2026 Realtor Reference Guide_MJenkins

2026

REALTOR REFERENCE GUIDE

2026 Loan Overview

VA Funding Fee*

Payment Calculator

VA limits for 100% financing vary; contact us for more details.

(Purchases)

(Amount per $1,000)

Maximum Loan Amount

FHA

USDA

$541,287 (varies by county)

limiting factors include debt and income limits

Minimum Down

3.5% down

Minimum Credit Score

500

Conventional

VA

$832,750

None*

None

0

3.00%*

580

620

Primary only

second home 10% down investment 15% down

0%**

Primary only

(restrictions may apply)

580

Primary only (must be VA eligible)

(single family)

Maximum Seller Contributions

Mortgage Insurance

6%

1.75% upfront financed in loan .55% annually

6%

1% upfront financed in loan .35% annually

Primary & 2nd home 3% up to 90% LTV 6% FOR 89.9-75% LTV investment 2%

Varies by credit score & occupancy type (monthly/up-front)

Gift Allowance/ Down Payment/ Closing Cost

Primary & second home allowed

Non-Occupying Co-Borrowers

Restriction apply if LTV > 95%

Terms To Know TRID - TILA-RESPA Integrated Disclosure: sets new disclosure standards for real estate transactions LE - Loan Estimate: replaces the Good Faith Estimate and the Truth in Lending Disclosure CD - Closing Disclosure: replaces the HUD-1 Settlement Sheet; buyers must receive CD at least 3 days prior to closing

4%

2.15% first-time 3.3% subsequent use 0% VA disability

Investment not allowed

Low to No-Money Down* Options for Qualified Borrowers USDA: 0% down VA: 0% down Conventional: 3% down HomeReady: 3% down HomePossible: 3% down FHA: 3.5% down

First Time

Subsequent

0% to 4.99%

2.15%

3.30%

5% to 9.99%

1.5%

1.5%

5.50%

$5.68

10% and above

1.25%

1.25%

5.75%

$5.84

6.00%

$6.00

Note: Veterans Affairs loans require a funding fee, which is based on various loan characteristics. Sales price cannot exceed the appraised value. Purchases (only) must have Automatic Underwriting System (AUS) approval. n a purchase transaction, reasonable closing costs may be paid by the seller, and the program is available with no points depending on credit profile, collateral, and current mortgage history.

Primary 3% down

Occupancy Type

Down Payment

Sample Rate

Factor

30 Years

6.25%

$6.16

6.50%

$6.32

6.75%

$6.48

7.00%

$6.64

Loan Program Options for Every Need

7.25%

$6.80

Agency Conforming Loans Extended Rate Locks Programs Renovation Loans Non-Warrantable Condos USDA Loans Non-QM Products Super Jumbo Loans Down Payment Assitance programs DSCR and other non-traditional options

7.50%

$6.96 15 Years

4.50%

$7.65

4.75%

$7.78

5.00%

$7.91

5.25%

$8.04

5.50%

$8.17

Condos Financing available on conventional loans for primary residences. FHA and VA financing must include property part of an approved Condo list. Please contact your loan officer for details.

FHA Mortgage Insurance Premiums 1.75% Upfront – .55% annually for < 95% and loan amount under $726,200 .50% annually for > 95% and loan amount under $726,200

Conventional Mortgage Insurance Options Monthly Single pay Split premium Lender paid

