On this page14 sections
- Ratings and complaints
- Guild Mortgage vs. competitors
- Pricing
- Step by step
- Guild Mortgage legitimacy and licensing
- Guild Mortgage rates, fees and costs
- Loan programs and down payment help
- Complaints and what customers report
- Regulatory history
- Rules that protect you
- Who should skip Guild Mortgage
- What customers say
- Alternatives
- FAQ
Guild Mortgage suits first-time and lower-credit buyers who want a local loan officer, FHA, VA or USDA loans, and help with the down payment through its 1% Down and Zero Down programs or 800+ public assistance programs. It is a legitimate, licensed direct lender (NMLS 3274), and since November 28, 2025 it has been a private company owned by a fund managed by Bayview Asset Management, which also owns servicer Lakeview Loan Servicing. It doesn't publish rates or fees, CFPB mortgage complaints about it rose to 158 in the last 12 months, and it isn't licensed in New York. Get at least two other Loan Estimates the same day before you commit.
- Company
- Guild Mortgage Company LLC, San Diego; founded 1960; NMLS ID 3274; CEO Terry Schmidt3
- Ownership
- Private since November 28, 2025, when a Bayview Asset Management fund completed its $20 a share, about $1.3 billion purchase; Guild's NYSE stock was delisted1
- Where it lends
- 49 states and DC; Guild says it isn't licensed in New York6
- Credit minimums
- 540 for FHA with at least 10% down; 580 or higher for 3.5% down7
- Own assistance programs
- 1% Down (Guild pays 2%, up to $4,000, 620+ score, income limits) and Zero Down (FHA plus a 3.5% or 5% second mortgage, 600+ score)5
- Guarantees
- $500 toward closing costs if Guild misses a 17-day close; up to $5,000 of lost earnest money if it can't close after credit approval due to its error4
- Rates and fees
- Not published; you get a Loan Estimate after you apply3
- CFPB complaints
- 158 mortgage complaints in the last 12 months, up from 73 in all of 2025; top issue is trouble during the payment process9
Pros
- FHA loans from a 540 credit score, lower than many lenders
- Own 1% Down and Zero Down programs plus access to 800+ public assistance programs
- Wide menu: conventional, FHA, VA, USDA, jumbo, reverse, ITIN, manufactured and construction loans
- Written guarantees on closing on time and on earnest money after credit approval
- Local loan officers and branches
Cons
- No published rates or fees
- CFPB mortgage complaints roughly doubled in the last 12 months compared with 2025
- Not licensed in New York
- Paid $24.9 million in 2020 to settle FHA underwriting allegations
- Ownership changed in 2025, so servicing practices may change
Best for: First-time or lower-credit buyers who want a local loan officer and help with the down payment through FHA, VA, USDA or assistance programs.
Skip it if: You live in New York, want to compare published rates online, or have strong credit and only care about the lowest fees.
Guild Mortgage vs. competitors
| Company | Published credit minimum | J.D. Power 2026 servicer study | CFPB mortgage complaints, last 12 months | Next step |
|---|---|---|---|---|
| Guild Mortgage | 540 for FHA with at least 10% down | Not in the published top three | 158 | |
| Chase | Not published for mortgages (680 for HELOC) | 694, ranked first | 708 | Read review |
| Rocket Mortgage | 580 for rate-and-term refinance, 620 cash-out | 690, ranked second | 3,215 | Read review |
| Better | 580 for FHA with 3.5% down | Not published | 42 | Read review |
Mortgage lenders we reviewed
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Guild Mortgage This review BestGuide rating: 4.1 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner. Best for: First-time or lower-credit buyers who want a local loan officer and help with the down payment through FHA, VA, USDA or assistance programs. -
Mortgage Research Network BestGuide rating: 4.5 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner. Best for: Homebuyers who want free mortgage news, rate averages and calculators before talking to a lender. -
NBKC Bank BestGuide rating: 4.2 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner. Best for: VA borrowers and online-minded buyers who want a bank lender with low fees and a written closing guarantee. -
Better BestGuide rating: 4.1 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner. Best for: Borrowers with solid credit who want to handle a purchase or refinance online and will compare Better's Loan Estimate with at least two other lenders. -
Chase Bank BestGuide rating: 4.2 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner. Best for: People who want a big branch network and all their accounts in one app, and who can meet a direct deposit or balance waiver. -
Veterans United BestGuide rating: 4.1 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner. Best for: Veterans and service members buying with a VA loan who want a lender that specializes in VA rules and posts its rates openly. -
New American Funding BestGuide rating: 4.0 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner. Best for: Borrowers with lower credit, self-employed income or unusual properties who want many loan options and a loan officer to guide them. -
PennyMac BestGuide rating: 4.0 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner. Best for: VA and FHA borrowers looking for a streamline refinance, and buyers who want a large lender with every loan type.
