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At Town and Country Bank and Peoples Prosperity Bank, we think constantly about the idea of home. We offer a wide variety of home mortgage loans to ensure you get the best home loan for your unique needs. Explore our home mortgage loan comparison below or contact our knowledgeable mortgage team to determine which home loan is best for you.

Standard Down Payment Mortgage Programs

The most common type of home loan is the Conventional Fixed Rate Mortgage. Fixed Rate Mortgages allow you confidently budget your monthly house cost and plan for the future. Learn More

30 Year Fixed-Rate Mortgage
A fixed rate loan with the stability and predictability of a monthly principal and interest payment that remains the same for the full 30 year loan term.

20 Year Fixed-Rate Mortgage
If you’d like to save on interest costs, consider a 20 year loan period. You’ll still enjoy the benefits of predictability and stability, but you’ll own your home more quickly and you’ll realize the cost savings of paying less in interest.

15 Year Fixed-Rate Mortgage
A 15 year fixed loan means you’ll own your home in half the time of the 30 year loan. This is a good fit for buyers that want to pay more each month in order to shorten the loan (and interest) period.

Jumbo Loans
If your home loan amount exceeds the current conforming loan limit (in most cases $424,000), a jumbo loan is for you.

Low Down Payment Home Loans

Just like home, your mortgage should fit your life. In some instances, home buyers can take advantage of products and programs that provide flexibility and favorable terms. It is our pleasure to review these options with you, matching them with factors in your life that may make you eligible. Learn More

Home Buyer Access Program
This program provides access to up to 100% home purchase financing for highly-qualified home buyers on either a 15-year fixed rate option or a 7-year adjustable rate mortgage product.

FHA Loans
Federal Housing Authority (FHA) products offer flexibility for the buyer and feature down payment options as low as 3.5% of the loan.

HomeReady® Program
This program is designed with affordability in mind to benefit credit-worthy low to moderate income borrowers.

Assist Bond Program
This program offers down payment and closing cost assistance in the form of a grant.

Illinois Housing Development Authority Program
The HomeIllinois program is a 30-year fixed rate mortgage with a variety of options to choose from, including FHA, VA (for Veterans), USDA (rural locations) and Conventional.

Loans for Veterans
With relaxed credit standards and low down payment options, the Veteran Affairs (VA) loan is geared specifically to help our valued veterans, military personnel and their surviving spouses obtain a mortgage and own a home.

Loans for Rural Properties
The USDA Rural Development Loan requires no down payment for the purchase of a home in a designated small town or rural area.


If you already own your home but seek to make changes to your mortgage and expenses, our home refinance process should be your next step. Our team will work with you to uncover options to improve your financial future.  Learn More


Home Improvement Construction Loans are here when you are ready to build a new home, add-on to your current home, or revitalize your current home through a renovation.  Learn More

FHA 203k Streamline Renovation Program
This FHA loan allows you to borrow money for home improvement.

Fannie Mae™ HomeStyle®
This is a convenient loan designed for homeowners considering moderate home improvements or home repairs.

Professionals Program

This loan program is designed to help buyers afford a home despite large amounts of student debt from attaining a professional designation.  Learn More

VA Renovation Program

Veterans can now purchase a home they love, while borrowing additional funds needed to make improvements to the property with our VA Renovation Program.

Types of Mortgages

With so many home loan options, it can be hard to decide which route you should take. Our friendly mortgage team is available to answer any questions and guide you through the decision-making process. Some common differences between mortgages include:

Fixed-Rate vs. Adjustable Rate

A fixed rate mortgage locks in the same interest rate for the entire payment term, even if you’re paying across several decades. An adjustable rate mortgage (ARM) features an interest rate that changes over time, usually every year after an initial fixed period.

Conventional vs. Government-Insured

Conventional loans are not insured by the government and harder to secure. If you have sufficient credit, steady income, and a down payment, you’ll generally find interest rates attractive. It’s easier to qualify for a government-insured loan, but they are generally less generous when it comes to interest rates. You’ll also probably have to buy mortgage insurance with a government-insured loan.

Conforming vs. Jumbo

A conforming loan amount falls within maximum size limits set by two government-controlled corporations. A jumbo loan amount exceeds the maximum size limits set for a home loan. You’ll need excellent credit, a large down payment, and, in most cases, a willingness to pay higher interest rates for a jumbo loan.

Understanding the Mortgage Process

While the mortgage process can be lengthy, our local lending team will walk you through each step and answer all your questions.

  • Review our Application Guide to find answers many of the most common questions about the mortgage application process.
  • Get started with a pre-approval letter to assure real estate brokers and sellers that you are a qualified buyer. If you apply now you could pre-qualify online in minutes or set up an appointment with us for a personal review of your circumstances in order to issue an official pre-approval.
  • View our mortgage calculator to help you decide which program is right for you. Our glossary section is designed to help you navigate the home buying language.
  • Our mortgage team will set your mind at ease as we help you gather needed documents, communicate with third parties, and prepare for your closing.

Why Choose Town and Country Bank and Peoples Prosperity Bank?

Locally owned and operated, we treat our clients like family. Like you, we value comfort, stability and community, and we know that a place to call home represents these treasured aspects. Finding the perfect spot for you and your family should feel reassuring, forward-looking and transparent. Our team of local, full-time mortgage lenders helps you capture the ideal loan for your situation, including refinancing, building, buying, or remodeling. As an experienced lender for government-insured loans, we are fast and efficient at getting you to closing!

Apply Today!

Request a consultation with our local mortgage team or apply today. Town and Country Banc Mortgage Services, Inc. is consistently rated the top housing lender in our market. That makes us the best bank for home mortgage financing, including government backed home loans. We close most home purchase mortgages in 30 days or less. Our friendly and attentive staff welcomes you to any of our branch locations in Springfield, Buffalo, Jacksonville, Lincoln, Decatur, Mt. Zion, Edwardsville, Fairview Heights, and Quincy, and our loan production office in Bloomington.