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A Comprehensive Guide to Family Helping Family Mortgage (a.k.a. the Fannie Mae Family Opportunity Clause): Helping Your Elderly Parents or Adult Disabled Child Purchase a Home

May 19, 2025 by Kevin Martini

Let’s be real: the idea of buying a second home for someone else, without the sky-high rates or down payments? It sounds too good to be true.

But it’s not.

Welcome to the Family Opportunity Mortgage offered by the Martini Mortgage Group, a little-known loan program that could be a game changer for Raleigh families.

What is the Family Opportunity Mortgage?

Fannie Mae’s Family Opportunity Mortgage lets you buy a home for your aging parent or disabled adult child, as if you were buying it for yourself.

In plain terms? You get the benefits of an owner-occupied loan (lower rates, better terms), without the requirement of actually living in the home.

It’s not a loophole. It’s a lifeline.

Why It Matters in 2025

At Martini Mortgage Group, we’ve seen a sharp uptick in families in Raleigh and across North Carolina searching for smarter ways to support loved ones, without draining their own financial future.

Here’s the breakdown:

  • ✅ Lower interest rates than second home or investment loans
  • ✅ No minimum distance requirements (yes, you can buy down the street)
  • ✅ Smaller down payments—making it more accessible for buyers
  • ✅ No need to live in the home yourself

Whether you’re buying for a parent on a fixed income or a child with a permanent disability, this is the kind of flexibility most people don’t even know exists.

Common Questions (That We Get All the Time)

Q: Can I buy a house for my parents and use it as their primary residence?
Absolutely—this program was made for exactly that.

Q: Do I have to prove my parents can’t qualify on their own?
Yes. You’ll need to show they cannot afford the home themselves due to income limitations.

Q: Can I use this to buy a home for my adult child with a disability?
Yes, as long as there is documentation proving they cannot work or afford housing on their own.

Q: Can the home be close to my current residence?
Yes—unlike second-home guidelines, there are no distance restrictions.

What Most People Overlook

Let’s talk strategy. This mortgage isn’t about charity. It’s about creating security and preserving wealth.

Helping mom or dad stay nearby? That’s peace of mind.
Giving your disabled child a stable place to live? That’s legacy.

And if you’re working with a top Raleigh Mortgage Lender like Martini Mortgage Group, it’s also surprisingly affordable.

A Word of Warning

Not every lender understands how to structure this loan. And not every borrower qualifies.

That’s why it pays to work with a Certified Mortgage Advisor—someone like Kevin Martini or Logan Martini—who knows the guidelines, the strategy, and the why behind the loan.

Want to Know If You Qualify?

The Family Opportunity Mortgage might be your smartest financial move of 2025—but only if you structure it right.

Call Certified Mortgage Advisor and Raleigh Mortgage Broker Kevin Martini or Logan Martini for a judgment-free strategy session with the Martini Mortgage Group, Raleigh’s trusted team for mortgage clarity and confidence.



Logan Martini | NMLS 1591485 | Senior Mortgage Strategist | Martini Mortgage Group at Gold Star Mortgage Financial Group, Corporation | NMLS # 3446 | 507 N Blount St, Raleigh, NC 27604 | (919) 238-4934 | www.MartiniMortgageGroup.com | [email protected] | Equal Housing Lender


Kevin Martini | NMLS 143962 | Certified Mortgage Advisor | Martini Mortgage Group at Gold Star Mortgage Financial Group, Corporation | NMLS # 3446 | 507 N Blount St, Raleigh, NC 27604 | (919) 238-4934 | www.MartiniMortgageGroup.com | [email protected] | Equal Housing Lender

Filed Under: Buy a Home, Conforming Loan, Conventional Loan, Family Helping Family, Family Opportunity Mortgage, Fannie Mae, Freddie Mac, Home Loan, Home Loans, Mortgage, Raleigh, Raleigh Mortgage, Real Estate, Wake County Tagged With: Buying a Home in North Carolina, Buying a Home in Raleigh, Family Opportunity Mortgage, Logan Martini, Mortgage Tips, North Carolina, Raleigh, Real Estate

The Comprehensive Raleigh Homebuyer & Raleigh Mortgage Guide for Fall 2023 | Martini Mortgage Group Homebuyer Guide

September 12, 2023 by Kevin Martini

Embarking on the home-buying journey is both exciting and daunting. Raleigh mortgage broker Kevin Martini and Logan Martini present the Ultimate Raleigh Homebuyer and Mortgage Guide for Fall 2023, tailored to guide you every step of the way.

The Comprehensive Raleigh Homebuyer & Mortgage Guide for Fall 2023

Embarking on the home-buying journey is both exciting and daunting. Raleigh Mortgage Broker Logan Martini and Certified Mortgage Advisor Kevin Martini present the Ultimate Raleigh Homebuyer and Mortgage Guide for Fall 2023, tailored to guide you every step of the way.

