Your Local Mortgage Lender
Located in Arizona
Personalized Mortgage Experience
Nathan Rufty offers personalized service and loan options you'll love. We shop multiple lenders to find the best rate and product for you, getting you into your dream home faster.
With wholesale interest rates and cutting-edge technology, we make the mortgage process seamless. Trust the experts who focus solely on mortgages. Support your local community and experience elite client service.
Let us help you achieve your homeownership dreams!
The Home Loan Process
Mortgage Pre-Approval
Get pre-approved from one of our Loan Officers to see how much you can afford.
House Shopping
Work with a trusted Real Estate Agent to find a home you would like to move into.
Loan Application
Complete your home loan application to get the lending process started.
Don't take my word for it
Mortgage Programs
Experience the best mortgage experience located in Arizona.
Home Loan Options
Our experienced mortgage advisors will walk you through the best mortgage loan program that will fit your specific scenario.
Conventional Home Loans.
FHA Home Loans.
USDA Home Loans.
VA Home Loans.
Frequently Asked Questions
How often can I refinance my mortgage?
There is no limit to the number of times you can refinance. However, you must qualify every time you apply and there will be costs associated with closing the loan each time.
Can I buy a home if I do not have money for a down payment?
Yes! There are a number of bond programs that offer low or no down payment financing options.
How do I know which mortgage is right for me?
The key to choosing the right mortgage is to understand the range of options and features available to you, as well as your budget, circumstances, and goals. Our licensed mortgage professionals are here to help you navigate that process. The more you know, the more comfortable and confident you will be choosing the best option for you and your family.
How long will the loan process take?
The Truth in Lending Act (TILA) does not permit a lender to close a loan until at least seven (7) business days have passed from the date your application was received. A typical home loan takes 30 days, as a number of third-party services such as appraisals, title work, and credit are required in conjunction with the mortgage process. Once you familiarize your Loan Officer with the details of your specific loan scenario, they will be able to provide you with a more specific timeline.
Will I qualify for a home loan?
The only way to find out is to speak with a qualified mortgage professional. Our Loan Officers have helped numerous clients who didn’t know if they could qualify to become home owners. We take the time to understand your financial situation and long-term financial goals, and then match you with the loan program that best fits your needs. Your approval for a loan may also largely depend on the price of the home you are financing. Getting pre-qualified prior to beginning your home search can give you an idea of what you may be able to afford.
Why do people refinance their mortgages?
Homeowners typically refinance to save money, either by obtaining a lower interest rate or by reducing the term of their loan. Refinancing is also a way to convert an adjustable loan to a fixed loan or to consolidate debts.
How much money will I have to pay upfront to buy a home?
This question does not have a simple, one-size-fits-all answer. The exact amount will depend on the price of the home you buy as well the type of mortgage financing you choose. Depending on your loan program, your down payment could be as much as 20% of the home’s price or as little as 3%, while some loans require no down payment at all.
Can I get a mortgage after bankruptcy?
You may still qualify for a home loan even if you have experienced a bankruptcy. The best way to find out if you qualify is to talk with a Loan Officer to discuss your options. Be sure to bring all paperwork regarding your bankruptcy so your Loan Officer can find the program that best fits your situation.
Should I lock my interest rate now, or wait until we are closer to our closing?
Interest rates fluctuate all day, every day. If an interest rate is good, it may be in your best interest to lock now. If you wait, you run the risk of an increase in rates later. If you are concerned that rates may go down after you lock, contact your Loan Officer to discuss your options. Some programs allow you to lock for an extended period and choose to lower your rate should a better one become available.
Most Recent Blog Updates
What Happens to Your Home After You Pass With a Reverse Mortgage and What Your Heirs Need to Know
The Question Every Family Asks Before Saying Yes to a Reverse Mortgage
The number one question Nathan Rufty at Canopy Mortgage receives from seniors and their families before moving forward with a reverse mortgage is not about the money. It is about what happens to the home when the borrower passes. That question deserves a clear and complete answer grounded in the actual CFPB and HUD guidelines rather than secondhand fears or outdated assumptions.