Guild Mortgage pricing at a glance
What Guild publishes about cost and programs, October 20265
| Item | What Guild publishes |
|---|---|
| Interest rates | Not published; quoted by a loan officer |
| Origination and lender fees | Not published; shown in Section A of your Loan Estimate |
| 1% Down | You put 1% down and Guild grants 2%, up to $4,000; 620+ credit, low to moderate income, single family primary home |
| Zero Down | FHA first mortgage plus a 3.5% or 5% second mortgage for down payment or closing costs; 600+ credit |
| Lock and Shop | 120-day rate lock with a one-time float-down; upfront lock-in fee required |
| Homebuyer Express | $500 toward closing costs if Guild's delay misses the 17-day close; not available in Oregon |
Guild's down payment assistance page describes 1% Down as up to $5,000 in Guild assistance, while the 1% Down program page caps the grant at $4,000. Ask your loan officer which applies.
Guild Mortgage, step by step
Talk to a loan officer
Apply online or through a local branch. The loan officer reviews income, debts, assets and credit.
Get preapproved
Guild issues a credit approval. Its Credit Approval Protection covers lost earnest money up to $5,000 if it can't close due to its error.
Choose a program
Pick conventional, FHA, VA, USDA, jumbo or a program such as 1% Down, Zero Down or a local down payment assistance program. Some require a homebuyer course.
Lock and close
Lock your rate, including a 120-day Lock and Shop option, and review your Closing Disclosure 3 business days before closing.
Make payments
Guild services many of its own loans. Its loan servicing help center is 800-365-4441.
Guild Mortgage legitimacy and licensing
Yes. Guild Mortgage Company LLC was founded in San Diego in 1960, holds NMLS ID 3274 and lists its state licenses on its site. It lends in 49 states and DC; it says it isn’t licensed in New York. You can check its licenses on NMLS Consumer Access.
One thing has changed since many reviews were written: Guild is no longer publicly traded. On November 28, 2025, a fund managed by Bayview Asset Management completed its all-cash purchase of Guild Holdings for $20 a share, about $1.3 billion, and Guild’s stock was delisted from the NYSE. The same fund owns Lakeview Loan Servicing. Guild says it runs as an independent company with CEO Terry Schmidt.
Guild Mortgage rates, fees and costs
Guild doesn’t publish daily rates, origination fees or closing costs. You get pricing from a loan officer, and the binding figures appear on the Loan Estimate. A standard form lenders must send within three business days of your application that shows the rate, payment and closing costs. Compare mortgage lenders, which every lender must send within 3 business days of your application. Compare Section A (Origination charges. The fees a lender charges for making the loan, shown in Section A of the Loan Estimate. Compare mortgage lenders) and the rate and points across at least three lenders on the same day.
Its Lock and Shop option holds a rate for 120 days with a one-time float-down, but requires an upfront lock-in fee. Ask how much it is and whether it’s refundable or credited at closing.
Loan programs and down payment help
Guild offers conventional, FHA, VA, USDA, jumbo, HELOC and home equity loans, reverse mortgages, ITIN loans, manufactured home, construction and renovation loans, and Section 184 loans for Native American borrowers.
For FHA, Guild accepts scores from 540 with at least 10% down; at 580 or above you can put down 3.5%. Its 1% Down program has you pay 1% while Guild covers 2% as a grant up to $4,000, for buyers with 620+ credit and low to moderate income. Zero Down pairs an FHA loan with a 3.5% or 5% second mortgage for buyers with 600+ credit; the second mortgage may have to be repaid. Guild also works with 800+ state, county and city assistance programs.
What customers say about Guild Mortgage
Recurring themes across the review sites and complaint records listed above, not individual quotes.
Common praise
- Individual loan officers who explain options and stay in touch
- Access to FHA, VA, USDA and down payment assistance
- Willingness to work with lower credit scores
Common complaints
- Problems with payments and escrow after closing
- Slow responses and missed follow-ups during the loan
- Delays or trouble at closing
- Credit reporting errors tied to payment processing
Complaints and what customers report
The CFPB database shows 354 complaints naming Guild Holdings Company from October 2023 to October 2026, and 158 mortgage complaints in the last 12 months alone, compared with 73 in all of 2025. Most are about servicing: trouble during the payment process and struggling to pay. Others involve closing delays and applications. Guild closed most with an explanation; only a handful ended with monetary relief.
The BBB rates Guild Mortgage Company LLC A+, with accreditation since May 2026 and 82 complaints in 3 years. Its Trustpilot page has only 12 reviews. If you have a problem, write to Guild’s servicing department first and keep copies, then file with the CFPB if it isn’t fixed.
