The right rate is not a published number. It's a conversation.
Six inputs determine your rate. We show you what they are, what they cost, and your likely range — before you provide a single piece of personal information.
Soft pull only. No credit score impact. Quote in 3 minutes.
Illustrative range. Your rate depends on your six inputs.
Six inputs. One rate.
Every advertised rate makes assumptions about you. When those assumptions don't match your profile, the rate doesn't either. Here are the six inputs that move your number — and roughly how much each one costs.
Credit Score
The single biggest adjustment. Pricing tiers shift at 740, 720, 700, 680, and 660. Twenty points can move your rate a quarter percent or more.
Down Payment
Loan-to-value (LTV) drives risk pricing. Crossing the 80%, 75%, and 60% LTV thresholds unlocks better tiers and may eliminate mortgage insurance entirely.
Loan Size
Conforming, high-balance, and jumbo tiers each price differently. The 2024 conforming limit is $766,550 — crossing it changes the lender pool entirely.
Occupancy Type
Primary residence prices best. Second homes add 0.125–0.375%. Investment properties add 0.625–1.250% — they're the most expensive risk class in agency lending.
Points Purchased
One discount point ≈ 1% of loan amount, typically reducing your rate by 0.250%. The breakeven math depends on how long you plan to keep the loan.
Lock Period
Locks of 15, 30, 45, and 60 days each cost differently. The longer the lock, the higher the rate. Most purchase locks are 30–45 days; new construction may need 90+.
3 minutes. Soft pull. No score impact.
Honest ranges. Visible assumptions.
Each card shows a range — not a single number — because your rate lives somewhere inside it depending on your six inputs. The assumption pills tell you exactly what we're pricing against.
30-Year Fixed
Standard agency conforming loan
APR 6.51% – 7.02%
15-Year Fixed
Lower rate, faster payoff
APR 5.78% – 6.29%
FHA 30-Year
3.5% down · flexible credit
APR 6.84% – 7.36% (incl. MIP)
VA 30-Year
0% down for eligible veterans
APR 6.12% – 6.61%
Jumbo 30-Year
Loans above $766,550
APR 6.62% – 7.24%
DSCR 30-Year
No income docs · cash-flow qualifying
APR 7.41% – 8.43%
Rates and APRs shown are illustrative ranges based on stated assumptions and current market data. Your actual rate depends on your individual six-input profile. Not a commitment to lend.
Every program. One broker.
As a broker, we shop the loan to dozens of wholesale lenders. That means more programs, more niche products, and more flexibility than a single-lender bank can offer.
Conventional
3–20% down. Best pricing for 740+ credit. The default workhorse for most buyers.
- ✓Loans up to $766,550
- ✓15, 20, 30-year fixed
- ✓5/6 and 7/6 ARMs
FHA
3.5% down with credit as low as 580. Built for first-time and lower-credit buyers.
- ✓Min credit 580
- ✓Gift funds allowed
- ✓Streamline refi option
VA
0% down for eligible veterans and active-duty. No PMI. Often the best rate available.
- ✓No down payment
- ✓No PMI ever
- ✓IRRRL refi available
Jumbo
Loans above conforming limits. Higher reserves required, but rates can be very competitive.
- ✓Up to $3M standard
- ✓10% down options
- ✓Interest-only available
DSCR
Qualifies on property cash flow, not personal income. No tax returns, no W-2s.
- ✓No income docs
- ✓1-8 unit properties
- ✓Unlimited financed
Bank Statement
For self-employed borrowers. 12 or 24 months of bank statements replace tax returns.
- ✓No tax returns
- ✓10% down available
- ✓Up to $3M loans
Asset Depletion
Qualify using liquid assets as imputed income. Ideal for retirees and high-net-worth.
- ✓No employment required
- ✓Retirement-friendly
- ✓Jumbo eligible
HELOC / 2nd
Tap equity without losing your low first-lien rate. Standalone seconds and HELOCs.
- ✓Keep your 3% first
- ✓Up to 90% CLTV
- ✓Investment eligible
We'll match you to the program that fits — not just the one we sell.
What your payment actually looks like.
Three buyer profiles at three price points, with the math shown. Principal and interest only — taxes, insurance, and HOA vary by property.
First-Time Buyer
FHA 30-year fixed
Move-Up Buyer
Conventional 30-year fixed
Jumbo Buyer
Jumbo 30-year fixed
Real numbers based on your price point, credit, and down payment — not a generic estimate.
Questions worth asking before you lock.
If you don't see your question here, text me directly. I'd rather answer at 8pm than have you wonder.
Why is the rate you quote different from what I see advertised online?
Advertised rates assume a perfect borrower: 780+ FICO, 25% down, single-family primary residence, no cash-out, conforming loan size, and points paid at closing. Change any one of those — say you put 10% down or your score is 720 — and the rate moves. When I quote you, I'm pricing your actual six inputs against live wholesale rate sheets from 40+ lenders. The number I give you is the number you can lock today.
Does checking my rate hurt my credit score?
A custom quote uses a soft pull — zero impact on your score. We only do a hard pull when you're ready to formally start a loan and want a rate lock. Even then, FICO's mortgage shopping window lets you compare lenders for up to 45 days with all inquiries counting as a single hit. You can shop confidently without watching your score drop point by point.
How is a broker different from going to my bank?
Your bank has one rate sheet — theirs. As a broker, I have wholesale access to 40+ lenders and shop your file against all of them simultaneously. Wholesale pricing is structurally lower than retail because lenders pay less to acquire the loan through a broker than through their own retail branch. The CFPB's own data shows broker-originated loans average roughly 0.5% lower in rate than retail bank loans for comparable borrowers. Same borrower, same property — better rate, lower fees.
I'm self-employed. Can I still qualify without two years of tax returns?
Yes — and this is where brokers earn their keep. Bank statement loans let us qualify you on 12 or 24 months of deposits instead of tax returns, which is huge if you write off heavily. P&L-only loans use a CPA-prepared profit and loss in place of returns. Asset depletion loans convert your liquid assets into qualifying income. I've closed self-employed borrowers who were declined by their own bank using the exact same income documentation — different lender, different guidelines, different answer.
Should I lock my rate or float it?
Honest answer: it depends on your closing timeline, your risk tolerance, and what the bond market is signaling that week. If you're closing in under 30 days, lock — the downside of rates rising 0.25% costs you more than the upside of them dropping. If you're 45+ days out and we're heading into a Fed meeting or CPI print, floating with a one-time float-down option can pay off. I'll tell you which side of that I'd take on your specific file, and I won't pressure you either way. Locking is your decision, not mine.
What does it actually cost to work with you?
Nothing out of pocket to get a quote, compare programs, or get pre-approved. When you close, broker compensation is disclosed on your Loan Estimate and again on your Closing Disclosure — every dollar, in writing, before you sign anything. On most loans, my comp is paid by the lender (already baked into the rate you see) rather than by you. You'll know your exact cash-to-close down to the dollar at least three business days before closing — federal law, and how I run my business regardless.
Soft credit pull, six inputs, real numbers back within one business day — usually same day.
