Family Opportunity Mortgage Loan Program

Home

Family Opportunity Mortgage Program

Help the people you love own a home — without living there yourself.

We help families buy a home for an elderly parent or a disabled adult child using conventional, owner-occupant financing — as little as 5% down.

Get Pre-Qualified Call (916) 271-4405
Paul Bozek · NMLS #189572 Unified Home Loans · NMLS #1965830 2270 Douglas Blvd Ste 215, Roseville, CA ★ 5.0 on Google — 133 reviews
Key Takeaways
Buy for family, priced like your own home. Purchase a home for an elderly parent or a disabled adult child with owner-occupied rates and as little as 5% down.
You do not have to live there. Your family member occupies the home as their primary residence — there is no distance requirement between their home and yours.
Standard conventional financing. Fannie Mae guidelines: credit scores from 620, documented income and assets, debt-to-income up to 50%.
Often the affordable path. Frequently costs less than assisted living or the higher rates and down payments of second-home and investment financing.
See How It Works

Family Opportunity Mortgage, Explained

The Basics

What is a Family Opportunity Mortgage?

It’s a conventional loan option that lets you buy a home for a family member and still get owner-occupied pricing and terms — even though you won’t be the one living there. Parents or legal guardians can buy for a disabled adult child, and adult children can buy for an elderly parent whose income isn’t enough to qualify on their own. Either way, you get the same low down payment and pricing as a primary residence purchase — not an investment property.

5%
Minimum Down Payment
620
Minimum Credit Score
50%
Max Debt-to-Income
133
Five-Star Reviews

Why families choose this program

Low down payment. As little as 5% down — far less than the 20%+ typically required on a second home or investment property.
Much lower interest rates. Treated as an owner-occupied primary residence purchase, so you qualify for primary-residence rates instead of investment-property pricing.
Possible tax deduction. Mortgage interest and property taxes may be deductible — talk to your tax professional about your specific situation.
No occupancy requirement. You are not required to live in the home yourself; the family member you’re buying for occupies it as their primary residence.
Qualifying

Who qualifies, and for what home

Qualifying works just like a standard conventional loan through Fannie Mae or Freddie Mac guidelines — with a few program-specific rules layered on top.

Borrower. Must be the parent/legal guardian of the child living in the home, or the child of the elderly parent living in the home. A co-borrower can be anyone, but must occupy at least one room in the home.
Care facility exception. If a parent is currently in a care facility, any family member may apply on their behalf.
Occupancy. The child or elderly parent must occupy the home as their primary residence, suitable for year-round living, with no outside management firm in control.
Property type. Single and multi-unit dwellings are allowed; timeshares and investment homes are not.
Credit & income. Credit scores as low as 620 accepted; higher scores mean better pricing. Standard income, employment and asset documentation required.
Debt-to-income. Ratio not to exceed 50% across all monthly debts on the credit report plus the new housing payment.
Cost Comparison

Could be cheaper than assisted living

Many families are looking at paying for assisted living out of pocket. Owning a second home for a parent can be a more affordable, more comfortable alternative — and it supports multi-generational living. For an elderly parent, income must not be sufficient to qualify alone, they must occupy the home as a primary residence, and there’s no distance requirement between homes — the parent is not a co-borrower, the adult child is, and may already own their own primary residence. For a disabled child, the same underwriting guidelines apply, and the home must be for the child’s use — it cannot be used as an investment or rental property.

Worth Knowing

A few things to weigh first

It is your loan, long term. As the borrower, the mortgage payment, property taxes, insurance and upkeep are your responsibility — and the payment counts in your debt-to-income ratio if you finance something else down the road.
Ownership stays with you. Equity and appreciation belong to you as the owner, which can carry estate and tax planning implications. A conversation with your tax professional is worth having before you buy.
Plan for change. If your family member’s health or living situation changes later, you still own the home — most families are glad to have the asset, but it helps to think through that scenario up front. We walk through all of this with you on the first call.
Client Reviews

What families are saying

“Unbeatable rates and top-notch service!”Juan H. Perez
“Paul was amazing on my Family Opportunity transaction.”Royal Kirkland
“I had a great experience working with the team at Unified Home Loans.”Terrence Navarra
Beyond the Family Opportunity Program

Our other loan products

Fixed & ARM loans FHA loans VA loans USDA loans Jumbo loans First-time home buyer programs Low down payment options Investment property loans No income doc loans Refinance loans
Get Started

Request Your Free Quote

Answer a few quick questions and we will follow up right away, or just call (916) 271-4405.

FAQ

Family Opportunity Mortgage FAQs

What is a Family Opportunity Mortgage? A conventional loan that lets you buy a home for a parent or adult child using owner-occupied pricing and terms, even though you won’t be the one living there.
Who qualifies for a Family Opportunity Mortgage? Parents or legal guardians buying for a disabled adult child, and adult children buying for an elderly parent whose income isn’t enough to qualify on their own.
Do I have to live in the home myself? No. The family member you’re buying for occupies the home as their primary residence — you don’t have to live there or even nearby.
What credit score and down payment do I need? Credit scores as low as 620 are accepted, and down payments start at just 5% — the same terms as a standard primary-residence purchase.
Is this the same as an investment property or second home loan? No. Because an immediate family member occupies the home as their primary residence, it qualifies for owner-occupied pricing and rates instead of the higher rates and larger down payments required for investment or second-home financing.
What states are you licensed in? We’re licensed across a wide range of states nationwide. Call us and we’ll tell you right away whether we can help with your specific situation.
Does my family member need to be a co-borrower on the loan? Usually not. In the parent-buying-for-a-child scenario the parent is typically the sole borrower, and in the adult-child-buying-for-a-parent scenario the child is typically the sole borrower.
Can I use this program for a sibling, grandparent, or other relative? This specific program is built around the parent-child relationship. If you are looking to help a different family member, call us and we can point you toward other options.
Is there a limit to how many homes I can buy this way? This program is designed to help with one family members residence, not to build a rental portfolio. Ask us about investment property options instead.
What are the income and credit requirements? Standard conventional underwriting applies: credit scores as low as 620, documented income and employment, and standard asset verification.

Ready to see if you qualify?

Tell us about your family’s situation and we’ll walk you through your options — no obligation.

Get Pre-Qualified Call (916) 271-4405