Measured against the index — wins and misses

Every loan, nothing hidden. 34 funded loans measured against the Optimal Blue index: 79 percent came in below the index (27 of 34), averaging 16 basis points below across all 34 funded loans. FHA loans 10 of 10 under, 0.41% below. Single-family homes 20 of 23 under, 0.25% below. Conventional loans 16 of 23 under, 0.04% below. Condos 2 of 6 under, 0.22% ABOVE the index. Honest note: condos and a handful of mid-credit files landed slightly above the index.
Each client's locked note rate versus the Optimal Blue rate index on that lock date — rate to rate, discount points not factored on either side. Positive means above the index. Results vary by file and are not a prediction of your rate. Not a commitment to lend. Past results do not indicate future pricing. Todd Hanley NMLS #1013665 · United Direct Lending NMLS #1749719. Equal Housing Opportunity.
Rate Environment Context that shapes pricing — not your rate
Fed funds target — Set by the Fed — short term
Odds of no change — —
10-Yr Treasury — What mortgage pricing tracks
1-Yr Treasury (CMT) — Short end of the curve
30-day average SOFR — ARM index
30-Yr conforming vs 10-Yr — Optimal Blue minus 10-Yr Treasury

These move on different clocks. The Fed sets the short-term target above — that is what the odds refer to. Long-term mortgage pricing tracks the 10-year Treasury plus a spread that lenders widen or narrow on their own. A Fed decision and a mortgage rate can move in opposite directions on the same day, which is why a cut does not automatically mean a lower mortgage rate.

See the full yield-curve analysis →

Market Rate Benchmarks

Third-party survey averages — not our quotes, and not our pricing. No APR is shown because these published averages do not reflect an individual borrower's fees.

Optimal Blue —

Rate only — not an APR. Third-party survey average, not our quote.

ProgramRate (no APR)

Mortgage News Daily —

Rate only — not an APR. Third-party survey average, not our quote.

ProgramRate (no APR)

Specialty & Program Options

Program pricing varies by scenario, income and purchase-price limits, property location, and program-administrator guidelines, and changes frequently. Contact us for current pricing and a Loan Estimate on any of these programs.

Florida Housing Bond Programs Florida only

First-mortgage Bond and TBA programs — Standard, Hometown Heroes, and Plus (with down payment assistance) — across FHA/VA/USDA, Freddie Mac, and Fannie Mae. Income and purchase-price limits apply by county; eligibility is set by Florida Housing.

Down Payment Assistance — TSAHC Texas only

Texas State Affordable Housing Corporation grants and deferred forgivable second liens (2%–5%) on FHA/VA/USDA and Conventional loans. Income limits apply by AMFI band; eligibility is determined by TSAHC.

Non-QM & DSCR

Bank-statement and DSCR (debt-service-coverage) options for self-employed borrowers and investment properties, in fixed and ARM structures. Terms depend on FICO, LTV, occupancy, and property type.

Get current program pricing