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.

This structure is often used when families want:

  • predictable monthly payments
  • long-term accountability
  • steady equity build-up over time
  • a mortgage structure that feels most similar to a traditional bank loan

Common uses include:

  • 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
One-Time Setup Fee
Loan Size Price
$1 - $300,000 $1,175
$300,001 - $500,000 $1,425
$500,001+ $1,875

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.

This structure is often used when families want:

  • lower required monthly payments
  • formal documentation and recorded security
  • flexibility around principal repayment
  • a structure that may work well for transitional or longer-term planning situations

Common uses include:

  • long-term family wealth transfer planning
  • short-term or bridge financing
  • home equity support
  • transitional financing situations
  • family lending where cash-flow flexibility is important
One-Time Setup Fee
Loan Size Price
$1 - $300,000 $1,175
$300,001 - $500,000 $1,425
$500,001+ $1,875

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

Once you understand the available loan structures, setup fees, and optional servicing choices, the next step is reviewing FAQs to answer the practical questions families most often have before moving forward.

National Family Mortgage ® Products & Pricing

Choose the Loan Structure That Fits Your Situation

National Family Mortgage ® helps eligible families formalize real-estate-secured loans between relatives using a defined documentation framework, local settlement-agent closing, and optional third-party loan servicing.

Families use these products for home purchases, seller-financed family home sales, refinances, and home-equity loans.

What’s Included with Every National Family Mortgage ®

Regardless of loan type or use case, families receive the same core framework and support.

Support Through the Setup Process

Each family is assigned a National Family Mortgage ® support specialist to help keep the setup process moving, answer questions about workflow and required details, and help families prepare for document generation and closing.

When appropriate, National Family Mortgage ® may also connect with the family’s real estate agent, financial advisor, tax advisor, estate-planning attorney, and settlement agent so everyone understands the transaction flow.

Promissory Note

The Promissory Note sets out the core loan terms, including:

  • principal amount

  • interest rate

  • repayment schedule

  • maturity date

  • other key note provisions

Mortgage / Deed of Trust / Security Deed

The security instrument pledges the borrower’s property as collateral for repayment.

Depending on the state, this may be called a:

  • Mortgage

  • Deed of Trust

  • Security Deed

Settlement-Agent Confirmation

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 closing documents

  • funds flow

  • lien recording

  • collection of any applicable recording fees or taxes

Families use the 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.

Once fully executed, the documents are provided for use at closing and recording through the borrower’s settlement agent.

All parties must also review, e-sign, and accept the applicable Terms of Service.

Before Moving Forward

Before proceeding, families should review the Guide that matches their situation.

Each Guide explains:

  • eligibility

  • timing

  • common dealbreakers

  • use-case-specific limitations

  • closing and recording considerations

  • optional servicing details

Helpful additional resources include:

Next Step

Once you understand the available loan structures, setup fees, and optional servicing choices, the next step is reviewing FAQs to answer the practical questions families most often have before moving forward.
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