Loan programs
See all 16 programsSix purchase programs, each underwritten in our Center City office rather than sold to an out-of-state desk.
Rate and term, cash-out, or a streamline that skips the appraisal. We run the break-even before you apply.
Second-lien options that leave a low first mortgage rate untouched.
Qualified on the property, not your tax returns. The reason most of our repeat clients came to us.
Tools and rates
See every toolFive working calculators. Every figure recomputes as you type, including the full amortization schedule.
Sample pricing, the points grid with break-even months, and a line-item closing cost sheet.
Who underwrites your file, where we are licensed, and what clients said afterwards.
NMLS #XXXXXXX · Licensed in PA, NJ, DE, MD · Equal Housing Opportunity
Philadelphia · since 2009
Purchase, refinance and investor mortgages across Pennsylvania, New Jersey, Delaware and Maryland. Flat fee, real arithmetic, and an answer you can act on today.
Every program has its own page with the guideline table, the process, the cost and a plain list of what tends to go wrong.
Six purchase programs from 3% down conventional to zero-down VA and USDA, with the score floors and down payment minimums published rather than hinted at.
See purchase programsloan programs, each with its own page, its own guideline table and its own honest list of what to watch out for.
All programs
We publish the break-even month before you sign a disclosure. Sometimes it says do not do this.
Refinance options
A HELOC or a fixed second leaves a low first-mortgage rate exactly where it is. Frequently the cheaper answer.
Equity options
DSCR, bridge, fix and flip and blanket portfolio loans. Qualified on the property, not your returns.
Investor deskA real amortization schedule for a real loan. Change any figure and the payment, the split and all thirty years of the table recompute.
| Year | Interest paid | Principal paid | Balance at year end | Equity from principal |
|---|---|---|---|---|
| 1 | $19,493 | $3,839 | $316,161 | $3,839 |
| 2 | $19,252 | $4,081 | $312,081 | $7,919 |
| 3 | $18,995 | $4,338 | $307,743 | $12,257 |
| 4 | $18,721 | $4,611 | $303,132 | $16,868 |
| 5 | $18,431 | $4,902 | $298,230 | $21,770 |
| 6 | $18,122 | $5,210 | $293,020 | $26,980 |
| 7 | $17,794 | $5,539 | $287,481 | $32,519 |
| 8 | $17,445 | $5,887 | $281,594 | $38,406 |
| 9 | $17,074 | $6,258 | $275,336 | $44,664 |
| 10 | $16,680 | $6,653 | $268,683 | $51,317 |
| 11 | $16,260 | $7,072 | $261,611 | $58,389 |
| 12 | $15,815 | $7,517 | $254,094 | $65,906 |
| 13 | $15,341 | $7,991 | $246,103 | $73,897 |
| 14 | $14,838 | $8,494 | $237,609 | $82,391 |
| 15 | $14,303 | $9,029 | $228,579 | $91,421 |
| 16 | $13,734 | $9,598 | $218,981 | $101,019 |
| 17 | $13,129 | $10,203 | $208,778 | $111,222 |
| 18 | $12,487 | $10,846 | $197,933 | $122,067 |
| 19 | $11,803 | $11,529 | $186,404 | $133,596 |
| 20 | $11,077 | $12,255 | $174,148 | $145,852 |
| 21 | $10,305 | $13,027 | $161,121 | $158,879 |
| 22 | $9,484 | $13,848 | $147,273 | $172,727 |
| 23 | $8,612 | $14,720 | $132,553 | $187,447 |
| 24 | $7,684 | $15,648 | $116,905 | $203,095 |
| 25 | $6,699 | $16,634 | $100,271 | $219,729 |
| 26 | $5,651 | $17,682 | $82,590 | $237,410 |
| 27 | $4,537 | $18,795 | $63,794 | $256,206 |
| 28 | $3,353 | $19,980 | $43,814 | $276,186 |
| 29 | $2,094 | $21,238 | $22,576 | $297,424 |
| 30 | $756 | $22,576 | $0 | $320,000 |
Scroll the table sideways and down to read the whole schedule.
