Buy a home
Buy a home with a stronger offer.
Whether it's your first home, your next home or a home you build from the ground up, we'll help you understand your options, set a realistic budget and get pre-approved before you shop.
Find your starting point
Every buyer starts somewhere different.
First-time buyers
Low down payment programs, plain-English guidance and down payment assistance for qualified FHA buyers.
FHA & first-time options →Moving up or relocating
Buying your next home before selling your current one? Ask about bridge financing.
Bridge loans →Veterans & service members
VA loans for eligible veterans, active-duty members and certain surviving spouses, potentially with no down payment.
VA loans →Self-employed buyers
Qualify with bank statements instead of tax returns when your write-offs don't tell the whole story.
Bank-statement loans →Buying outside city limits
USDA loans offer low or potentially no down payment in eligible rural and suburban areas.
USDA loans →Building new
Fund your land and construction together with one closing: 5% down with a 700+ credit score.
Construction loans →Start with a stronger offer
Pre-qualified vs. pre-approved
A pre-approval helps you understand your buying power, set a realistic budget and make a stronger offer when you find the right home.
| Pre-qualification | Pre-approval with Vanguard | |
|---|---|---|
| Based on | What you tell us about income, debts and assets | Your application, credit report and supporting documents reviewed by a loan officer |
| Budget | A rough estimate | A realistic price range and estimated payment |
| Loan program | General idea | Matched to a specific program and down payment plan |
| To sellers | Limited weight | A letter that shows you've done the work |
Plan with confidence
How much home can I afford?
A quick estimate based on income, debts and your down payment. No sign-up needed.
Estimated price range up to
Estimate only, based on a 30-year fixed loan and the inputs above. It's not a pre-approval or a rate quote. Your actual budget depends on credit, program and property.
How it works
From pre-approval to closing day.
- Get pre-approved
Complete our secure application and we'll review your income, credit and assets to find the right program.
- Shop for your home
Shop with a clear budget and estimated payment, and a pre-approval letter for your offers.
- Make an offer
Found the one? Your real estate agent submits the offer, and we can update your letter to match it.
- Finalize your mortgage
Once you're under contract, we handle the appraisal, disclosures, documents and underwriting, and keep you posted.
- Close and get your keys
Review your final documents, sign at closing and move in.
Be ready
What to have on hand
- Recent pay stubs (last 30 days)
- W-2s or tax returns, when applicable
- Recent bank or asset statements
- Employment history (last 2 years)
- Photo ID
- Current debts and obligations
- Purchase contract, once you're under contract
- Bank statements (self-employed / bank-statement loans)
Don't have everything yet? That's okay. Start the conversation and we'll tell you exactly what your program needs.
FAQ
Home buying questions
How much do I need for a down payment?
It depends on the program. VA and USDA loans may require no down payment for eligible borrowers. FHA starts at 3.5% for qualified borrowers, conventional loans have low down payment options, and our one-time-close construction loan starts at 5% down with a 700+ credit score.
Is down payment assistance available?
Yes. Down payment assistance is available for qualified FHA borrowers (3.5%–5%). Eligibility rules apply, so ask your loan officer whether you qualify.
What credit score do I need to buy a home?
Minimums vary by program. As a general guide: FHA from 580, USDA from about 620–640, conventional from 680, jumbo from 660 and one-time-close construction from 700. Your full profile matters, not just the score.
How long does a pre-approval last?
Pre-approvals are typically valid for a limited time because credit, income and rates can change. If your search runs longer, we'll refresh it so your letter stays current.
Can I buy a home if I'm self-employed?
Yes. Along with standard programs that use tax returns, we offer bank-statement loans that qualify you using deposits instead.