Mortgage Refinance - Lendmire
Loan Program

A new mortgage, built for now.

Refinance your existing home loan to lower your rate, shorten your term, or convert equity into cash. Conventional, FHA, VA, and DSCR refinance options — plus VA IRRRL and FHA Streamline programs for fast-track refinances on existing government-backed loans.

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The Fundamentals

A new mortgage, same address.

A mortgage refinance replaces your existing home loan with a new one — giving you the chance to update your rate, adjust your term, or access the equity you’ve built. The old loan is paid off at closing; the new loan takes its place. Whether your goal is to reduce your monthly payment, shorten your payoff timeline, or convert equity into usable cash, refinancing is one of the most flexible tools available to homeowners and investors.

Refinance strategies generally fall into two categories. Rate-and-term refinances restructure the loan without changing the balance — lower rate, different term, ARM-to-fixed conversion. Cash-out refinances replace the existing loan with a larger one and pay you the difference at closing — useful for renovations, investment purchases, or debt consolidation. Streamline programs like VA IRRRL and FHA Streamline offer faster, simpler paths for existing government-backed loans.

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Program Options

Three paths through refinancing.

Lower the rate, access the equity, or streamline your existing government loan — each built for a different goal.

Most Popular

Rate-and-Term Refinance

Restructure without significantly changing the balance. Lower your rate, shorten your term, switch ARM to fixed, or remove mortgage insurance. Conventional, FHA, VA, and DSCR options available.

Access Equity

Cash-Out Refinance

Replace your existing loan with a larger one and receive the difference in cash at closing. Up to 80% LTV conventional, 100% LTV VA, 75% LTV DSCR — for renovations, investments, or consolidation.

Fast-Track Refi

Streamline Refinance

VA IRRRL and FHA Streamline programs let existing government-backed borrowers refinance with minimal documentation. Usually no appraisal, reduced income verification, faster closing.

Refinancing replaces your existing loan with a new one. Closing costs typically range 2–5% of loan amount. Extending the term may increase total interest paid over the life of the loan. Break-even period should align with your ownership timeline. All loans subject to credit, property, and underwriting approval — and lender program eligibility.
Why Lendmire

Refinance math, done honestly.

Refinancing is a math problem disguised as a marketing problem. Closing costs of 2-5% of the loan amount. Break-even periods. Extension of total interest when you reset the clock. Whether cash-out actually beats HELOC pricing. Whether rate-and-term savings justify the fees over your remaining ownership timeline. Most refinance conversations skip the math and go straight to the sales pitch.

We run the actual numbers. Break-even analysis before the application. Full comparison between refinance, HELOC, and leaving the mortgage alone. Clear disclosure on how term extension affects total cost versus monthly savings. If refinancing is the right move, we structure it across conventional, FHA, VA, or DSCR depending on your profile. If it isn’t, we recommend HELOC, cash-out DSCR, or no action — whichever actually fits. Refinancing isn’t always the right answer. We’ll tell you when it is.

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Program Highlights

One tool. Four loan types.

Conventional Refi
Up to 95% LTV on rate-and-term for primary residences. 80% LTV on cash-out. Fannie Mae and Freddie Mac backed with great rates.
VA Refi & IRRRL
Up to 100% LTV cash-out for eligible veterans. VA IRRRL streamline with no appraisal in most cases. No PMI regardless of LTV.
FHA Refi & Streamline
Up to 97.75% LTV rate-and-term on primary residences. FHA Streamline with reduced documentation for existing FHA borrowers.
DSCR Refi
Qualify rental property refinances on rental income, not tax returns. Up to 80% LTV rate-and-term, 75% on cash-out.
Also Consider

Programs worth comparing.

Refinancing isn’t always the right move. These alternatives may deliver better economics depending on your situation.

Keep Your Rate

HELOC / Home Equity Loan

If you want to access equity without touching your existing mortgage rate, a HELOC or Home Equity Loan lets you borrow against equity with your primary loan untouched.

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Investment Property

DSCR Investor Loan

For rental property refinances, DSCR qualifies on property cash flow instead of personal income — no tax returns or W-2s required.

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Homeowners 62+

Reverse Mortgage

For homeowners 62 and older, a reverse mortgage may provide equity access without monthly payments — a structurally different path than a traditional refinance.

View Program →
Learning Center

Know before you borrow.

Refinance break-even guides, rate-and-term vs. cash-out comparisons, and streamline strategies from our licensed loan officers.

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Take the Next Step

Tools to move from reading to action.

Tool One

Refinance calculator

Estimate your new payment, total interest, and break-even period — the actual math behind whether refinancing makes sense for your situation.

Calculate Tool Two

Get pre-approved

Start your refinance pre-approval in under 30 seconds. A Lendmire specialist will follow up to confirm program fit and run break-even analysis.

Start Tool Three

Browse programs

See every loan program Lendmire offers — from refinance to HELOC to DSCR — and find the right fit.

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Get Started

See your refinance options in about 30 seconds.

Review rate-and-term, cash-out, and streamline programs available for your home or investment property. No commitment required.

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