Mortgage
reimagined.
Lower your rate, access your home equity through a cash-out refinance, or restructure what you owe. A licensed mortgage brokerage that originates and arranges your loan end to end.
Example scenarios
Illustrative national averages as of Aug 6, 2026 (Freddie Mac Primary Mortgage Market Survey; other products estimated). Not a quote or commitment to lend - your rate depends on credit, loan amount, property type and other factors.
Built to make your payment smaller.
Lower your rate. Clear your debt.
Rate-and-term, cash-out, streamline, or HELOC - we model every scenario in plain English before you commit.
- Cash-out up to 80% LTV
- Access your home equity through a cash-out refinance
- No hidden fees, a soft-credit rate estimate
A partner desk that actually answers.
A dedicated partner portal, co-branded materials, and a TPO desk that responds in minutes - not days.
- Realtor + Builder programs
- White-glove support
- Real-time loan status
See how much you can save
Use your home equity to restructure what you owe - we'll model it against what you pay today.
Based on the points and fees you entered. Excludes third-party closing costs that are not finance charges.
Illustrative estimate only. Principal & interest plus a typical revolving minimum on the balances rolled in debt. Your actual rate and payment depend on credit, equity, and program.
A modern brokerage, run by humans.
Structured, not guessed
We structure and place your file with our lender partners in the background while you keep house-hunting.
Transparent by default
Every fee, every step, all in one dashboard. No surprises at signing.
Smart rate alerts
We watch the market 24/7 and tell you the moment to lock.
Rewrite the terms you already have.
Refinancing, cash-out and HELOCs are what we do most - and we structure your file to land a rate that actually fits your life. Buying instead? We do that too.
Lower your rate. Free up your cash.
Drop your monthly payment, access your home equity through a cash-out refinance, pull equity, or shorten your term. We model every scenario in plain English before you commit.
- Cash-out up to 80% LTV
- Rate-and-term + streamline options
- Investment & second-home programs
Buying instead? We do that too.
From first-time buyer to luxury jumbo, we structure financing up to 97% LTV with programs tailored to your goals - not the lender's quota.
- Loan options structured for your file
- Rate estimate with a soft credit check
- FHA, VA, Conventional, Jumbo & DSCR
Frequently asked.
How fast can I get pre-approved for a mortgage?
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A rate estimate is immediate and needs only a soft credit check. A pre-qualification from one of our brokers typically comes back within 24 hours. A full underwritten approval typically takes 24–48 hours once income and asset documents are uploaded, and does involve a credit check.
Does 8Twelve handle both home purchase and refinance loans?
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Yes. We offer purchase mortgages (FHA, VA, Conventional, Jumbo, DSCR) and refinance options including rate-and-term, cash-out, and streamline refinances in the states where we are licensed - see our Licensing & Disclosures page at /licensing for the current list.
How much can I borrow on a refinance?
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These are program maximums for qualified borrowers, not terms available to everyone: conventional rate-and-term refinances allow up to 97% LTV, FHA up to 97.75%, VA up to 100%, and cash-out refinances up to 80% LTV. Your eligibility depends on the loan program, the property, and your credit profile.
Are there any fees to apply or get a rate quote?
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No. A rate quote is free and uses only a soft credit check. A full application does include a credit check, which we run only with your permission. You only pay standard closing costs if you choose to move forward and close your loan.
Ready to lower your payment?
A 3-minute refinance application gets you a rate estimate — with a soft-credit rate estimate.