USDA Mortgage Insurance 1.00% upfront 0.35 annually

*Closing costs and fees may apply

This is for informational purposes only. Make sure you understand the features associated with the loan program you choose, and that it meets your unique financial needs. Subject to Debt-to-Income and Underwriting requirements. This is not a credit decision or a commitment to lend. Eligibility is subject to completion of an application and verification of home ownership, occupancy, title, income, employment, credit, home value, collateral, and underwriting requirements. Not all programs are available in all areas. Offers may vary and are subject to change at any time without notice. This advertisement is strictly for builder and realtor informational purposes, and should not be disseminated to consumers. This document is not an advertisement for consumer credit as defined in 12 CFR 1026.2(a)(2). Main Street Home Loans is a division of NFM, Inc. d/b/a NFM Lending. For Main Street Home Loans, a division of NFM, Inc. d/b/a NFM Lending, full agency and state licensing information, please visit www.mainstreethomeloans.com/licensing. Main Street Home Loans’ a division of NFM, Inc. d/b/a NFM Lending NMLS #2893 (www.nmlsconsumeraccess.org). Main Street Home Loans a division of NFM, Inc. d/b/a NFM is not affiliated with, or an agent or division of, a governmental agency or a depository institution.www.mainstreethomeloans.com. Copyright © 2026 Main Street Home Loans, NFM, Inc. dba NFM Lending. America’s Common Sense Lender® Trade/service marks are the property of NFM, Inc. and/or its subsidiaries. Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act. www.nfmlending.com

2026

REALTOR REFERENCE GUIDE

2026 Conventional & FHA Loan Limits

VA Funding Fee*

Payment Calculator

VA limits for 100% financing vary; contact us for more details.

(Purchases)

(Amount per $1,000)

County

Recordation Tax

Transfer Tax

Property Tax (Per $100)

Loan Limits (Conv. & VA)

Loan Limits (FHA)

Down Payment

First Time

Subsequent

0% to 4.99%

2.15%

3.30%

Sample Rate

Factor

30 Years

Anne Arundel, MD**

$7.00

1.00%

1.954%

$832,750

$747,500

Baltimore, MD

$5.00

1.50%

1.212%

$832,750

$747,500

Baltimore City¹, MD**

$10.00

1.50%

2.360%

$832,750

$747,500

Calvert, MD

$10.00

0%

1.079%

$1,209,750

$541,287

Carroll, MD

$13.00

none

1.130%

$832,750

$747,500

Cecil, MD

$8.20

0.5%

1.0944%

$832,750

$630,200

Charles, MD

$14.00

0.5%

1.253%

$1,249,125

$1,249,125

Frederick, MD

$14.00

none

1.212%

$1,249,125

$1,249,125

Harford, MD

$6.60

1.00%

1.0899%

$832,750

$747,500

Howard, MD

$5.00

1.25%

1.156%

$832,750

$747,500

Montgomery², MD

$8.90

1.00%

0.7862%

$1,249,125

$1,249,125

Prince George's, MD

$5.50

1.40%

1.112%

$1,249,125

$1,249,125

St. Mary's³, MD

$8.00

1.00%

0.9598%

$832,750

$541,287

Washington, MD

$8.20

0.76%

1.040%

$832,750

$541,287

Kent, DE

N/A

4%

N/A

$832,750

$541,287

New Castle, DE

N/A

4%

N/A

$832,750

$541,287

Condos

Sussex, DE

N/A

4%

N/A

$832,750

$630,200

Financing available on conventional loans for primary residences. FHA and VA financing must include property part of an approved Condo list. Please contact your loan officer for details.

*Main Street Home Loans will lend up to $1.5 million for eligible Veterans, service members, and survivors with full entitlement. **In Anne Arundel County and Baltimore City, homes over one million dollars will have a new tax applied.

1 - On a $1 million+ house recordation tax is +0.15% and transfer tax is +0.6% additional 2 - Recordation tax is $8.90 per household per thousand up to $500,000 and $13.50 per thousand over $500,000 3 - $300 credit for owner occupant for County Transfer Tax

Terms To Know TRID - TILA-RESPA Integrated Disclosure: sets new disclosure standards for real estate transactions LE - Loan Estimate: replaces the Good Faith Estimate and the Truth in Lending Disclosure CD - Closing Disclosure: replaces the HUD-1 Settlement Sheet; buyers must receive CD at least 3 days prior to closing

Low to No-Money Down* Options for Qualified Borrowers USDA: 0% down VA: 0% down Conventional: 3% down HomeReady: 3% down HomePossible: 3% down FHA: 3.5% down

5% to 9.99%

1.5%

1.5%

5.50%

$5.68

10% and above

1.25%

1.25%

5.75%

$5.84

6.00%

$6.00

6.25%

$6.16

Note: Veterans Affairs loans require a funding fee, which is based on various loan characteristics. Sales price cannot exceed the appraised value. Purchases (only) must have Automatic Underwriting System (AUS) approval. n a purchase transaction, reasonable closing costs may be paid by the seller, and the program is available with no points depending on credit profile, collateral, and current mortgage history.

