Owner-Occupied Residential Loans

(Idaho Only!)

Need A Loan Against Your Personal Residence in Idaho?

Hopkins Financial Services, Inc. is licensed only in the State of Idaho to broker loans for owner-occupied residential properties—that is, any home you live in, from single-family homes up to four-unit dwellings.

Because these loans are federally regulated, they require full income documentation (to demonstrate the ability to repay) and a standard residential appraisal.

But unlike traditional banks, we work with all property types and all credit profiles.

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When Can Hopkins Help?

We may be a fit for you if:

Your property is located in Idaho (we cannot broker residential loans outside Idaho
You have cash or equity in your home.
You’ve experienced credit challenges, such as a low credit score, a discharged bankruptcy, or a recent short sale.
You need to close quickly (subject to federally required timelines and disclosures).
Your property is non-conforming by bank standards (e.g., mobile home on foundation, rural acreage, zoning issues).

General Loan Terms:

Loan Amounts: $40,000 to $1,000,000+

Location: Idaho (Residential, Owner-Occupied)

Property Types:
Homes up to 4 units, mobile homes on foundation, primary residence or investment

Borrower Credit: All credit types (A–D), including prior bankruptcies or short sales

Interest Rate: Fixed rate, based on the Average Prime Offer Rate + allowable spread (Typical range: 10.50% – 12%+; contact us for current rates)

Fees: 4 points total (3 to Hopkins, 1 to lender), and ~$350 processing fee

Additional third-party fees apply (appraisal, title, escrow, etc.)

Loan-to-Value (LTV): Typically 70% (varies by property type, location, and borrower profile)

Loan Terms: 10, 15, 20, or 25 years, Fully amortized (no balloon), No prepayment penalties

Income Requirements: Full documentation; verified ability to repay

Other fees do apply in order to close a loan, including but not limited to: Credit Report, Appraisal and/or Realtor Opinion of Value, Tax Service Inspection, Flood Certificate Fee, Extended Title Insurance and Closing Cost Fees, Long Term Escrow, and Recording Fees. NMLS #2631 / MBL #910 Hopkins Financial Services, Inc. is an Equal Housing Opportunity broker and financing is available to all persons regardless of race, color, religion, sex, handicap, familial status or national origin.

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How can we help?

Note that we only make residential loans in Idaho. We make commercial loans throughout the entire US. If you have questions, call our office at 208-HOP-KINS (467-5467).

Click Here for Residential Application