Find out how much of your money ends up as your home before you sign anything.
Two people read this page. One has been told no and does not know what would change that. The other can buy today and has a quiet feeling that the purchase on the table is built for somebody else. Both are worth an hour.
A purchase review that goes beyond loan approval
When you apply for a mortgage, the question is whether you fit the program. That is a real question and it has a real answer, but it is not the same question as whether this purchase, on these terms, is a good idea for you.
Nobody in a standard transaction is paid to ask the second one. Your agent is paid when the home closes. The loan officer is paid when the loan funds. Neither of them is your adversary, and neither of them is assigned to tell you that your cash to close just ate most of your reserves for a house you will be house-poor in.
Secure Home Buyer Assistance is paid when you get into a home, which means we are not neutral either. What is different is that the structure of the purchase is the thing we work on, so a bad structure is our problem too.
Five step buyer review process
Five steps, in this order. Most of it happens before you have chosen a house, which is the point.
- 1
Buyer review
We look at your credit profile, your documented income, the capital you have available, your goals, your timing, and the financing options already open to you.
- 2
Strategy review
We compare how different structures change your cash to close, the equity you hold on day one, your monthly payment, your financing cost, the reserves you keep, and how strong your offer looks to a seller.
- 3
Home search and offer
You keep working with your own real estate professional. Where a Secure Home Buyer Assistance acquisition structure is used, we have to be involved before the offer is submitted, because we may be the purchasing party.
- 4
Transaction optimization
Once a property is chosen we evaluate the economics of that specific transaction: the purchase price, the price you see, which costs are eligible to move, the financing, and where any margin does the most good.
- 5
Written structure
You receive the purchase, financing, lease or option documents in writing before you commit. The final written terms control.
Your structure depends on your financial profile, the property, the funding available and the final written terms. Secure Home Buyer Assistance is not trying to make every buyer fit the same structure. The structure should fit the buyer.
Which path you are on
Different buyers need different structures, and some people who call should not buy a house this quarter. These are working pathways, not automatic approvals. Final eligibility and terms depend on you, the property, the funding available and the written documents.
Target buyer
Path 01Generally a FICO around 650 or better with verified capital of roughly ten percent of the purchase, plus expected acquisition costs.
Private funding and transaction engineering, to move as much of your capital as possible into equity and preserved liquidity.
FHA or traditional
Path 02Broadly the target profile, or able to qualify for FHA, conventional or VA financing.
Price, eligible concessions, a permanent rate buydown, mortgage insurance impact and transaction economics.
Preparation
Path 03Not ready to buy today, because credit, documentation, savings or timing needs work first.
Education, documentation, credit readiness work and a plan for a purchase later.
Lease and option
Path 04A buyer in a strong cash position whose file does not fit immediate traditional or private mortgage qualification.
Whether a separately documented lease and option or similar structure is appropriate at all.
| Path | Who it may fit | What gets evaluated | Title and ownership |
|---|---|---|---|
| Target buyer | Generally a FICO around 650 or better with verified capital of roughly ten percent of the purchase, plus expected acquisition costs. | Private funding and transaction engineering, to move as much of your capital as possible into equity and preserved liquidity. | You close and receive title. |
| FHA or traditional | Broadly the target profile, or able to qualify for FHA, conventional or VA financing. | Price, eligible concessions, a permanent rate buydown, mortgage insurance impact and transaction economics. | You close and receive title under the approved mortgage structure. |
| Preparation | Not ready to buy today, because credit, documentation, savings or timing needs work first. | Education, documentation, credit readiness work and a plan for a purchase later. | No purchase happens until readiness items are met. |
| Lease and option | A buyer in a strong cash position whose file does not fit immediate traditional or private mortgage qualification. | Whether a separately documented lease and option or similar structure is appropriate at all. | Title stays with owner/investor until option is exercised. |
Payment Comparison · Live Calculator
Compare what a traditional FHA loan costs you in points, upfront mortgage insurance, escrows, and monthly fees against Secure Home Buyer Assistance’s owner-financing structure.
Savings Calculator
SHBA Owner-Financing vs. Traditional FHA
$8,550 per year saved
Less money needed at closing table
On the acquisition cost of the home
FHA Loan
Standard Government-Backed Loan
Monthly Breakdown
Cash to Close Breakdown
SHBA Seller Financing
Alternative Owner-Financed Purchase
Monthly Breakdown
Cash to Close Breakdown
The true cost of this house
About these numbers. All figures are estimates calculated from the inputs above. Based on a 30-year long-term mortgage. Property tax is estimated at ~1.56% of purchase price annually, homeowners insurance at $1,225/year, and FHA Mortgage Insurance Premium at 0.55% annual / 1.75% upfront on the loan amount. Prepaid interest assumes 7 days. Government fees, transfer taxes, and most third-party service fees are based on the example calculator and may vary by county and provider.
Why SHBA wins. No points, no processing fee, no monthly mortgage insurance, no upfront MIP, no escrow account, and no realtor admin fee. You pay your own taxes and insurance when they come due — twice a year and once a year, respectively.