Loan Program Options for Every Need Agency Conforming Loans Extended Rate Locks Programs Renovation Loans Non-Warrantable Condos USDA Loans Non-QM Products Super Jumbo Loans

FHA Mortgage Insurance Premiums 1.75% upfront 0.55% annually if LTV>95% 0.80% annually if LTV≤90%

Conventional Mortgage Insurance Options Monthly Single pay Split premium Lender paid

6.50%

$6.32

6.75%

$6.48

7.00%

$6.64

7.25%

$6.80

7.50%

$6.96 15 Years

4.50%

$7.65

4.75%

$7.78

5.00%

$7.91

5.25%

$8.04

5.50%

$8.17

USDA Mortgage Insurance 1.00% upfront 0.35 annually

*Closing costs and fees may apply

This is for informational purposes only. Make sure you understand the features associated with the loan program you choose, and that it meets your unique financial needs. Subject to Debt-to-Income and Underwriting requirements. This is not a credit decision or a commitment to lend. Eligibility is subject to completion of an application and verification of home ownership, occupancy, title, income, employment, credit, home value, collateral, and underwriting requirements. Not all programs are available in all areas. Offers may vary and are subject to change at any time without notice. This advertisement is strictly for builder and realtor informational purposes, and should not be disseminated to consumers. This document is not an advertisement for consumer credit as defined in 12 CFR 1026.2(a)(2). Main Street Home Loans is a division of NFM, Inc. d/b/a NFM Lending. For Main Street Home Loans, a division of NFM, Inc. d/b/a NFM Lending, full agency and state licensing information, please visit www.mainstreethomeloans.com/licensing. Main Street Home Loans’ a division of NFM, Inc. d/b/a NFM Lending NMLS #2893 (www.nmlsconsumeraccess.org). Main Street Home Loans a division of NFM, Inc. d/b/a NFM is not affiliated with, or an agent or division of, a governmental agency or a depository institution.www.mainstreethomeloans.com. Copyright © 2026 Main Street Home Loans, NFM, Inc. dba NFM Lending. America’s Common Sense Lender® Trade/service marks are the property of NFM, Inc. and/or its subsidiaries. Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act. www.nfmlending.com

2026

REALTOR REFERENCE GUIDE

2026 Conventional & FHA Loan Limits

VA Funding Fee*

Payment Calculator

VA limits for 100% financing vary; contact us for more details.

(Purchases)

(Amount per $1,000)

County

Recordation Tax

Anne Arundel, MD** $7.00 1

Baltimore City , MD** $10.00

Transfer Tax*** 1.00% 1.50%

Property Tax 1.954% 2.360%

Loan Limits Conv & VA $832,750 $832,750

Down Payment

First Time

Subsequent

Loan Limits FHA

0% to 4.99%

2.15%

3.30%

$747,500

5% to 9.99%

1.5%

1.5%

5.50%

10% and above

1.25%

1.25%

5.75%

$5.84

6.00%

$6.00

$747,500

Baltimore, MD

$5.00

1.50%

1.212%

$832,750

$747,500

Calvert, MD

$10.00

none

1.079%

$1,209,750

$541,287

Caroline, MD

$10.00

0.50%

1.092%

$832,750

$541,287

Carroll, MD

$13.00

none

1.130%

$832,750

$747,500

Cecil, MD

$8.20

0.50%

1.0944%

$832,750

$630,200

Charles, MD

$14.00

0.50%

1.253%

$1,249,750

$1,249,125

Dorchester, MD

$10.00

1.00%

1.142%

$832,750

$524,287

Frederick, MD

$14.00

none

1.212%

$1,249,750

$1,249,125

Harford, MD

$6.60

1.00%

1.0899%

$832,750

$747,500

Howard, MD

$5.00

1.25%

1.156%

$832,750

$747,500

2

Montgomery , MD

Loan Program Options for Every Need Agency Conforming Loans Extended Rate Locks Programs Renovation Loans Non-Warrantable Condos USDA Loans Non-QM Products Super Jumbo Loans

$5.68

6.25%

$6.16

6.50%

$6.32

6.75%

$6.48

7.00%

$6.64

7.25%

$6.80

7.50%

$6.96 15 Years

4.50%

$7.65

4.75%

$7.78

5.00%

$7.91

Condos

5.25%

$8.04

Financing available on conventional loans for primary residences. FHA and VA financing must include property part of an approved Condo list.

