How we help
Built around the school year and your paycheck.
We start with your contract
Are you paid over 10 months or spread over 12? Do you have stipends for coaching or extra duty? Bring your contract and last two years of stubs, and we'll tell you how we think the underwriter will read your pay. The underwriter is the person at the lender who decides whether your income qualifies. We don't have a confirmed rule for 10-month pay, so we won't pretend to. We'll look at your history together.
Planning around the school year
Many teachers want to move in summer. Once you tell us your timeline, we'll lay out the steps backward from your move-in date so nothing lands in the middle of a school week.
Weekends, by appointment
Our office is open Monday to Friday, 8:30 AM to 5:00 PM; Saturday and Sunday by appointment. Tell us when works for you and we'll book it.
Good Neighbor Next Door for teachers
HUD sells some homes at a discount to pre-K through 12th grade teachers. It's limited, and we'll tell you what to expect.
Your loan options
More than one way to buy.
There's no single right loan for educators and school staff. We look at your income, savings and plans, compare these side by side, and tell you plainly which fits, including when it's not CalHFA.
FHA
Insured by the Federal Housing Administration (FHA), with more flexible credit rules. HUD says FHA isn't only for first-time buyers, and the down payment can be a gift from family or an employer.
Read our guideConventional
Most follow Fannie Mae and Freddie Mac guidelines. Options like HomeReady and Home Possible are for buyers with lower incomes, with limits set by area, and some options are for first-time buyers.
Read our guideVA
For eligible service members, veterans and surviving spouses, whatever job you do now. VA says its guaranty, in most cases, lets you buy with no down payment.
Read our guideEach loan has its own eligibility rules. Subject to credit approval and underwriting.
Down payment help
If you need down payment help: CalHFA.
CalHFA, California's housing finance agency, offers first-time buyer loans and down payment help through approved lenders like New American Funding. Colleen Olivas is a CalHFA Preferred Loan Officer, and we'll tell you plainly whether you qualify.
- $210,000 CalHFA's income limit for its first mortgages and MyHome (2026) in San Bernardino County. Source: CalHFA income limits, effective 06/30/2026. All counties
- 3 yearsIf no one on the loan has owned and lived in a home in the past 3 years, you may count as a first-time buyer
These programs are loans, not gifts. Funds are limited and rules can change, so we confirm what's open before you plan. Subject to eligibility and program availability.
Your team
You have a team of loan officers who work with educators and school staff.
Call the office and we'll match you with the right person, or pick someone you'd like to talk to.
Free, and yours to keep
Read at your own pace, over a break.
Free guide · PDF · California editionThe Homebuyer's Guide
Pre-approval, CalHFA, GSFA and the other down payment programs, in plain words. Read it at your own pace.
Download the free guide
Free checklist · PDF · one pageWhat to have ready
The documents to gather when you're ready to apply, so we can start your pre-approval without waiting on paperwork.
Download the checklist More programs worth asking about
Questions we hear
Do stipends and extra-duty pay count?
They can. For conventional loans, Fannie Mae's rule for bonus and overtime pay recommends a two-year history, and we'll check how your stipend is classified. A shorter history, no less than 12 months, may be considered acceptable when positive factors offset it. Lenders can be stricter. Bring your paystubs and tell us what each stipend is for.
Does my summer break hurt my chances?
It depends on how your pay is set up and what the lender requires. Show us your contract and a recent stub and we'll explain how the underwriter is likely to see it.
Is there a loan from CalSTRS or CalPERS for members?
No. CalSTRS says there has been no origination activity since June 30, 2012, and CalPERS says it hasn't had a member home loan program for several years. Please don't spend time chasing it.
What is Good Neighbor Next Door?
It's a HUD program for teachers (pre-K through 12th grade), law enforcement officers, firefighters and emergency medical technicians. HUD describes a discount of 50% from the list price of the home. You must work full time in the area the home serves and agree to live in it for 36 months as your principal residence. The number of homes is limited and the list changes weekly, so there may be few near us at any time. Search current homes at HUD Home Store.
Is there a special loan for teachers?
Not one national loan, and CalHFA's programs list has none for teachers. FHA, conventional, VA, CalHFA and GSFA are all open to qualifying buyers whatever their job, and we'll compare them side by side for you.
We also thank
Disclosures
We are not affiliated with or endorsed by any law enforcement, fire, military, health care or school agency. VA home loans are guaranteed by the U.S. Department of Veterans Affairs; we are not affiliated with or endorsed by VA. We are not affiliated with or endorsed by HUD, FHA, Fannie Mae or Freddie Mac. Programs have eligibility rules, funds are limited, and terms can change without notice. Not all applicants will qualify. This is not a commitment to lend.
