The program menu
Five renovation loans, zero jargon
Every major renovation mortgage, explained the way a friend would. Each guide covers who it fits, the 2026 numbers, and the questions people actually ask.
FHA 203(k) Limited
The "make it yours" loan — up to $75,000 of cosmetic and non-structural work rolled into an FHA mortgage with just 3.5% down.
Read the guide →FHA 203(k) Standard
The full-gut option — structural work, additions, and major rehab financed into one FHA mortgage, guided by a HUD consultant.
Read the guide →HomeStyle Renovation
Fannie Mae's conventional renovation loan — flexible projects (yes, even pools), second homes and investment properties welcome.
Read the guide →CHOICERenovation
Freddie Mac's renovation loan — HomeStyle's twin, plus a streamlined eXPress version for smaller projects.
Read the guide →VA Renovation
For eligible Veterans — buy and renovate with 0% down, no monthly mortgage insurance, and the VA's famously strong terms.
Read the guide →Skip the reading
Text Ashland the property and the project. She'll quote the two best-fit programs side by side so the numbers pick the winner.
💬 Text 612-505-7663 →Cheat sheet
The 60-second comparison
| Program | Min. down | Reno budget | Structural work | Best for |
|---|---|---|---|---|
| FHA 203(k) Limited | 3.5% | Up to $75,000 | No | Cosmetic projects, flexible credit |
| FHA 203(k) Standard | 3.5% | To FHA county limit | Yes | Major rehab, additions |
| HomeStyle | 3–5% | 75% of as-completed value | Yes | Good credit, any project (even pools) |
| CHOICERenovation | 3–5% | 75% of as-completed value | Yes | Same as HomeStyle + eXPress track |
| VA Renovation | $0 | Program limits apply | No | Eligible Veterans |
2026 figures. General program characteristics — individual scenarios vary. FHA loan limits in Minnesota run $541,287–$552,000; the 2026 conforming limit is $832,750.
Found the almost-perfect house?
One conversation with Ashland puts real numbers on the table — the house, the renovation, and the single monthly payment that covers both. No pressure, no jargon, no obligation.