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.
Intra-Family Mortgage Pricing & How It Works
National Family Mortgage ® Products & Pricing
National Family Mortgage ® helps families document mortgage loans between immediate family members in a clear, structured, and professional way.
Families come to us for many reasons — helping a child purchase a home, buying or selling property within the family, accessing home equity, or refinancing an existing loan. While the situations differ, the goal is the same: replace informal financial help with a real mortgage that sets clear expectations and protects everyone involved.
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.
Learn More Before Moving Forward
Family mortgages involve real property, long time horizons, and important relationships. For a deeper understanding of how these loans work in specific situations, we recommend reviewing the Guide that matches your use-case.
Each Guide explains eligibility, timing, and use-case-specific considerations so you can decide whether a family mortgage is right for you.
You may also find these resources helpful:
Examines what happens when parents buy a home in their own names under time pressure, and how a later family sale with seller financing can still work.
Explains how recorded security affects enforceability, tax treatment, and long-term family expectations.
Shows the IRS-published benchmark rates families commonly use to support interest compliance, and as required by National Family Mortgage ®.
Examines what families can and cannot fix after funds have already changed hands, and why early documentation matters.
Examines how family loans are sometimes structured as second-position mortgages, and the challenges families face when coordinating with institutional lenders and loan originators unfamiliar with intra-family financing.