About the Real Estate and Mortgage Guide (a.k.a. Martini Buyer Guide):

Crafted meticulously by Kevin Martini and Logan Martini, this guide is a beacon for first-time homebuyers and seasoned real estate navigators. With the ever-changing landscapes of real estate and mortgages, it’s crucial to have a trusted resource that demystifies the current housing scene and equips you with up-to-date insights.

In the Fall 2023 edition, you’ll dive into comprehensive articles explaining the nuances of the homebuying process and mortgage intricacies. From understanding the ebbs and flows of the real estate market to demystifying the mortgage realm, this guide ensures you’re armed with knowledge, confidence, and clarity.

Featured Insights in the Homebuyer Guide:

ultimate raleigh homebuyer guide and mortgage guide by martini buyer guide
  • Current Housing Market Analysis: Unravel the housing market dynamics and discover how Raleigh’s mortgage rates, hovering around 6% to 7%, are shaping the industry. Read More
  • Two Crucial Questions for Prospective Homebuyers: Dive deep into critical considerations, focusing on future home prices and mortgage rate trajectories. Explore the Insights
  • Strategic Homebuying Approaches: Discover the “Marry the home and flirt with the rate” strategy, pioneered by the Martini Mortgage Group, to make informed buying decisions. Uncover the Strategy
  • Mortgage Rates & Their Impact: Grasp how subtle shifts in mortgage rates influence your purchasing power and overall investment. Learn More
  • Down Payment Assistance: Initiatives and programs designed to bolster your home-buying potential, especially for those eyeing their first property or planning an upgrade. Check Out Available Programs
  • Homebuying Tactics in the Current Market: Revisit time-tested tactics like the Temporary Seller-Paid Buydown to enhance affordability and gain a competitive edge. Discover the Tactic
  • Long-Term Value of Homeownership: A deep dive into the sustained benefits of owning a home, complete with engaging graphics and evidence-backed insights. See the Benefits
  • The Mortgage-first Approach: Uncover why securing a mortgage should be your first step before diving into the house hunt. Know Why
  • Protection Against Inflation: Understand how homeownership protects against inflation, ensuring stable monthly housing expenses. Get the Details

Connect & Conquer Your Raleigh Real Estate Ambitions

With such a significant investment on the horizon, it’s natural to have many questions. Kevin Martini and Logan Martini are eager to discuss your insights from the Fall 2023 Martini Buyer Guide and aid you on this transformative journey. Reach out at (919) 238-4934 – your dream home awaits!

Certified Mortgage Advisor and Raleigh Mortgage Broker Kevin Martini
raleigh mortgage broker logan martini
Kevin Martini Certified Mortgage Advisor | Martini Mortgage Group
Kevin Martini has been an innovator in transforming how consumers view their mortgage lending relationship. Since 2006, Kevin Martini and his Group of …

Logan Martini Senior Mortgage Strategist | Martini Mortgage Group
I am a proud member of the Martini Mortgage Group. I believe in relationships because people matter most…I believe in the relentless pursuit of solutions …

About Kevin Martini: Kevin has revolutionized the home buying process with his bespoke mortgage strategies, having originated over a billion dollars in home loans since 2006. Recognized as one of the top 50 Mortgage Originators nationwide, Kevin’s mission revolves around fostering informed financial decisions, cultivating generational wealth, and progressing towards a secure retirement. Engage with his profound insights on the Martini Mortgage Podcast, Instagram, and YouTube channels.

2-1 Buydown: A Strategic Approach to Homeownership in the Current Mortgage Climate
In today’s rapidly shifting and unique real estate landscape, potential homebuyers may feel overwhelmed by the

Evaluating Your Wants and Needs as a Homebuyer
When it comes to buying a home, the process can be both exciting and overwhelming. With so many options

Understanding Home Prices and Raleigh Mortgage Rates: Key Questions to Consider
Gathering reliable information about the housing market is essential if you’re looking for a home. With

Filed Under: 1-0 Buydown, 100% financing, 2-1 Seller-Paid Buydown, Affordability, Buy a Home, buydown, buydown mortgage, Buydowns, Certified Mortgage Advisor, Down Payment, FHA Home Loan, Home Loan, Home Loan Rates, Home Loans, Home Values, Homebuying Strategies, Housing Market, Kevin Martini, Logan Martini, Martini Buyer Guide, MCC, Mortgage Broker, Mortgage Rates, mortgage strategy, North Carolina Housing and Finance Agency, Raleigh, Raleigh Mortgage, Raleigh Mortgage Broker, Raleigh Real Estate, Real Estate, real estate market, Seller Strategy, temporary buydown, Things to Consider when Buying a Home, zero down payment Tagged With: Buying a Home in Raleigh, Down Payment Assistance Raleigh, First-Time Homebuyer Tips, Homeownership Benefits 2023:, Kevin Martini, Kevin Martini Expertise, Logan Martini, Mortgage Insights Fall 2023, Mortgage Rate Strategies, Mortgage Tips, Protect Against Inflation, Raleigh, Raleigh Homebuying Guide, Raleigh Mortgage Broker, Raleigh Mortgage Lender, Raleigh Real Estate Trends