Please contact your loan officer for details.

5.50%

$8.17

1.00%

0.7862%

$1,249,750

$1,249,125

Prince Georges, MD $5.50

1.40%

1.112%

$1,249,750

$1,247,125

Queen Annes, MD

$9.90

0.50%

0.942%

$832,750

$747,500

St. Mary's , MD

$8.00

1.00%

0.9598%

$832,750

$541,287

Talbot, MD

$12.00

1.00%

0.9152%

$832,750

$541,287

Washington, MD

$8.20

0.76%

1.040%

$832,750

$541,287

Wicomico, MD

$7.00

none

0.9219%

$832,750

$541,287

Worchester, MD

$6.60

0.50%

0.927%

$832,750

$541,287

Terms To Know

Kent, DE

N/A

4%

N/A

$832,750

$541,287

New Castle, DE

N/A

4%

N/A

$832,750

$630,200

Sussex, DE

N/A

4%

N/A

$832,750

$541,287

TRID - TILA-RESPA Integrated Disclosure: sets new disclosure standards for real estate transactions LE - Loan Estimate: replaces the Good Faith Estimate and the Truth in Lending Disclosure CD - Closing Disclosure: replaces the HUD-1 Settlement Sheet; buyers must receive CD at least 3 days prior to closing

*Main Street Home Loans will lend up to $1.5 million for eligible Veterans, service members, and survivors with full entitlement. **In Anne Arundel County and Baltimore City, homes over one million dollars will have a new tax applied. ***Transfer Tax shows County Tax only. State Transfer tax is +0.5 1 - On a $1 million+ house recordation tax is +0.15% and transfer tax is +0.6% additional 2 - Recordation tax is $8.90 per household per thousand up to $500,000 and $13.50 per thousand over $500,000 3 - $300 credit for owner occupant for County Transfer Tax

Factor

30 Years

Note: Veterans Affairs loans require a funding fee, which is based on various loan characteristics. Sales price cannot exceed the appraised value. Purchases (only) must have Automatic Underwriting System (AUS) approval. n a purchase transaction, reasonable closing costs may be paid by the seller, and the program is available with no points depending on credit profile, collateral, and current mortgage history.

$8.90

3

Sample Rate

FHA Mortgage Insurance Premiums 1.75% upfront 0.55% annually if LTV>95% 0.80% annually if LTV≤90%

Conventional Mortgage Insurance Options

USDA Mortgage Insurance

Monthly Single pay Split premium Lender paid

1.00% upfront 0.35 annually

Low to No-Money Down* Options for Qualified Borrowers USDA: 0% down VA: 0% down Conventional: 3% down HomeReady: 3% down HomePossible: 3% down FHA: 3.5% down *Closing costs and fees may apply

This is for informational purposes only. Make sure you understand the features associated with the loan program you choose, and that it meets your unique financial needs. Subject to Debt-to-Income and Underwriting requirements. This is not a credit decision or a commitment to lend. Eligibility is subject to completion of an application and verification of home ownership, occupancy, title, income, employment, credit, home value, collateral, and underwriting requirements. Not all programs are available in all areas. Offers may vary and are subject to change at any time without notice. Main Street Home Loans is a Division of NFM Lending, LLC NMLS 2893. For NFM Lending, LLC d/b/a Main Street Home Loans’ full agency and state licensing information, please visit www.mainstreethomeloans.com/licensing. NFM Lending, LLC d/b/a Main Street Home Loans (www.nmlsconsumeraccess.org). NFM Lending, LLC d/b/a Main Street Home Loans is not affiliated with, or an agent or division of, a governmental agency or a depository institution. www.mainstreethomeloans.com. Copyright © 2026 NFM Lending, LLC. America’s Common Sense Lender® Trade/service marks are the property of NFM Lending, LLC and/or its subsidiaries. Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act. www.nfmlending.com. Equal Housing Lender.