Sample figures. Rates, tax rates and insurance costs shown are illustrations for this demonstration site, not a quote and not an offer to lend. Your actual payment depends on credit, program, property and the escrow analysis at closing.
Six programs, six credit boxes. Read down the column that stops you: the score floor, the down payment, the ratio cap or the mortgage insurance you cannot cancel.
| Program | Minimum score | Minimum down | Maximum DTI | Mortgage insurance | Limit, one unit | Occupancy |
|---|---|---|---|---|---|---|
| Conventional conforming | 620 (640 under 5% down) | 3% first-time, 5% repeat | 45%, to 50% with reserves | Cancellable at 80% LTV | $832,750 | Primary, second, investment |
| FHA 203(b) | 580 (500 with 10% down) | 3.5% | 43% manual, 50%+ with TOTAL | 1.75% upfront, 0.55% annual, life of loan above 90% LTV | $524,225 | Primary only |
| VA | No VA minimum, 600 overlay | 0% | 41% plus residual income test | None. Funding fee 2.15% first use | None at full entitlement | Primary only |
| USDA guaranteed | 640 for GUS | 0% | 29/41, higher with GUS Accept | 1.00% upfront, 0.35% annual | Income capped at 115% AMI | Primary only |
| Jumbo portfolio | 700 (680 with 30% down) | 10% to $1m, 20% to $2m | 43%, to 45% with 12 months reserves | None | $832,751 to $3,000,000 | Primary, second |
| DSCR investor | 660 (700 for best tier) | 20% purchase, 25% cash-out | Not used. DSCR 1.10 or higher | None | $100,000 to $2,000,000 | Investment only |
Swipe the table sideways to compare every column.
Sample guideline figures for 2026. Loan limits, score floors and ratio caps are illustrations for this demonstration site. Agency limits change annually, automated underwriting overrides published ratio caps in both directions, and Keystone applies its own overlays where stated.
Read all sixteen programsFront-end is housing over income. Back-end is all debt over income. Every program caps them differently, and the lower of the two is what actually binds.
Cap for this program: no separate cap
Cap for this program: 45%
Ratios are maximums, not targets. An approval at 45% is still an approval that leaves you 45% committed before groceries. Sample figures for a demonstration site; automated underwriting, reserves and residual income change the real answer.
In house since 2009
Most lenders your size send files to a processing center in another state and then relay the answers back to you a day late. Ours sit two doors from the originators. When a condition looks wrong, someone walks over and asks.
That is why our conditions arrive in one batch instead of a weekly trickle, and why our median from complete file to clear-to-close on conventional purchases is 12 business days.
Investor desk
Landlords who depreciate aggressively keep their tax bill low and their qualifying income lower. A conventional underwriter reads the bottom line. A DSCR underwriter reads the rent roll.
Amara runs this desk and owns eleven doors of her own, which is why her models carry realistic vacancy and turn costs rather than the appraiser's best case.
Four buckets, one total. Only the first is ours, and it is the smallest. The largest is a transfer tax the city sets and the contract splits.
What Keystone charges to originate, underwrite and close the loan. This is the only section we control, and it is flat.
Negotiable? Fixed. We publish it because a percentage-based origination fee on a $320,000 loan would be roughly three times this.
Ordered by us, performed by others, paid to them. Pennsylvania title insurance rates are filed with the state, so they do not vary by provider.
Negotiable? Partly. You may shop the settlement agent and survey. Title insurance rates in Pennsylvania are filed and identical everywhere.
Philadelphia has one of the highest combined transfer taxes in the country: 3.278% to the city plus 1.00% to the Commonwealth. Custom splits it evenly between buyer and seller.
Negotiable? Not by us, but the split is contractual. In a soft market buyers frequently negotiate a larger seller share.
