Ever see an online mortgage rate quote that looks amazing, then find out it's loaded with huge fees? That's the question this post answers: how do you get a real rate quote, with real numbers, without handing your phone number to ten different lenders?

Why Online Rate Ads Lie to You

If this sounds like an ad, it's because it is. But it's also for you. Online advertising is deceiving. It'll quote the absolute lowest rate possible, at the cost of huge fees (known as discount points). My goal is to help you get a real quote without giving up your contact information and without getting inundated with phone calls.

Who I Am

I'm Samuel Thompson, a licensed loan officer with Integrity First Lending, an independent mortgage broker. Brokers can shop multiple wholesale lenders, so you see real pricing for your scenario.

What You'll Get With a Real Quote

  • A rate stack: several rates with their APRs, showing what it costs to buy the rate down, or how much lender credit you'd get for taking a higher rate.
  • An estimate of fees and total cash to close. If you want to run your own numbers first, check out my payment and closing cost calculator.

States I'm Licensed In

I'm licensed in AZ, CA, CO, FL, TX, and UT. For other states, a verified loan officer from our network will quote your scenario. We aim to respond to every request within 24 hours.

What Information You Need to Get a Quote

To get a real quote, I need some details about your scenario. Don't send me your name, street address, or SSN. Your ZIP code is all I need. Here's what to have ready:

  1. Loan Type: Conventional, FHA, HELOC, Jumbo, VA
  2. Term: 30 Year, 20 Year, 15 Year, 5/6 ARM, 7/6 ARM
  3. Loan Purpose: Purchase, Rate/Term Refi, Refi Cash-Out
  4. Property Value/Purchase Price
  5. Loan Amount
  6. Credit Score
  7. Occupancy: Primary, Second Home, Investment
  8. Legal Structure: Single Family, Condo, Townhouse, Manufactured
  9. Number of Units: 1 to 4
  10. Property ZIP Code, or state and county
  11. First Time Buyer Status: first time buyer, or not a first time buyer
  12. Annual household income
  13. Refi only: what is your current rate
  14. VA only: are you exempt from the Funding Fee

Why do I ask about income? It decides whether you qualify for reduced-cost programs like HomeReady, Home Possible, or fee waivers.

How to Get Your Quote

Send me your scenario using the list above, and I'll price it out for you. If you'd rather talk it through first, book a free planning session and we'll go over your numbers together.

What a Quote Does and Doesn't Mean

  • Each quote is based only on the scenario you give me (state, loan type, credit range, down payment, occupancy, property type). If any of that changes, the pricing changes.
  • Every rate quoted includes the APR, any points or lender credits, and the date and time it was priced.
  • A quote is not a Loan Estimate, a commitment to lend, or an offer to extend credit. All loans are subject to credit approval, underwriting guidelines, and property appraisal. Rates, terms, and programs can change without notice.
  • Quotes from Samuel Thompson are available for properties in AZ, CA, CO, FL, TX, and UT.

A Few Disclaimers

  • Opinions and experiences shared by others are their own, not professional advice, and may not apply to your situation.
  • Programs, rates, and regulations vary by state and change often. You're responsible for your own financial decisions. For guidance on your specific situation, talk with a licensed professional.
  • Never share your SSN, account numbers, full address, or other personal information with anyone online, including me.

Samuel Thompson, NMLS #1052267. Integrity First Lending LLC, NMLS #1006977. integritylending.com. Equal Housing Lender.

For all states, visit www.nmlsconsumeraccess.org.

How to Get a Real Mortgage Rate Quote Without the Games
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Originally shared by u/SamTMortgageBroker in r/NewbHomebuyer — view the original thread.