2026

Debt to Income Ratio

Seller Contributions Property Type

Down Payment

REALTOR REFERENCE GUIDE

Max Seller Paid Costs

Program

DTI Guideline

Conventional

up to 55%

USDA

per GUS approval

9%

VA

up to 55%

2%

The above are Max ratios allowed depending on the borrowers overall qualifications and Automated Underwriting approval

10% to 25%

6%

25% or more Min. 15% down

Primary or Second Home Investment

FHA

3%

FHA Primary

3.50% or more

0% or more

Foreclosure

7 years from Conventional completion

FHA

3 years from completion; FHA pays claim and clears CAIVRS

VA

2 years from foreclosure date

6%

Total Debt Ratio

VA

Primary

Program

up to 50%

Conventional 3 - 5%

Foreclosure, Bankruptcy, & Short Sale Cheat Sheet

4% plus reasonable customary closing costs

Bonus Reference Verified Gift Funds from an eligible source can be used for required down payment on owner occupied and second home purchases

Payment ( Housing ) ÷ Monthly Gross Income + Other Debts

Reference table above for specific product DTI limits.

Housing Ratio Housing Payment

÷ Monthly Gross Income

The housing payment includes mortgage insurance, homeowners insurance, taxes, interest and monthly mortgage principal

Bankruptcy

Short Sale

Ch. 7: 4 years from discharge

4 years from Ch 13: 2 years from completion discharge; 4 years from dismissal 3 years from Ch. 7: 2 years from completion if in discharge (AUS default at time of approval) sale. No seasoning if payments on time 12 Ch.. 13 2 year of months prior to short satisfactory sale and 12 months payments & court before application permission date.

Ch. 7: 2 years from discharge Ch. 13: 1 year of satisfactory payments & court permission

2 years from completion

USDA

3 years from completion

Ch. 7: 3 years from 3 years from discharge completion if in default at time of Ch. 13: 1 year of sale. Some satisfactory exceptions apply; payments & court contact your loan permission officer for details

Jumbo*

7 years from completion

7 years from discharge / dismissal

2 years from completion

2 years from

2 years from discharge / dismissal

2 years from completion

Non-Agency* completion

*Note: In some cases there may be exceptions with shorter waiting periods

Mike Jenkins, NMLS# 1746622 Home Loan Consultant 410.206.1877 | mjenkins@mainstreethl.com www.mainstreethomeloans.com/mjenkins This is for informational purposes only. Make sure you understand the features associated with the loan program you choose, and that it meets your unique financial needs. Subject to Debt-to-Income and Underwriting requirements. This is not a credit decision or a commitment to lend.

Eligibility is subject to completion of an application and verification of home ownership, occupancy, title, income, employment, credit, home value, collateral, and underwriting requirements. Not all programs are available in all areas. Offers may vary and are subject to change at any time without notice. This advertisement is strictly for builder and realtor informational purposes, and should not be disseminated to consumers. This document is not an advertisement for consumer credit as defined in 12 CFR 1026.2(a)(2). Main Street Home Loans is a division of NFM, Inc. d/b/a NFM Lending. For Main Street Home Loans, a division of NFM, Inc. d/b/a NFM Lending, full agency and state licensing information, please visit www.mainstreethomeloans.com/licensing. Main Street Home Loans’ a division of NFM, Inc. d/b/a NFM Lending NMLS #2893 (www.nmlsconsumeraccess.org). Main Street Home Loans a division of NFM, Inc. d/b/a NFM is not affiliated with, or an agent or division of, a governmental agency or a depository institution.www.mainstreethomeloans.com. Copyright © 2026 Main Street Home Loans, NFM, Inc. dba NFM Lending. America’s Common Sense Lender® Trade/service marks are the property of NFM, Inc. and/or its subsidiaries. Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act. www.nfmlending.com