We underwrite here, we close here, and on most of what we originate we keep the servicing. You will be able to call the person whose name is on your file.
15, 20 and 30 year terms. The plain instrument, and the right one for most buyers.
5/6 and 7/6 ARMs, indexed to 30-day average SOFR plus a margin of 2.750 percentage points, adjusting every six months after the initial period with caps of 2 percentage points per adjustment and 5 over the life of the loan. Worth considering if you have a specific reason to expect the loan will not be outstanding in eight years, and not otherwise.
Lower down payments, more documentation, longer timelines. We do these.
Loan amounts above the conforming limit, held on our balance sheet, underwritten to our own guidelines rather than an investor’s. This is where a self-employed borrower with an unusual tax return gets a fair reading.
One closing. Interest only on the drawn balance during a construction period of up to 12 months, then it converts to the permanent terms you locked at closing. Requires a builder we have approved, a fixed price contract and a 10% contingency in the budget.
Up to 10 acres, 65% loan-to-value, 15-year amortization with a balloon at 5 years.
Variable rate tied to the Prime Rate, 10-year draw period followed by a 15-year repayment period, no closing costs on a line of $250,000 or less if the line stays open three years. An introductory rate of 6.49% APR applies for the first 12 billing cycles on new lines of $25,000 or more.
Fixed rate, fixed term, second lien. Terms of 5, 10 and 15 years.
Rates as of August 1, 2026 at 10:15 a.m. Eastern. Rates change during the day and a rate is not yours until it is locked. Rates shown assume a purchase of an owner-occupied single family primary residence, a loan-to-value of 80%, a representative credit score of 760 or above, an escrowed loan, a 45-day lock and the discount points shown. Your rate will differ.
| Product | Interest rate | Points | APR1 | Example loan amount | Principal and interest2 |
|---|---|---|---|---|---|
| 30-year fixed | 6.375% | 0.500 | 6.482% | $250,000 | $1,559.63 |
| 20-year fixed | 6.125% | 0.250 | 6.259% | $250,000 | $1,810.02 |
| 15-year fixed | 5.750% | 0.250 | 5.912% | $250,000 | $2,076.05 |
| 7/6 ARM | 6.125% | 0.000 | 6.744% | $250,000 | $1,518.98 |
| 5/6 ARM | 5.875% | 0.000 | 6.812% | $250,000 | $1,479.03 |
| FHA 30-year fixed | 6.125% | 0.500 | 7.043% | $250,000 | $1,518.98 |
| VA 30-year fixed | 6.000% | 0.375 | 6.301% | $250,000 | $1,498.88 |
| Portfolio jumbo, 30-year fixed | 6.625% | 0.000 | 6.688% | $900,000 | $5,762.51 |
Payment amounts are principal and interest only. They do not include property taxes, homeowners insurance, flood insurance where required, mortgage insurance or homeowners association dues, and your actual payment will be higher. On an escrowed loan we collect those amounts monthly and pay them when due.
| Fee | Fee |
|---|---|
| Origination feeReduced to 0.75% where the borrower holds a Calder deposit relationship of $25,000 or more at application. Not charged on a construction-to-permanent loan, where a construction administration fee applies instead. | 1.00% of the loan amount |
| Application fee | None |
| Appraisal, single familyQuoted by the appraiser for the property and market. Rural, acreage and unusual properties are at the upper end and take longer. Collected at the time the appraisal is ordered and not refundable once the appraiser has been out. | $650.00 to $1,100.00 |
| Desktop or exterior valuation, where eligible | $225.00 |
| Credit report, per borrower | $58.00 |
| Flood zone determination with life-of-loan tracking | $12.50 |
| Tax service | $78.00 |
| Construction administration feeCovers draw inspections and title updates through the construction period on a construction-to-permanent loan. | $950.00 |
| Draw inspection beyond the sixth draw, each | $150.00 |
| Escrow waiverAvailable on a conventional loan with a loan-to-value of 80% or less. Not available on FHA, VA or a loan with mortgage insurance. | 0.250% of the loan amount |
| Rate lock extension, per 15 days | 0.125% of the loan amount |
| Rate float down, once per loanAvailable once, when the market has moved at least 0.250 percentage points in your favor after your lock and at least seven days before closing. | $395.00 |
| Subordination of an existing Calder second lien | $300.00 |
| Payoff statementOrdered by fax or through the servicing portal. Expedited same-day handling is $25.00. | No charge |
| Recording fees, transfer taxes and title chargesSet by the county and by the settlement agent, not by us. Tennessee imposes a recordation tax on indebtedness of $0.115 per $100.00 of the amount of indebtedness. Your Loan Estimate itemizes these. | Varies |
| Late chargeAssessed after the 15th day. Terms vary by note and by product; your note governs. | 5.00% of the payment |
Third party charges are what the third party charges. We do not mark them up, and where we collect one in advance it goes to the vendor. Within three business days of receiving your application we deliver a Loan Estimate that itemizes all of it, and you are not obligated to proceed after you receive it.
