Win-Win Mortgage®
(Principal & Interest)
Gift Mortgage®
(Interest-Only)
Optional Loan Servicing
Win-Win Mortgage ® (Principal & Interest)
A Win-Win Mortgage ® is a fully amortizing mortgage loan between family members, with regular payments that include both principal and interest.
This structure is commonly used when families want predictability, long-term accountability, and a clear path for equity to build over time.
Advisors most often see this structure when clients want:
- predictable monthly payments
- steady principal reduction over time
- a repayment structure that closely resembles a traditional bank mortgage
- long-term clarity for both lender and borrower
This structure is commonly used for:
- family-financed home purchases
- seller-financed family home sales
- refinancing an existing bank or private mortgage
- long-term family financing with regular monthly payments
Gift Mortgage ® (Interest-Only)
A Gift Mortgage ® is an interest-only family mortgage. Monthly payments cover interest only, while principal repayment is handled separately over time.
Despite the name, a Gift Mortgage® is still a loan, not a gift.
Advisors most often see this structure when clients want:
- lower required monthly payments
- formal loan terms with recorded real-estate security
- flexibility around principal repayment
- a structure that may fit longer-term wealth-transfer or transitional planning objectives
This structure is commonly used for:
- long-term family wealth-transfer planning
- bridge or transitional financing
- home-equity loans
- situations where cash-flow flexibility is important
Optional Loan Servicing
Many families choose optional third-party loan servicing to keep monthly administration organized and to reduce friction over time.
Optional family mortgage loan servicing is powered by FCI Lender Services, Inc..
What Optional Loan Servicing Includes:
- monthly statements and payment reminders
- electronic payment processing
- full loan accounting
- borrower / lender online portal and mobile access
- annual IRS reporting support, including Form 1098 and Form 1099-INT
- payoff statements
- lien release support where applicable
Exception: In Colorado, title companies or attorneys typically handle lien releases.
One-Time Loan Servicing Account Setup Fee:
$65, paid by the Lender and deducted from the Borrower’s first loan payment before posting to the Lender’s designated bank account.
Monthly Servicing Fee (Paid by Borrower or Lender):
Loan Amount Monthly Fee
$0 – $400K $20
$400K+ – $500K $30
$500K+ – $600K $40
$600K+ – $700K $50
$700K+ – $800K $60
$800K+ – $900K $70
$900K+ – $1M $80
$1M+ – $2M $100
$2M+ – $3M $120
$3M+ – $4M $140
New York surcharge: Add $10/month if the Borrower’s property is located in New York.
Optional Monthly Escrow of Property Taxes / Insurance Account Upgrade:
- $175 one-time account analysis fee
- up to an additional $17.50/month
About FCI Lender Services, Inc.
Founded in 1982, FCI manages more than $30 billion in loans and provides mortgage servicing infrastructure designed to support payment processing, recordkeeping, and year-end reporting.
FCI can also assist with:
- allonge preparation
- assignment preparation and recording
- payment deferral agreements
- loan modification agreements
- payoff statements
- lien releases
For a complete schedule of additional services and current pricing, families should visit MyFCI.com.
Cancel anytime for $90.
Next Step
To evaluate fit, transaction type, limitations, and implementation considerations in more detail, continue to the applicable Guide or review Advisor FAQs.
Products & Pricing for Advisors and Their Clients
Loan Structures Available to Eligible Families
National Family Mortgage ® provides informational resources, software tools, templates, workflow support, and optional third-party servicing support for eligible intra-family mortgage and seller-financed home transactions.
This page is intended as a high-level reference for financial advisors, estate-planning attorneys, CPAs, trust officers, and real-estate professionals evaluating whether National Family Mortgage ® may be an appropriate fit for their clients.
Detailed requirements, limitations, costs, and common dealbreakers are addressed in the applicable National Family Mortgage ® Guide, which clients are expected to review before moving forward.
What Clients Receive
Regardless of loan type or use case, families using National Family Mortgage® receive access to the same core framework and workflow support.
Workflow Support
Each family is assigned a National Family Mortgage® support specialist to help keep the setup process moving, answer workflow questions, and help the family gather the information needed to create and use their own loan documents.
When appropriate, National Family Mortgage® may also communicate with the family’s real-estate agent, financial advisor, tax advisor, estate-planning attorney, or settlement agent so the basic transaction flow is understood.
