Win-Win Mortgage®
(Principal & Interest)
Gift Mortgage®
(Interest-Only)
Optional Loan Servicing
Caregiver Mortgage®
(Reverse Mortgage)

Win-Win Mortgage ® (Principal & Interest)

Our Win-Win Mortgage ® is designed to help Lenders earn a better return than comparable safe investments, like, CDs or savings bonds, while providing Borrowers with a lower interest rate than otherwise offered by the banks. Borrowers save thousands in origination fees and interest — and money is kept in the family!

  • Amortized, Secured Promissory Note and Payment Schedule
  • Registered Mortgage, Deed of Trust, Security Deed & Legal Property Description
  • To purchase a home, refinance a home, renovate a home, or borrow home equity
  • Optional Loan Servicing, IRS 1098 & INT-1099 Tax Reporting
One-Time Setup Fee
Loan Size Price
$1,000,000+ $2,100
$501,000 – $1,000,000 $1,725
$301,000 – $500,000 $1,425
$201,000 – $300,000 $1,075
$101,000 – $200,000 $875
$1 – $100,000 $725

Gift Mortgage ® (Interest-Only)

Our Gift Mortgage ® is simply an interest-only loan. Some clients use the interest-only loan as an easy framework to manage annual gifting. With a low interest loan at the IRS Applicable Federal Rate (AFR), Lenders may choose to annually transfer wealth up to the IRS $14K per person limit. This framework can help clients keep money in their family while minimizing federal gift tax or imputed interest consequences.

  • Interest-Only, Secured Promissory Note & Payment Schedule
  • Registered Mortgage, Deed of Trust, Security Deed & Legal Property Description
  • Great for managed generational wealth transfer
  • Optional Loan Servicing, IRS 1098 & INT-1099 Tax Reporting
One-Time Setup Fee
Loan Size Price
$1,000,000+ $2,100
$501,000 – $1,000,000 $1,725
$301,000 – $500,000 $1,425
$201,000 – $300,000 $1,075
$101,000 – $200,000 $875
$1 – $100,000 $725

Optional Loan Servicing

Use our optional Family Mortgage loan servicing program, powered by FCI Lender Services, Inc., to set clear expectations, protect relationships, and generate accurate year-end tax forms.

  • Monthly payment reminders and statements
  • Electronic payment processing and online account access
  • IRS 1098 and INT-1099 tax reporting
  • No prepayment penalties

The Details

With over 35 years of experience, FCI Lender Services, Inc., makes it easy and convenient for families and advisors keep their loan on track with professional payment processing starting at $15 per month. Monthly statements to both the Lender and Borrower, electronic payment processing, and annual tax statements help eliminate awkward conversations and set clear repayment expectations for both parties.

The monthly servicing for family mortgage loans up to $400k is $15 per month.

The monthly servicing fee for loans over $400K up to $1M is an additional $10.00/month per $100K:

$500K = $25.00 | $600K = $35.00

$700K = $45.00 | $800K = $55.00

$900K = $65.00 | $1M = $75.00

Loans over $1M, add $20/month, per million:

$1.5M = $95.00 per month | $2.5M = $115.00 per month

Once the loan is activated for servicing, should the loan parties wish to amend any basic loan terms, there is a $55.00 data entry fee.

Lenders and Borrowers can view their loan’s status and payment history by logging into their secure account. Year-end IRS tax form detailing total principal and interest amount paid are mailed to both parties. This will ensure that the Borrower maximizes their annual mortgage interest tax deduction, and helps the Lender properly report their earned interest income.

Knowledgeable and friendly customer service representatives are available Monday thru Friday, 8AM – 5PM PST to respond to changes in loan payments or to help resolve payment issues.

Caregiver Mortgage ® (Reverse Mortgage) - $2,500

Our Caregiver Mortgage ® is a secured line of credit funded by the relatives of a retired homeowner. It allows the homeowner to receive tax-free cash borrowed against their home equity, knowing that their own family – not an institution – is building equity in their home. It offers may of the features and benefits that attract people to reverse mortgages, but without the costs and restrictions.

  • Secured Line of Credit Promissory Note
  • Registered Mortgage, Deed of Trust, or Security Deed
  • Joint Lender Agreement, Basic Property Report (Lien Search), Electronic Property Valuation
  • Loan Tracking and Annual Tax Reports
  • Supports multiple households (like, adult siblings) who wish to crowd fund the credit line

Setup Details: Four Easy Steps

Structure the Loan

Either the Lender or Borrower may initiate the online setup process, with the following exceptions: (1) If the Borrower’s subject property is in either Maryland, Pennsylvania, or Virginia, then the Borrower must submit our online Application and submit our one-time setup fee. (2) If the Lender lives in North Carolina, then the Borrower must submit our online Application and submit our one-time setup fee..