The bank does not want your home. That is the foundational truth and everything else flows from it. Just as an auto dealer does not want to repossess a car, a lender is not in the business of acquiring and managing real estate. They are in the business of lending money and getting it back. The reverse mortgage program is built around that reality and the protections for heirs and surviving spouses reflect it.
What Happens When One Spouse Passes
In the vast majority of reverse mortgage situations both spouses are on the loan as co-borrowers. When one spouse passes the surviving spouse keeps the property as long as they continue to meet the eligibility requirements that were in place at the time of closing. The loan does not become due simply because one borrower has passed. Life continues in the home without disruption.
The situation changes when there is no surviving co-borrower or when an eligible non-borrowing spouse is involved. The guidelines for eligible non-borrowing spouses are updated regularly and Nathan Rufty references the CFPB website which was updated as recently as May 2025 to reflect the current requirements. Understanding where a specific situation falls in those guidelines requires a conversation rather than a general answer.
The Three Options Heirs Have
When both borrowers have passed and the loan becomes due the heirs have three clear options and no others.
They can sell the property. If the home is worth more than the loan balance the heirs sell the home, repay the full loan balance, and keep whatever remains. If the loan balance exceeds the appraised value the heirs pay no more than 95 percent of the appraised value. The FHA insurance that backs the HECM product covers the difference. The heirs are never personally liable for a balance that exceeds the home's value.
They can buy the property themselves. If the heirs want to keep the home in the family they can purchase it from the estate. The same 95 percent of appraised value rule applies when the loan balance exceeds the home's value. If the home is worth more than the loan balance they pay off the full loan balance and the equity above that remains in the family.
They can return the property to the lender. If the heirs do not want the property and the loan balance exceeds the value they can simply allow the lender to take the home back. There is no personal financial liability beyond the property itself. The FHA insurance absorbs the shortfall.
These are the only three options and they are straightforward. The choice among them depends on the family's circumstances, the relationship between the loan balance and the home's current appraised value, and what the heirs want to do with the property.
Why Communication With the Servicer Is Critical
When a borrower passes the most important action for heirs is immediate communication with the loan servicer. The servicer is the company that has been receiving payments or managing the loan. Lenders must follow a defined set of steps once a borrower passes and the timeline for heirs to respond and make decisions is structured but not unlimited. Heirs who do not communicate with the servicer promptly can find themselves in a foreclosure timeline that was triggered by inaction rather than intent.
The servicer is not the enemy in this process. They have their own requirements to follow and they cannot act on an heir's behalf without communication. Reaching out early, identifying which of the three options the family wants to pursue, and working through the process with the servicer's guidance is what protects heirs from unnecessary complications.
Why a Trust Is the Best Protection for Your Family
Nathan Rufty has his own property in a trust and recommends this approach to every client considering a reverse mortgage for one simple reason. Probate is slow, expensive, and complicated. A home that passes through probate without clear title direction can leave heirs with no rights to the property for an extended period while the court process plays out.
A properly structured trust ensures that when a borrower passes the property transfers to the designated beneficiaries immediately without going through probate. If both spouses pass everything goes to the children on whatever timeline and under whatever conditions the trust specifies. The three heir options remain available but the legal framework for exercising them is already in place rather than having to be established during the grief of losing a parent.
Nathan Rufty strongly recommends speaking with a qualified estate planning attorney about establishing a trust before or alongside a reverse mortgage. The cost and effort of doing it correctly upfront is dramatically smaller than the cost and complication of probate on the back end.
Who This Applies To and How to Have the Conversation
Nathan Rufty is licensed to do reverse mortgages in California, Arizona, Nevada, and Utah. Canopy Mortgage works with seniors in all four states who are exploring whether a reverse mortgage is the right tool for their situation.
The goal of the conversation is not to sell a product. It is to educate. If a reverse mortgage makes sense for your situation and your family you will know it by the end of the conversation. If it does not make sense that will be equally clear and you will walk away better informed than when you started.
Call or text Nathan Rufty directly at 909-503-5600 to have that conversation. If you are a senior who is not covering daily expenses with current income and you have equity sitting in your home there is a program designed specifically for your situation. Let's talk about whether it is right for you.
Sources
Mortgage Calculator
See your total mortgage payments using the tool below.
State Licenses
CA #CA-DOC292056
AZ #0946912
UT #12395907
NV #77114