Unlocking the Power of Buydown Mortgages: A Game-Changing Strategy for Buyers and Sellers

June 27, 2023 by Kevin Martini

In today’s real estate market, having a well-planned mortgage strategy is crucial for buyers who want to stand out and increase their chances of getting their offer accepted. Logan Martini with the Martini Mortgage Group offers a game-changing mortgage strategy allowing buyers to control the transaction and set the pace. One of their advanced strategies is the buydown mortgage, which offers immediate savings and introduces a new dynamic to property transactions.

A buydown mortgage involves the seller contributing funds to lower the buyer’s mortgage interest rate. This unconventional approach benefits both the buyer and the seller, satisfying the buyer’s desire for a lower cost while allowing the seller to maintain the sales price and maximize profits. It transforms the transaction into a win-win situation for both parties.

There are two types of buydowns: temporary and permanent. A temporary buydown lasts for a specific period, usually, one to three years, during which the seller pays a lump sum to reduce the buyer’s interest rate. On the other hand, a permanent buydown lowers the interest rate for the entire loan term and requires a more significant contribution from the seller.

While requesting a seller to buydown the mortgage rate may initially seem like asking them to make a financial sacrifice, it can actually be an appealing option for sellers. By avoiding a reduction in the sales price, sellers can expedite the sale process, especially in markets where lowering the price may result in a faster sale.

Four Benefit from Permanent Buydown with Seller-Paid Points

As a primer, “Seller-paid points” are where the seller pays points to reduce the interest rate on a mortgage. One point = 1% of the loan amount paid upfront to your mortgage lender at the closing. This buys you a lower interest rate on your mortgage and a lower monthly payment. 

  1. More Purchasing Power — Paying points to reduce your rate can have 2-3 times the impact on your purchasing power vs. reducing the purchase price by that same amount. For illustration:
    • 2 points on a $500,000 mortgage = $10,000. You’d probably need to reduce your purchase price by $20,000 – $30,000 to have the same impact on your monthly payment.
    • 2 points on a $1,000,000 mortgage = $20,000. You’d probably need to reduce your purchase price by $40,000 – $60,000 to have the same impact on your monthly payment
  2. Less Interest Costs Over The Life Of The Loan  — Your total savings over the life of the loan is likely to be significantly more with seller-paid points vs. a reduction in the purchase price. It could end up being 2-3 times the impact, depending on the specifics of your situation.
  3. Easier to Qualify For A Mortgage — Your interest rate and monthly payment would all be lower with seller-paid points vs. a reduction in the purchase price. This means that your debt ratio would also be lower, and it would likely be easier for you to qualify for financing.
  4. BOTH Buyer And The Seller Get A Tax Benefit — Seller-paid points are tax-deductible to the buyer if the buyer itemizes their tax deductions. Meanwhile, sellers can deduct points paid on behalf of the buyer against their capital gain when they sell the property. The seller-paid points are considered a “cost of sale.” Please see IRS Publication 936 for more details.

Here are four ways a seller can benefit from this strategy:

  1. Their House Becomes More Affordable To a Wider Pool Of Buyers — Paying points on behalf of the buyer can have 2-3 times the impact on the buyer’s purchasing power vs. reducing your list price. That’s because most buyers use mortgage financing. In other words, instead of lowering the list price, agree to buy down the buyer’s interest rate. This increases the buyer’s purchasing power and makes your house more affordable to a broader range of buyers who may have otherwise been priced out of the market.
  2. Seller Could Save Money Vs. Lowering Their List Price — A seller would have to reduce your list price by 2-3 times the number of points paid to have the same impact on the buyer’s monthly payment. 
  3. Seller Gain A Competitive Advantage Vs. Other homes Listed For Sale — Seller-paid points could give a seller a competitive advantage in today’s changing market. This could save you the aggravation and financial loss of significantly reducing your list price to compete with other homes that may be listed for a lower price.
  4. BOTH Buyer And The Seller Get A Tax Benefit — For more details, please see IRS Publication 936 or consult with your tax professional.

How A Buyer Can Benefit From A Temporary Buydown

As a primer,

There are 3 types of temporary buydowns (e.g., 1-0, 2-1 and, 3-2-1).  

