Rate Transparency
Today's Mortgage Rates, the Honest Version
Rates change daily and vary meaningfully by scenario. Any site quoting one number for everyone is advertising, not information. Here’s how to get a rate that’s actually yours, usually the same day.
Why we don't post a rate board
The rate you’ll actually receive depends on your loan size, program, credit score, down payment or equity, property type, occupancy, documentation path, and lock period, plus the market that morning. A teaser number that ignores those inputs is designed to make the phone ring, not to inform you. We’d rather earn the call with a quote you can hold us to.
What moves your personal rate
- Loan size & program, conforming, jumbo, FHA, VA, and non-QM each price from different markets
- Credit score, pricing improves in tiers; sometimes one small credit move changes your tier
- Loan-to-value, more equity, better pricing
- Occupancy & property type, primary homes price best; investment and condo pricing differs
- Documentation, full-doc, bank statement, P&L, and DSCR each carry their own pricing
- Points & lock period, the same loan can be structured several ways; the right one depends on how long you’ll keep it
How a real quote works with Paul
- Ten-minute conversation about your scenario, no credit pull required to talk.
- Same-day pricing across multiple lenders, shown as complete options (rate, points, payment, cash to close), not a single cherry-picked number.
- A written Loan Estimate when you’re ready, so you can compare us against anyone, line by line. We encourage it.
- Rate-watching?
Tell Paul your target. She’ll flag your file and reach out when the market gets there, a service her refinance clients use constantly.
Frequently asked questions
Are the rates I see advertised online real?
They’re real for a hypothetical borrower, often one with elite credit, a large down payment, a small loan, and discount points already baked in. Compare Loan Estimates, not banner ads.
Do jumbo loans always cost more than conforming?
No, jumbo pricing is set by a competitive private market and at times runs at or below conforming for strong files. It’s scenario-specific, which is exactly why we quote scenarios.
When should I lock my rate?
When the payment works for your plan and the lock period comfortably covers your closing. Trying to time the exact bottom is a coin flip; locking a payment you’re happy with is a decision.
Talk it through with Paul
Get a straight answer about your scenario, usually in one conversation.
Paul Healey
Personal NMLS: 328365 Company: Spectrum One Mortgage Company NMLS: 332549
Keep learning
Rate context lives alongside the rest of Paul resource guides, including fixed vs. ARM and the 2026 Arizona loan limits.