Treadstone Mortgage

Treadstone Funding is a local Michigan mortgage lender that specializes in residential home loans and refinances. Our mortgage teams in Grand Rapids, Lansing, Grand Haven, Kalamazoo, and Traverse City work with buyers statewide to provide FHA, VA, USDA, and conventional mortgages supported by strong pre-approvals and a reliable closing process.

Many of our lenders are licensed in other States beyond Michigan, where we close loans with Neighborhood Loans.

Unlike big banks or national lenders, Treadstone doesn’t use call centers or use inexperienced lenders. Each loan is handled by tenured local mortgage professionals—from application to closing—resulting in faster decisions, fewer surprises, and a smoother home buying experience.

We work with first-time homebuyers, move-up buyers, veterans, rural buyers, investors, homeowners looking to refinance, and more. Whether you’re buying your first home or your fifth, our approach is always personal, local, and tailored to your situation.

Treadstone offers more than 25 residential mortgage options, including FHA loans, VA loans, USDA/Rural Development loans, conventional loans, bridge loans, and refinance options. Our team helps each borrower choose the loan that fits their goals, budget, and long-term plans.

Don’t Qualify? While we’re not financial advisors, we’ll help you plan for your future home purchase.

We focus only on residential mortgages, keep our teams local, and prioritize communication. Our experienced lenders guide you through the process step by step, making home financing feel straightforward instead of stressful.

There are several mortgage programs in Michigan that require little-to-no down payments. Contact your Loan Officer to see what program fits your needs best.

• Rural Development (RD): 0%
• Veterans Affairs (VA): 0%
• Conventional: 3%-5%
• FHA (Federal Housing Administration): 3.5%
• Michigan State Housing Development Authority (MSHDA) – 1%

Nope! Our pre-approvals are free! Contact your Loan Officer to get the process started.

Just like gas prices, interest rates for home loans in Michigan fluctuate daily. Please contact your Loan Officer to get an up-to-date mortgage quote.

Most mortgage pre-approvals are good for 90-120 days. If your financial situation has changed in that time frame, you will want to contact your Loan Officer right away to ensure that your pre-approval terms are still valid.

There are many factors that come into play when determining your interest rate, with your credit score being only one part of this equation. In general, a high credit score will help you get a lower interest rate.

An interest rate from a mortgage lender is a percentage of the principal balance on your loan charged on an annual basis. This interest is paid monthly and amortized over the term of the loan. APR (annual percentage rate) factors in all the costs and fees of the loan and expresses them as a percentage. It is to be expected that the APR is higher than the interest rate.

There are many credit models available. Many online credit monitoring companies use a different model than what is required when applying for a mortgage. Your lender will pull three credit bureaus’ scores and take your median score. We use Experian, Equifax, and TransUnion. The median of the three scores is considered your qualifying credit score for a mortgage.

Conventional mortgage loan investors Fannie Mae and Freddie Mac offer  first-time home buyer loan programs, known as HomeReady and Home Possible respectively. There are income limits and credit requirements that need to be met to qualify. These programs offer more favorable interest rates, lower private mortgage insurance (PMI), and flexibility on the amount you can put down.

A single credit inquiry from a lender will have little impact on your credit score. Credit scoring models also consider when a consumer is shopping for the best rate on a mortgage and do not penalize them for this comparison shopping.