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

Win-Win Mortgage ® (Principal & Interest)

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

  • Amortized, Secured Promissory Note and Payment Schedule
  • Registered, tax deductible Mortgage, Deed of Trust, Security Deed & Legal Property Description
  • For Primary Financing, Secondary Financing, or 100% Financing
  • 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 $15K per person limit. This framework can help you keep money in your family while minimizing federal gift tax or imputed interest consequences.

  • Interest-Only, Secured Promissory Note & Payment Schedule
  • Registered, tax deductible 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 your relationship, 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 to keep your Family Mortgage on track with professional payment processing starting at $15 per month. Monthly statements to both you and your 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.

You can view your loan’s status and payment history by logging into your secure account. Year-end IRS tax form detailing total principal and interest amount paid are mailed to both you and your Borrower. This will ensure that your Borrower maximizes their annual mortgage interest tax deduction, and help you properly report your 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.

Setup Details: Four Easy Steps

1. 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 Kentucky 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.

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
2. Document the Loan

Within one business day of submitting your online Application, a Family Mortgage Advisor will call you to confirm the details of your loan. Within seven business days of submitting your online Application, we will email both parties your 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 you 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 you’re ready, you may disburse the purchase funds directly to the Borrower’s closing attorney, title company, or escrow company that will conduct the real estate settlement.

National Family Mortgage ® does not disburse funds.

3. Register the Loan

National Family Mortgage ® will coordinate the government registration of your loan with the Borrower’s closing attorney, title company, or escrow company. This will allow your 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

It is the client’s responsibility to pay these additional state specific taxes. The Borrower’s closing attorney, title company, or escrow company will collect these taxes at the closing / real estate settlement.

If your subject property is in one of the states listed above, please refer to our free Family Mortgage Guide for more information about these taxes.

4. Manage the Loan

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