Not a cost of borrowing. This is your own money moving forward in time: interest to month end, the first insurance year, and the escrow cushion.
Negotiable? Timing only. Closing on the 28th instead of the 19th cuts prepaid interest by about $490.
Cash to close, excluding the down payment
$12,463
On a $400,000 purchase with 20% down, settling on the 19th of the month. Sample figures for a demonstration site. Your Loan Estimate itemizes the real numbers within three business days of application.
Read the full cost sheetLonger locks cost more because the lender is hedging longer. Here is what each period costs, who pays for an extension, and the one float-down you get for free.
0.125 points per seven days, to a maximum of 30 days. If the delay is ours, we pay for the extension. That is written into our lock policy rather than decided case by case.
If the market improves by 0.250% or more after you lock, you may float down once to the new market rate less 0.125%. It must be requested at least ten calendar days before settlement, and it resets nothing else about your file.
An expired lock is repriced at worst-case pricing: the higher of the original locked rate or current market. This is industry standard and it is why we monitor lock calendars daily rather than weekly.
You can lock at application, before the appraisal is back. If the value comes in low and the loan-to-value changes tier, the pricing adjustment changes with it. We tell you the exposure in advance.
| Lock period | Cost | When we use it |
|---|---|---|
| 30 days | Base pricing | Refinances and quick settlements where the file is already complete |
| 45 days | 0.125 points | Our default on purchases. Most Philadelphia contracts settle inside it |
| 60 days | 0.250 points | Files with a subject-to-sale contingency or a slow condominium questionnaire |
| 90 days | 0.500 points | New construction and extended settlement dates |
Sample lock pricing. Extension and float-down terms shown are an illustration of a written lock policy, not a commitment. Lock pricing moves with the secondary market.
Market insights
County-level median price, days on market, assessment changes and the transfer tax arithmetic, refreshed every quarter and written for people making a decision rather than reading a press release.
You will speak to the person whose name is on your pre-approval letter. NMLS identifiers below are placeholders pending the client's licensing details.
Principal and branch manager
NMLS #XXXXXXX
Jumbo, self-employed, portfolio structuring
Senior loan officer, purchase
NMLS #XXXXXXX
First-time buyers, FHA, PHFA assistance layering
Loan officer, refinance and home equity
NMLS #XXXXXXX
Rate and term, cash-out, HELOC and second liens
Investor lending lead
NMLS #XXXXXXX
DSCR, fix and flip, bridge, blanket portfolios
Jumbo and self-employed specialist
NMLS #XXXXXXX
Bank statement income, asset depletion, restricted stock
Processing and closing manager
Not a licensed originator
Conditions, title coordination, settlement
Five pricing options on the same $400,000 loan. The break-even is simply the cost divided by the genuine monthly saving, and on this grid it lands at about five years either way.
Base case: $400,000 loan, 30 year fixed, par rate 6.125%, principal and interest $2,430.
6.375%
$2,495 / month
$4,000 received, $3,900 paid back by month 60
6.125%
$2,430 / month
Baseline for comparison
6.000%
$2,398 / month
$1,920 saved against $2,000 paid
5.875%
$2,366 / month
$3,840 saved against $4,000 paid
5.625%
$2,302 / month
$7,680 saved against $8,000 paid
Sample pricing, expires with the rate sheet. Buydown grids are republished each business morning and this one is an illustration for a demonstration site. It is not a quote, not a lock and not an offer to lend. Your own grid depends on credit score, loan-to-value, occupancy and lock period.
See the full rate sheetThe part we control
Rates move every morning and third-party fees belong to other people. Our own fee schedule does not move, and it is the same on a $150,000 loan as on a $1,500,000 one.
See every closing costSample fee schedule for demonstration. Third-party and government charges are set by others and are itemized separately on your Loan Estimate.
Sample credentials for a demonstration site. NMLS identifiers are placeholders pending the client's licensing details.
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