Answers for first-time buyers — and everyone else.

Pre-qualification is a quick, informal estimate based on what you tell us. Pre-approval means we've actually verified your income, assets and credit, and can give you a real number to shop with — sellers take pre-approval far more seriously.

Yes. In a competitive market, an offer without pre-approval often won't even get a response. It also tells you your real budget before you fall in love with a house you can't get financed.

A common starting point is keeping your total housing payment (principal, interest, taxes, insurance) under about 28–31% of your gross monthly income, though your full debt picture matters too. Try our mortgage calculator to see how price, down payment and rate affect your monthly payment.

It depends on the program. Conventional loans can start at 3% down, FHA at 3.5%, and VA or eligible Doctor Loan programs can go to 0% down. See the full comparison on our Loan Types page.

Most programs start around 580–620, though a higher score usually gets you a better rate. If your score needs work, we can talk through what would move the needle before you apply.

Often, yes. California offers programs like CalHFA that can help with down payment and closing costs for eligible first-time buyers. We'll tell you honestly if you qualify for one — it's one of the first things we check.

In most cases, yes. Student loans count toward your debt-to-income ratio like any other debt, but they rarely disqualify you outright. Some of our specialty programs, like Doctor Loans, can exclude certain student loan payments from that calculation for eligible residents.

Most purchase loans close in 21–30 days once we have a complete file. Refinances are typically similar, depending on appraisal timing.

Generally: two months of pay stubs, two years of W-2s and tax returns, two months of bank statements, and a valid ID. Download our full Borrower's Checklist to see exactly what applies to you.

No. An initial rate check is a soft pull. We only run a hard credit check once you decide to move forward with an application.

An account your lender uses to collect a portion of your property taxes and insurance each month, then pays those bills on your behalf when they're due — so you're not hit with one large bill once a year.

Closing costs are the fees to originate and close your loan — typically 2–5% of the loan amount, covering things like appraisal, title, and lender fees. Buyers usually pay these, though in some cases you can negotiate for the seller to cover part of them.

Private Mortgage Insurance is usually required on conventional loans with less than 20% down — it protects the lender, not you. You can avoid it with 20% down, or by using a program like VA or certain Doctor Loans that don't require it at all.

Most first-time buyers choose a fixed rate for the predictability — your payment doesn't change. An adjustable rate can start lower but may rise later, which makes more sense if you're confident you'll move or refinance within a few years.

We're licensed across California and work with buyers statewide — not just around our Merced office. That includes the Central Valley, the Bay Area, Sacramento, and Southern California.

Sift Mortgage is licensed in California, NMLS #2696069, DRE #02089481. Reach out if you're financing outside California and we'll point you in the right direction.

Yes — our team speaks Punjabi and Hindi in addition to English.