A “1-0 Buydown” is where you or the seller pay a fee at the closing to reduce the interest rate on your mortgage by 1% in year 1. This results in temporarily lowering your monthly payment and potentially making the home more affordable to a buyer.

A “2-1 Buydown” is where you or the seller pay a fee at the closing to reduce the interest rate on your mortgage by 2% in year 1 and 1% in year 2. This results in temporarily lowering your monthly payment and potentially making the home more affordable to a buyer.

A “3-2-1 Buydown” can sometimes also be used, although a 2-1 Buydown is more common. A 3-2-1 buydown is where you or the seller pay a fee at the closing to reduce the interest rate on your mortgage by 3% in year 1, 2% in year 2, and 1% in year 3.

What Are the Benefits Of A 2-1 Buydown With The Martini Mortgage Group?

A 2-1 Buydown reduces your interest rate and monthly payment during the first few years of homeownership, making the home more affordable for you. It can also allow you to benefit from owning a home now so you can start to build equity vs. waiting a few more years and continuing to rent. If the seller pays for the 2-1 Buydown, it would have a much greater impact on your monthly payment than asking the seller to reduce the list price of the home. This could be a great negotiating tool because a greater percentage of homes listed for sale in today’s market are seeing price reductions.

What Happens When The Interest Rate Goes back To Normal?

In year 3 of a 2-1 Buydown, your interest rate would adjust to its normal “note rate.” If market interest rates are the same or higher than they are today, you would just keep the loan and pay the normal payment. However, if a recession happens, as is being predicted by many economists, mortgage rates may come down again. In that case, you may be able to refinance at the then-current rates. Keep in mind that interest rates are cyclical. They tend to go up when the economy is doing well, and they tend to go down when the economy is doing poorly. 

How A Seller Can Benefit From A Temporary Buydown?

When a seller offers to pay for a 2-1 buydown it could give the transaction a competitive advantage vs. other homes listed for sale in today’s changing market. That’s because interest rates have more like riding a roller coaster than a merry-go-round in recent years, creating an affordability crisis for many potential buyers. A 2-1 buydown could also save you the aggravation and financial loss of having to significantly reduce your list price in order to compete with other homes that may be listed for a lower price.

martini factor bottom line

Utilizing a mortgage strategy such as buydown mortgage, can be a powerful tool for both buyers and sellers. By understanding and effectively communicating the benefits, buyers can enhance their purchasing power, while sellers can attract more potential buyers and potentially save on costs. Working with a Mortgage Strategist like Logan Martini from the Martini Mortgage Group can provide valuable insights and help buyers and sellers navigate the complexities of the real estate market.

raleigh mortgage broker logan martini

Logan Martini | NMLS 1591485 | Senior Mortgage Strategist | Martini Mortgage Group at Gold Star Mortgage Financial Group, Corporation | NMLS # 3446 | 507 N Blount St, Raleigh, NC 27604 | (919) 238-4934 | www.MartiniMortgageGroup.com | [email protected] | Equal Housing Lender

Filed Under: 1-0 Buydown, 1-0 Seller Paid Buydown, 2-1 Buydown, 2-1 Seller-Paid Buydown, 3-2-1 Buydown, 3-2-1 Seller Paid Buydown, Affordability, Buy a Home, buydown, buydown mortgage, Buydowns, competitive advantage, Logan Martini, Mortgage Broker, Mortgage Rates, mortgage strategy, permanent buydown, Raleigh, Raleigh Mortgage, Raleigh Mortgage Rates, Real Estate, real estate market, temporary buydown Tagged With: buydown mortgage, Buying a Home in Raleigh, Logan Martini, Martini Mortgage Group, mortgage strategy, Mortgage Tips, permanent buydown, qualifying for a mortgage, Raleigh, Raleigh Mortgage Broker, real estate market, temporary buydown

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    Martini Mortgage Group at Gold Star Mortgage Financial Group, Corporation | NMLS # 3446 | For licensing information go to: www.nmlsConsumerAccess.org and/or www.GoldStarFinancial.com Please review our Disclosures & Licensing information | Gold Star Mortgage Financial Group Corporation has no affiliation with the US Department of Housing and Urban Development, the US Department of Veterans Affairs, the US Department of Agriculture or any other government agency. Equal Housing Lender. For further information about Gold Star Mortgage Financial Group, Corporation, please visit our website at www.GoldStarFinancial.com. Receipt of application does not represent an approval for financing or interest rate guarantee. Applicant subject to credit, acceptable appraisal, title, and underwriting approval. Not all applicants will be approved. Other terms and conditions apply. Contact Gold Star Mortgage Financial Group, Corporation for more information and up-to-date rates.

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