What Is a Mortgage?

Learn How Mortgages and Mortgage Loans Work

A mortgage is a loan you use to buy or refinance real estate. Mortgages have two parts. The first is the promissory Note (or simply, “Note”), which is a financial agreement between you and your lender. The lender agrees to give you money to finance a home (also called the principal) in return for your promise to pay back the money, with interest.

The second is the mortgage or deed of trust, which is a legal agreement that provides the lender with a lien on your property to secure repayment of the debt. The mortgage or deed of trust gives the lender the right to begin the foreclosure process if you fail to make payments, as required under the Note.

This difference explains why you’ll often see the phrase “Note” in application documents and official communications from your lender. Don’t worry about using the words “Note” instead of “mortgage.” Your lender will know what you mean.

How Does a Mortgage Work?

As part of the mortgage application process, you will receive documents and disclosures that define the loan agreement between you and your lender. These documents will provide you with information, including:

• Loan amount or principal. This is the amount of money you will receive to finance your house when the mortgage closes.
• Interest rate. This is the rate of interest you must pay the lender to borrow money. Interest rates are expressed as percentages and based on the loan amount.
• Fixed rate or adjustable rate. With a fixed-rate mortgage, your interest rate stays the same over the life of the loan. With an adjustable-rate mortgage, your interest rate can change, and your mortgage will define how, when, and by how much your rate can change.
• Annual Percentage Rate (APR). An annual percentage rate includes the costs associated with getting a mortgage, like lender fees, discount points, mortgage insurance, and closing costs. The APR can help you better understand the total cost of a mortgage. Learn more about mortgage rates, versus APR.
• Term. Your term is the number of years you’ll have to pay a mortgage back. For example, when you get a 30-year mortgage, it means that you’ll have 30 years to pay off the mortgage. Lenders frequently offer mortgages with 15- or 30-year terms.
• Projected monthly payment. This is the estimated total cost of your monthly mortgage bill, including payments for the principal, interest, mortgage insurance (if required by the loan), property taxes, and homeowners insurance.
• Prepayment penalty. There may be a cost associated with paying off the mortgage sooner than the terms require. When a mortgage has prepayment penalties, they often apply to the first several years of the loan’s term.
• Closing costs and cash to close. Closing costs are fees you'll pay when you finalize your agreement with the lender (also called "closing" or "settlement"). Sometimes, you may be able to add your closing costs to your mortgage amount. Other times, you may need to pay these costs, in cash, at closing. “Cash to close” is the amount of cash you will need to bring to settlement to pay your closing costs.
• Loan costs. A summary of costs associated with the mortgage that can include mortgage discount points, application fees, underwriting fees, appraisal fees, credit report fees, and more.
• Total Interest Percentage. This is the total amount of money you will pay in interest over the life of the loan.
• Amortization. Amortization is a method of paying off debt in equal installments that include varying amounts of interest and principal payments over the life of the loan. An amortization schedule is a fixed table that shows how much of your monthly payment goes toward interest and principal each month for the full term of the loan.
• Late payments. A late payment defines when your mortgage payment is considered late and how much the late fee will be. Mortgages typically state whether partial payments are allowed and how these payments will be applied, too.
• Escrow account. Your lender may require you to make regular payments toward your property taxes and homeowners insurance, which they will keep in an escrow account and pay for you when these costs come due.
• HOA or condominium fees. Your mortgage can include information on any homeowners association or condo fees you may have to pay.
• Occupancy requirements. This informs you if the mortgage requires you to occupy the home as your primary residence and, if so, for how long.
• Assumption. Some mortgages allow a different borrower to take over (or "assume") your mortgage, in certain circumstances. Learn more about assumable mortgages.

Your mortgage documents also contain information about you, any co-borrowers, your lender, the seller (if you are using the mortgage to buy a house), and more. To get a mortgage, you will need to complete an application, provide documents, and meet your lender’s credit, income, and financial requirements. Learn more about how to apply for a mortgage.

Once you have been approved for a mortgage and the loan closes, you will begin making the required minimum monthly payments. You will make these payments to your mortgage servicer. This may be the same company that originated your mortgage, or it may be a different company.

What Is a Promissory Note?

A promissory note (also called a "Note”) is a legal document that states your intention to pay your lender back and includes your principal loan amount, interest rate, and other loan details. You will sign this document at closing.

What Is a Deed of Trust?

A deed of trust (also called a "mortgage security instrument") is a legal document that states your lender has the right to take ownership of your home by foreclosure if you do not pay your mortgage according to the agreed terms. You will also sign this document at closing.

What Is a Conforming Mortgage?

A conforming mortgage meets standards that make it eligible for purchase by Fannie Mae and Freddie Mac. These standards include credit score, debt-to-income ratio, and other requirements. Lenders often prefer to offer mortgages that conform to Fannie and Freddie’s standards. They may charge higher interest rates or have higher credit, income, and financial requirements for mortgages that do not conform to these standards. Learn more about conforming mortgages.

What Can You Buy with a Mortgage?

You can use a mortgage to buy real estate. Many people use a mortgage to buy a home and the land on which the home is built. You can buy single-family homes, duplexes, multi-unit homes, townhomes, condominiums, and vacation homes, as well as investment and rental properties with mortgages.

In some cases, you may be able to buy a manufactured home with a mortgage. In other cases, you may need to get another type of loan to buy a manufactured home.

Can You Buy Land with a Mortgage?

No. You typically cannot buy land with a mortgage. Instead, you will need to apply for a land loan. Lenders often charge higher interest rates and require higher minimum down payments for land loans, because they see these loans as riskier than mortgages. Land loans can have shorter terms than mortgages and can feature balloon payments. Lenders may have higher credit, income, and financial requirements for land loans, too. Freedom Mortgage does not offer land loans.

Can You Get a Mortgage to Build a Home?

Yes—however, you will need to apply for a construction loan. Construction loans typically have short terms. For example, a construction loan may have a one-year term, which means you will need to pay back the full loan within 12 months.

When you get a construction loan, you generally agree to complete building a house before you reach the end of the loan’s term. Then, you’ll apply for a mortgage, which you’ll use to pay off the construction loan, then begin making payments on the mortgage, just as you would if you had purchased an existing home.

Some construction loans can help you buy land and finance the construction of a home. Some construction loans also allow you to convert them into a mortgage once the home has been built, rather than applying separately for a mortgage. Freedom Mortgage does not offer construction loans.

Can You Get a Mortgage to Buy Things Other than Real Estate?

No. You cannot get mortgages to buy cars, boats, or any other types of possessions or property. However, you may be able to use the equity in your home to finance these purchases with a cash out refinance. These refinances allow you to replace your current mortgage with a new mortgage for a higher amount and get the difference in cash at closing.

What Is a Second Mortgage?

A second mortgage is another name for a home equity loan or a home equity line of credit (HELOC). These loans also allow you to borrow against the value of your home’s equity. Home equity loans and HELOCs are loans you take out on your home in addition to your mortgage, which is why they are called “second” mortgages. A cash out refinance is considered a first mortgage.

Which Kinds of Mortgages Can You Get?

Like many lenders, Freedom Mortgage can help you buy or refinance a home with Conventional loans, as well as loans that are backed by the VA, FHA, and USDA. Learn more about different types of mortgages.

Last reviewed and updated February 2025 by Freedom Mortgage.