Application to Loan Estimate: three business days. An application exists once we have your name, income, Social Security number, the property address, an estimate of value and the loan amount you want. That is the regulatory definition and it is also the practical one.
Loan Estimate to appraisal: about a week. We order the appraisal once you tell us you intend to proceed. In our markets the appraiser is usually out within five business days and the report follows in three to seven. Rural properties and anything with acreage take longer, sometimes considerably.
Underwriting: five to ten business days after the file is complete. The phrase doing the work in that sentence is "after the file is complete." Files sit waiting on a document from the borrower far more often than they sit waiting on an underwriter.
Closing Disclosure: three business days before closing. Federal law requires you to have it three business days before you sign, and certain changes restart that clock. Ask your closer what restarts it before you agree to change anything in the last week.
Closing. In Tennessee most closings happen at a title company or a closing attorney's office. Bring a government-issued photo identification and the wire confirmation for your funds.
Wire fraud in a real estate closing is the most common loss our clients experience, and it does not look like fraud when it arrives. The pattern is an email that appears to come from your closing agent, your realtor or your loan officer, sent days before closing, with wire instructions that differ from the ones you were given. The email is often a reply inside a genuine thread.
Call the closing agent at a number you looked up yourself, not a number in the email, and read the wire instructions back to them before you send anything. We will never send you wire instructions by email, and we will never send you a change to wire instructions at all. Neither will any closing agent we work with. If you receive one, it is fraudulent, and if you have already sent funds, call us at (423) 555-0151 and your closing agent immediately, because the first hour matters more than everything after it.
Conventional financing starts at 3% down for a qualifying first-time buyer and 5% otherwise, with mortgage insurance required below 20%. FHA is 3.5% down. VA is 0% down for an eligible borrower. Our portfolio jumbo product starts at 10% down up to $1.5 million and 20% above that. Down payment is not the constraint most buyers think it is; the monthly payment usually is.
Some of it. Conventional conforming loans are generally sold to an investor and we retain the servicing, which means your payment still comes to us and the person you call is here. Portfolio jumbo, construction and lot loans stay on our balance sheet. FHA and VA loans are sold servicing retained where the investor permits it. If servicing transfers, federal law requires you to receive a notice at least 15 days before the transfer date and the new servicer must accept your payments for 60 days without a late fee.
No. We lock on a specific property with a specific loan amount. Once you are locked, the standard lock is 45 days and extensions are priced at 0.125% of the loan amount per 15 days.
Our conventional minimum is 620, FHA is 580 with 3.5% down, VA has no published minimum but our overlay is 600. A representative score is the middle of three scores for a single borrower, and the lower of the two middle scores where there are two borrowers. Score is one input. Two years of stable income and a reasonable debt-to-income ratio move a file further than 40 points of score.
It is a longer file, not a problem. Plan on two years of personal and business returns, a year-to-date profit and loss, and a conversation about which deductions are addbacks. This is the case where our portfolio product is often the right answer, because we set the guidelines.
We originate in Tennessee, Georgia and Alabama. We will consider a loan in an adjoining state for an existing client with an established relationship, decided case by case, and we do not lend on property outside the United States.
A loan officer returns requests within one business day. This form is an inquiry. It is not an application, it does not lock a rate, and submitting it does not obtain your credit report. To apply, call (423) 555-0151 or start an application in Online Banking.
Page reviewed 07/28/2026 by Residential Lending. Rate content is maintained by Secondary Marketing and is republished intraday.