Promissory Note Template
Families receive access to a Promissory Note template reflecting the core terms entered into the workflow, including:
- principal amount
- interest rate
- repayment schedule
- maturity date
- key note provisions
Mortgage / Deed of Trust / Security Deed Template
Families also receive access to the real-estate security instrument appropriate to the property state, typically a:
- Mortgage
- Deed of Trust
- Security Deed
Settlement-Agent-Ready Closing Framework
Family mortgage closings are handled through the borrower’s local settlement agent, such as a closing attorney, title company, or escrow company, depending on the state.
The settlement agent typically handles:
- execution of final closing documents
- funds flow
- lien recording
- collection of any applicable recording fees or taxes
Families use their finalized loan documents at closing and recording through the borrower’s settlement agent.
Final Documents
After the family completes the setup workflow, final loan documents are delivered electronically for review and e-signature.
Final loan documents are generally delivered within 7 business days after setup form completion. Document amendments may take up to 3 business days to process.
All parties must also review, e-sign, and accept the applicable Terms of Service before proceeding.
How Advisors Typically Use This Page
For advisors, this page is best used as a reference point for:
- identifying which note structure may fit the client’s goals
- understanding standardized setup pricing
- seeing what workflow support and optional servicing are available
- determining whether the family should move next to the applicable Guide
This page is not a substitute for the applicable Guide, and it is not intended to answer every transaction-specific question.
Use of the Guides
Each transaction type has a dedicated National Family Mortgage ® Guide.
The Guides provide:
- full pricing disclosures
- structural requirements and limitations
- common dealbreakers
- transaction-specific considerations
- optional servicing details
- closing and recording considerations advisors should understand
Clients are expected to review the applicable Guide before moving forward.
Setup Details: Four Easy Steps
Structure the Loan
Either the Lender or Borrower may submit their loan details through our secure online Setup Form, with the following exceptions:
(1) If the Borrower’s subject property is in Kentucky, Maryland, Texas, or Virginia, then the Borrower must submit the online Setup Form and submit our one-time setup fee.
The family should be prepared to provide:
- (A) Lender(s) and Borrower contact information:
Names, addresses, email addresses, phone numbers - (B) Subject property details:
Property address, name of condo association if applicable - (C) Family Mortgage loan details:
Loan amount(s), initial loan disbursement date, projected monthly disbursement, interest rate, term,
lien position (1st or 2nd mortgage) - (D) Secure credit card payment information
The family should also be sure to review our company Standards for complete restrictions and limitations.
Document the Loan
Within one business day of submitting their online Setup Form, a Family Mortgage Team Member will call the family to confirm the details of their loan.
All Caregiver Mortgages ® have three crucial components:
Promissory Note: The Promissory Note establishes the legal debt between the parties and records how the debt is going to be repaid.
Joint Lender Agreement In the event the loan includes multiple Lenders (households), this agreement will document the individual rights and credit-line of each Lender. The individual household credit-lines collectively comprise the total loan amount.
Mortgage / Deed of Trust / Security Deed: This is the legal security instrument through which the Borrower offers their property as collateral to the Lender in exchange for the loan.
Within seven business days of submitting their online Setup Form, we will email the family comprehensive loan documents for their review and approval. The documents will also include an open lien search and an electronic valuation of the Borrower’s property.
Register the Loan
After the family has reviewed and approved their loan documents, the documents are emailed to the Borrower’s closing attorney. The closing attorney will oversee the execution and government recording of the Family Mortgage.
State laws in over half of the country legally require local attorney participation when closing a loan secured by real estate. As an ever increasing number of states move towards this legal standard, we follow this protocol with every National Family Mortgage ® transaction.
Additionally, the local attorney’s involvement will help minimize liabilities for all parties, and further ensure a successful arrangement for everyone.
Attorney’s fees vary widely depending on experience, expertise, and scope of services.
Please note, in addition to National Family Mortgage’s ® one-time fee for service, the following states requires a mortgage tax must be paid at the time of County recording:
Alabama, Florida, Georgia, Maryland, Minnesota, New York, Tennessee, Virginia.
Please be sure your client reviews our Family Mortgage Guide for estimated state tax rates.
It is the client’s responsibility to pay this additional tax. The tax will be collected by the Borrower’s closing attorney.
The Lender will make any initial loan disbursement directly to the closing attorney’s client escrow account. Future disbursements will be made either directly to the Borrower, or to any appropriate third party on the Borrower’s behalf.
National Family Mortgage ® does not disburse funds.
Manage the Loan
Our Caregiver Mortgage ® Manager ensures expectations are clear, relationships are protected, and year-end tax reporting is simple.
- Individual and group reports
- Annotate disbursements
- Upload and attach images and receipts
- Individual annual tax reports
- Federal Patent No. US D788,142 S