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 — similar to a traditional bank mortgage.
This structure is commonly used when families want predictability, long-term accountability, and a clear path for equity to build over time.
Often used for:
- Helping a family member purchase a home
- Seller-financed family home sales
- Refinancing an existing mortgage or private loan
- 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 always a loan, not a gift. It is often used when families want formal documentation and security, but need lower required payments or greater flexibility.
Often used for:
- Long-term family wealth transfer
- Short-term or bridge financing
- Home equity support
- Transitional financing situations
- Family lending where cash-flow flexibility is important
Optional Loan Servicing
Optional Family Mortgage loan servicing, powered by FCI Lender Services, Inc., sets clear expectations, protects family relationships, and generates accurate year-end tax forms.
What’s Included:
- Email reminders, monthly statements, full loan accounting
- Electronic payment processing, no pre-payment penalties
- Borrower / Lender mobile app & online portal / support
- Annual IRS reporting (Borrower 1098 / Lender 1099-INT)
- Payoff statements & lien release filing*
*Except in Colorado, where title companies or attorneys typically handle filing lien releases.
There is a one-time Loan Servicing Account Setup Fee of $65, paid by the Lender, that will be deducted from the Borrower’s first loan payment before posting to the Lender’s designated bank account.
Loan Amount Monthly Fee (Paid by Borrower or Lender)
$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: If the Borrower’s property is located in New York, add $10 to the monthly servicing fee.
Optional Monthly Escrow of Property Taxes / Insurance Upgrade
- $175 one-time account analysis fee and up to an additional $17.50/month.
About FCI Lender Services, Inc.
Founded in 1982, FCI manages over $30B in loans and is rated a top “Special Servicer” by Fitch Ratings, Inc., fully compliant with Dodd-Frank and state servicing rules. Licensing info: *nmlsconsumeraccess.org (#4920)*.
FCI can also assist with allonge preparation, assignment preparation and recording, payment deferral agreements, loan modification agreements, payoff statements, and lien releases. Cancel anytime for $90.
For a complete schedule of additional available services and current pricing, please visit MyFCI.com.
Setup Details: Four Easy Steps
Products and Pricing for Your Clients
National Family Mortgage ® supports a defined set of intra-family mortgage and seller-financed home transaction structures. Pricing is standardized by transaction type and reflects documentation, coordination, and optional servicing considerations.
This page provides a high-level reference for advisors. Detailed structure, limitations, and costs are disclosed in the applicable National Family Mortgage® Guides, which clients must review in full before proceeding.
What’s Included with Every National Family Mortgage ®
Regardless of loan structure or use case, families receive the same core documentation framework and support.
Every family mortgage includes:
- Dedicated National Family Mortgage ® Team Member
Your family will be assigned a dedicated specialist who will guide you through the entire process. We can also connect directly with your real estate agent, financial planner, tax consultant, or estate attorney when involved. - Promissory Note
This document establishes the legal debt between Borrower and Lender, including repayment terms. - Mortgage / Deed of Trust / Security Deed
The lien security instrument pledges the Borrower’s property as collateral. Most states call this a “Mortgage,” some use a “Deed of Trust,” and Georgia requires a “Security Deed.” - Scheduling Confirmation with the Borrower’s Settlement Agent
We confirm scheduling details and expectations with the closing attorney, title company, or escrow agent. The settlement agent collects and remits municipality document recording fees (usually $50–$300, depending on state) and taxes. Please refer to the appropriate guide to learn more about the settlement agent’s role and details on any recording taxes in AL, FL, GA, MN, NY, TN, VA.
The Final Documents
After working with your National Family Mortgage ® team member, you may need to log back in and update certain information before generating your documents. Final loan documents will be delivered via Adobe Sign within 7 business days of setup form completion. All parties must also review, e-sign, and accept our Terms of Service. Document amendments may take up to three business days to process. Once approved via e-signature, final documents are automatically emailed to the settlement agent for execution and recording at the Borrower’s real estate closing.
Use of the Guides
Each transaction type has a dedicated National Family Mortgage ® Guide.
The Guides provide:
reveals
-
full pricing disclosures
-
structural requirements and limitations
-
common dealbreakers
-
coordination considerations advisors should be aware of
Clients are required to review the applicable Guide before moving forward.
Moving Forward
If, after reviewing the appropriate Guide, questions remain regarding pricing, transaction scope, or implementation logistics, advisors and their clients are welcome to Contact Us for clarification.
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