Mortgage Guides · 2026
The First Colony Mortgage Blog
Plain-English mortgage guides written by Dustin Carlson, NMLS #193009 — 25+ years of experience, 10,000+ loans originated. Updated for 2026 rates and guidelines.
All Articles
10 Guides
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Jumbo Loans · Most Popular
2026 Jumbo Loan Limits by State — Complete Guide
2026 conforming limit is $832,750 (standard) and $1,249,125 (high-cost areas). Learn which counties qualify, VA $0 down options, and how to finance high-value homes.
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FHA Loans
FHA Loan Requirements 2026: Complete Guide
3.5% down with 580+ credit. Stack DPA for $0 out of pocket. Loan limits, MIP rates, DTI requirements.
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VA Loans · Veterans
VA Loan Benefits Explained for Veterans and Active Duty
0% down, no PMI, no loan limit with full entitlement. VA Funding Fee waived for disabled veterans.
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DSCR · Investors
DSCR Loans: The Real Estate Investor's Complete Guide
Qualify on rental income, not personal income. DSCR from 0.75. No W-2s or tax returns. Includes DSCR calculator.
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Move-Up Buyers
How to Buy Your Next Home While Selling Your Current One
Bridge loans, HELOCs, contingency offers, and timing strategies for move-up buyers in any market.
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Non-QM · Self-Employed
Bank Statement Loan: The Self-Employed Borrower's Guide
Qualify using 12–24 months of deposits. No W-2s or tax returns. For business owners and 1099 contractors.
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First-Time Buyers
First-Time Homebuyer Programs in Texas and Nationwide
TDHCA, TSAHC, DPA grants, FHA, USDA, and VA programs. Stack them for $0 out of pocket in Texas.
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Refinancing
How to Refinance Your Mortgage in 2026
Rate-and-term vs. cash-out, FHA Streamline, VA IRRRL, break-even analysis, and closing costs.
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Credit Guide
How to Improve Your Credit Score Before Applying
Boost your score 30–80+ points in 30–90 days. Utilization, disputes, authorized users, and more.
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Comparison Guide
Conventional vs. FHA Loan: Which Is Right for You?
Side-by-side comparison: PMI vs. MIP, credit score thresholds, down payment, and when each wins.
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Dustin Carlson · NMLS #193009 · First Colony Mortgage · NMLS #3112
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