Regulatory history
In October 2020, Guild agreed to pay $24.9 million to settle Justice Department allegations that it knowingly approved ineligible FHA-insured loans that later defaulted, and failed to keep proper quality control and self-report deficient loans. The case was brought by Guild’s former head of quality control under the False Claims Act’s whistleblower provisions.
Rules that protect you
Federal rules require a Loan Estimate within 3 business days of applying and a Closing Disclosure at least 3 business days before closing, so you can compare costs. If your loan is transferred to another servicer, both the old and new servicer must notify you, and payments sent to the old servicer in the 60 days after a transfer can’t be treated as late. A HUD-approved housing counselor can review down payment assistance terms for free or at low cost.
Who should skip Guild Mortgage
New York buyers can’t use Guild. Borrowers with strong credit who mainly want the lowest lender fees, or who prefer to compare published rates online before talking to anyone, may do better with an online lender such as Better. Anyone worried about servicing after closing should ask whether Guild will keep servicing the loan and compare complaint records before choosing.
Alternatives to Guild Mortgage
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Your state housing finance agency
Free down payment and first-time buyer programs you can use through approved lenders, including Guild, so you can compare lenders on the same program.
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Better
Better if you want an online application with low lender fees and don't need a branch.
-
Chase Bank
Worth a quote for a bank lender with a homebuyer grant in eligible areas and the top 2026 J.D. Power servicing score.
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Veterans United
A VA loan specialist to compare against Guild if you're a veteran or service member.
Guild Mortgage reviews
Written by readers, read by our moderators, never edited by the company.
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Frequently asked questions
Is Guild Mortgage a good lender?
It's a solid choice for FHA, VA, USDA and down payment assistance loans, with a 540 FHA minimum and its own 1% Down and Zero Down programs. It doesn't publish rates, so compare its Loan Estimate with two or three others.
Who owns Guild Mortgage?
A fund managed by Bayview Asset Management bought Guild Holdings on November 28, 2025 for $20 a share. Guild is now privately held and no longer trades on the NYSE.
What credit score does Guild Mortgage require?
Guild accepts FHA borrowers from 540 with at least 10% down, or 580 and up with 3.5% down. Its Zero Down program needs 600 and 1% Down needs 620.
Does Guild Mortgage offer down payment assistance?
Yes. It has its own 1% Down and Zero Down programs and says it works with 800+ state, county and city programs. Many are for first-time buyers with income limits.
What is Guild's 17-day closing guarantee?
Under its Homebuyer Express program, Guild pays $500 toward closing costs if an eligible purchase loan doesn't close on time because of Guild's delay. It isn't available in Oregon and has terms and conditions.
Is Guild Mortgage in all 50 states?
No. Guild lends in 49 states and DC and says it isn't licensed in New York.
Does Guild Mortgage service its own loans?
Guild services many of the loans it makes and runs a loan servicing help center at 800-365-4441. Your loan documents and any transfer notice tell you who services your loan.
What was the Guild Mortgage lawsuit about?
In 2020 Guild paid $24.9 million to settle Justice Department allegations that it approved ineligible FHA loans that later defaulted between about 2006 and 2011 and didn't report deficient loans. A former quality control head brought the whistleblower case.
How many complaints does Guild Mortgage have?
The CFPB database shows 158 mortgage complaints about Guild Holdings in the last 12 months and 354 complaints of all types in 3 years. The BBB lists 82 complaints in 3 years.
Does Guild Mortgage publish its rates?
No. You need to talk to a loan officer or apply to get a rate quote and a Loan Estimate.
Sources (14)
Facts on this page come from company websites, government agencies and regulators, checked on the dates shown. Editorial standards
- SEC: Guild Holdings 8-K, Bayview completes acquisition (November 28, 2025) (accessed October 12, 2026)
- SEC: Guild Holdings 8-K, completion of merger with Gulf MSR HoldCo (accessed October 12, 2026)
- Guild Mortgage: Licensing (accessed October 12, 2026)
- Guild Mortgage: Homebuyer Protection Program and terms (accessed October 12, 2026)
- Guild Mortgage: 1% Down, Zero Down and down payment assistance pages (accessed October 12, 2026)
- Guild Mortgage: Zero Down program (not licensed in New York) (accessed October 12, 2026)
- Guild Mortgage: What credit score do you need for an FHA loan? (accessed October 12, 2026)
- Guild Mortgage: 1% Down (accessed October 12, 2026)
- CFPB: Consumer complaint database, Guild Holdings Company (accessed October 12, 2026)
- BBB: Guild Mortgage Company LLC (accessed October 12, 2026)
- Trustpilot: Guild Mortgage reviews (accessed October 12, 2026)
- U.S. Department of Justice: Guild Mortgage Company to pay $24.9 million (October 22, 2020) (accessed October 12, 2026)
- MortgagePoint: J.D. Power 2026 mortgage servicer study (accessed October 12, 2026)
- Guild Mortgage: History (accessed October 12, 2026)
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