Portfolio & specialty · Portfolio product
When the guideline says no, a banker can still say yes.
A portfolio loan stays on Home State Bank's balance sheet instead of being sold. That lets us underwrite the whole picture, price off our own cost of funds, and service the loan ourselves for its entire life.
- Underwriting
- Common sense
- Servicing
- By us, forever
- Pricing
- Typically 0.50%+ below market
Best for
- Self-employed under two years
- Unique properties: acreage, mixed-use, non-warrantable condos
- Asset-rich, income-light borrowers
- Bridge and buy-before-you-sell situations
What we can do that a sold loan can't
Count income that automated systems ignore. Finance a property no investor has a box for. Structure a bridge so you can buy before you sell. Use judgment about a recent credit event with a good explanation. The bank is putting its own money at risk, so it is careful, but careful and rigid are different things.
How pricing works
Because portfolio loans aren't sold, we set the rate ourselves. For the programs we keep, our portfolio pricing has historically run at least 0.50% below the going 30-year fixed.
One building, start to finish
Application, processing, underwriting, closing, funding, and servicing all happen in our own building at 40 Grant Street, with our Appleton loan officers plugged straight into the same team. If something changes in your life ten years from now, you call us and someone who knows the file picks up.
Questions people ask
- Is a portfolio loan more expensive?
- Usually the opposite for the programs we hold. Where a portfolio loan carries a premium, it's because it finances something no one else will, and we'll tell you that plainly.
- Will my loan be sold later?
- Portfolio loans are originated to be held. We service them in Crystal Lake.
Often compared with
Next step
Ready to talk to a lender who can actually decide?
Start the application online, or call and ask for the mortgage department. Either way, a real human in Crystal Lake or Appleton takes it from there.