typically at or below 100% AMI
- LPA Accept/Eligible required
- Primary residence · once per borrower
Conventional Rate & Term
Best for conventional loans when RefiNow or Refi Possible do not apply: full rate-and-term refinance.
Best for: Standard conventional rate/term
Appraisal / docs: Full underwriting; appraisal typically required
Credit: Credit requirements depend on the program and lender overlays. Ask your loan officer.
Key Benefits:
- Broader conventional options beyond AMI assist
- Lower rate, shorter term, or ARM-to-fixed
- Appraisal and income verification typically required
Estimate your payment
The calculators live on the homepage.
How Refinancing Works
1
Get pre-qualified
Share your goals and current loan details. Free, no obligation. We'll point you to the right path.
Get pre-qualified2
Gather what you need
Streamline paths often need less paperwork; full conventional and assist programs may need income docs.
3
Underwriting & review
We confirm eligibility, net tangible benefit where required, and lock terms that fit your goals.
4
Close the loan
Close on your new loan. Any change in payment or interest depends on your costs and how long you keep the loan.
Key facts about refinancing
- The CFPB recommends comparing refinance offers carefully, including closing costs and how long you plan to keep the loan. CFPB: Refinancing your mortgage
- Rate-and-term refinance improves rate, term, or payment without taking cash out; cash-out increases the loan to access equity. CFPB: Refinancing your mortgage
Refinance FAQ
Which refinance program fits my loan?
It starts with the loan you already have. FHA Streamline is for existing FHA loans; VA IRRRL for existing VA; USDA Streamlined Assist for existing USDA; RefiNow/Refi Possible for certain Fannie/Freddie conventional loans; and conventional rate-and-term when those specialty paths do not apply.
What is the difference between FHA Streamline and VA IRRRL?
Both are simplified refinances of the same agency loan type. FHA Streamline is for FHA-to-FHA and must show a net tangible benefit. VA IRRRL is a VA rate-reduction refinance with its own benefit and fee rules. Neither is a cash-out program.
Who qualifies for USDA Streamlined Assist?
You generally need an existing USDA loan, a meaningful payment reduction, and income that still meets USDA eligibility. This path is not for cash-out, and property/rural rules still apply.
What are RefiNow and Refi Possible, and when is standard conventional better?
RefiNow (Fannie) and Refi Possible (Freddie) are AMI-targeted assist programs for loans owned by those GSEs and require full documentation. If your income is above AMI limits, your loan is not Fannie/Freddie-owned as required, or you need a full conventional refinance, standard conventional rate-and-term is usually the better fit.
Cash-out refinance vs rate-and-term: what's the difference?
Rate-and-term refinances your balance (and allowable costs) to improve rate, term, or payment. Cash-out increases the loan to take equity as cash. Streamline/IRRRL/assist programs are generally rate/term only, not cash-out.
Should I cash out or use a HELOC?
Cash-out replaces your first mortgage with a larger one. A HELOC is a separate line of credit against equity and can be a better fit for shorter-term or flexible draws. Compare both. Start with Get Qualified or explore Home Equity.
Related guides
Plain-language guides for Virginia borrowers, with official sources.
When to refinance your mortgage, and when a HELOC fits better
How to decide on a refinance: your goal, break-even, FHA and VA streamline options, and cash-out versus a HELOC.
Ready to review your refinance options?
Let's find the right refinance for the loan you already have, whether that's FHA Streamline, VA IRRRL, USDA, conventional assist, or a full rate-and-term.
Prefer to talk? Call 571-648-7881 or send a message