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Westmorland is a small Imperial County town where conventional financing often falls short. Portfolio ARMs fill that gap for buyers and investors the standard market ignores.
HousingWire flagged ARM demand shifting as fixed rates hit 6.57%. That shift matters here — a portfolio ARM can open doors a 30-year fixed slams shut.
620 (typical)
Min Credit Score
20% common
Down Payment
5 or 7 years typical
Fixed Rate Period
Non-QM / Portfolio
Loan Type
Portfolio ARMs in Westmorland
These are non-QM loans. Lenders don't follow Fannie or Freddie guidelines. That means more flexibility on income docs, property type, and borrower profile.
Most portfolio ARM lenders want a 620+ credit score and 20% down. Some go lower on the score if the equity position is stronger. Rates vary by borrower profile and market conditions.
Local decision guide
Use this guide to connect portfolio arms eligibility, lender expectations, and local market factors before comparing payment options in Westmorland.
Westmorland is a small Imperial County town where conventional financing often falls short. Portfolio ARMs fill that gap for buyers and investors the standard market ignores.
HousingWire flagged ARM demand shifting as fixed rates hit 6.57%. That shift matters here — a portfolio ARM can open doors a 30-year fixed slams shut.
These are non-QM loans. Lenders don't follow Fannie or Freddie guidelines. That means more flexibility on income docs, property type, and borrower profile.
Retail banks rarely offer portfolio ARMs in small rural markets. You need a broker with access to wholesale lenders who actually hold loans in-house.
We work with 200+ wholesale lenders. Several specialize in portfolio products for exactly the type of properties and borrowers common in Westmorland.
Portfolio ARMs work best when you have a clear exit. A 5/1 or 7/1 ARM gives you a fixed rate for the first five or seven years — then adjusts.
If you plan to sell, refinance, or pay down within that window, you capture a lower initial rate without the long-term risk. That's the play here.
A conventional ARM gets sold to the secondary market. A portfolio ARM stays with the originating lender. That single difference drives all the flexibility.
DSCR loans are close cousins — good for investors with rental income. But if you need income flexibility beyond rental cash flow, a portfolio ARM often wins.
Imperial County has a large agricultural economy. Many borrowers here are self-employed, seasonal earners, or own non-warrantable properties — all hard fits for conventional loans.
Westmorland properties sometimes have well, septic, or acreage features that Fannie Mae rejects outright. Portfolio lenders underwrite to their own standards, which changes the outcome.
The lender keeps it on their books instead of selling it. That means they set the guidelines — not Fannie Mae or Freddie Mac.
Many portfolio lenders accept rural and ag-adjacent properties that conventional lenders reject. It depends on the lender and the property specifics.
Most lenders start at 620. A stronger equity position can sometimes offset a lower score — ask your broker what the lender's actual floor is.
It adjusts based on an index plus a margin. Rate caps limit how much it can move per adjustment and over the loan's life.
Retail banks often skip small markets. A broker with wholesale lender access can find portfolio ARM programs that never show up at a local bank.