The family should be prepared to provide:

  • (A) Lender and Borrower contact information: Names, addresses, email addresses, phone numbers
  • (B) Subject property details: Property address, name of current owner of record, name of condo association if applicable
  • (C) Family Mortgage loan details: Loan amount, loan disbursement date, interest rate, payment term, late fee, lien position (1st, 2nd, or 3rd mortgage)
  • (D) Secure credit card payment information

The family sets their loan terms, but within our Standards.

Document the Loan

Within one business day of receiving the online Application, a Family Mortgage Advisor will call the family and their financial advisor to confirm the details of of loan. Within seven business days of receiving the online Application, we will email both parties their customized, state specific mortgage documents for review and approval.

Promissory Note: The Promissory Note establishes the legal debt between the parties and records how the debt is going to be repaid.

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. Attached to the Mortgage / Deed of Trust / Security Deed is the legal description of the property that we will obtain from the County authority where the subject property is located.

We will also include setup forms for our optional Family Mortgage loan servicing program.

When they’re ready, the Lender may disburse purchase funds directly to the Borrower’s closing attorney, title company, or escrow company that will conduct the real estate settlement.

For a refinance transaction, the Lender may disburse payoff funds directly to the Borrower’s current lien holder, per their instructions.

For other loans, the Lender may disburse funds directly to the Borrower.

National Family Mortgage ® does not disburse funds.

Register the Loan

For purchase loans, National Family Mortgage ® will coordinate the government registration of the loan with the Borrower’s closing attorney, title company, or escrow company. For other transactions, the family should return their original, notarized documents to National Family Mortgage ® for legal public recording at the appropriate government authority. This will allow the Borrower to legally deduct their mortgage interest payments from their federal tax return — just like with a bank mortgage.

*Please note, in addition to National Family Mortgage’s ® one-time fee for service, the following states require mortgage taxes must be paid at the time of County recording: Alabama, Florida, Hawaii, Georgia, Minnesota, New York, Oklahoma, Virginia, Tennessee

If the subject property is in one of the states listed above, please refer to the appropriate Free Guide for more information about these taxes.

Manage the Loan

Use our optional Family Mortgage loan servicing program, powered by FCI Lender Services, Inc., to set clear expectations, protect relationships, and generate year-end tax forms.

Setup Details: Four Easy Steps

Structure the Loan

Either the Lender or Borrower may initiate the online setup process, with the following exception: If the Borrower’s subject property is in Pennsylvania then the Borrower must submit our online Application and submit our one-time setup fee. Please be prepared to provide:

  • (A) Lender and Borrower contact information: Names, addresses, email addresses, phone numbers
  • (B) Subject property details: Property address, name of current owner of record, name of condo association if applicable
  • (C) Family Mortgage loan details: Loan amount, loan disbursement date, interest rate, payment term, late fee, lien position (1st, 2nd, or 3rd mortgage)
  • (D) Secure credit card payment information

You set your loan terms, but within our Standards.

Document the Loan

Within one business day of receiving the online Application, a Family Mortgage Advisor will call the family or financial advisor to confirm the details of the loan. Within seven business days of receiving the online application, we will email the family their customized, state specific mortgage documents for approval and notarized signature. The document package will also include an open lien search and an electronic valuation of the Borrower’s property.

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 record the individual rights and credit-line of each lender. The individual 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. Attached to the Mortgage / Deed of Trust / Security Deed is the legal description of the property that we will obtain from the County authority where the subject property is located.

When they’re ready, on the agreed upon loan issue date, the Lender may begin disbursing funds directly to the Borrower.

National Family Mortgage ® does not disburse funds.

Register the Loan

The family should return the original, notarized documents to National Family Mortgage ® for legal public recording at the appropriate government authority. You can rest assured that the Lender’s investment is protected with a registered mortgage lien.

Please note, in addition to National Family Mortgage’s ® one-time fee for service, the state of Florida requires a mortgage tax must be paid at the time of County recording.

It is the client’s responsibility to pay this additional tax. We will include an invoice for any required recording taxes when we email the parties their document package for review and approval. We will instruct them to include a check for any applicable taxes when they return your document package to us for proper recording.

Florida Mortgage Recording Taxes:

Intangible Tax: $0.20/$100

Documentary Stamp Tax: $0.35/$100

Manage the Loan

Our Caregiver Mortgage ® platform 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

All loan disbursements must be entered into our online management system during the month in which the disbursement occurred. IT IS THE CLIENT’S RESPONSIBILITY TO ENTER ALL DISBURSEMENTS ON TIME. Disbursements made in previous months that are not entered on time can only be entered through National Family Mortgage ® technical support. National Family Mortgage ® shall be 
entitled to a $50.00 administration fee, PER DISBURSEMENT, 
for manual entry of each missed disbursement and calculation of accrued interest.