Live rates
Live mortgage rates. No email or phone number required.
Run your live rate search
Fill out the short form and submit to see detailed product and pricing for your scenario. No email, no phone number, no credit pull. See the options first, then decide when you would like personal guidance.
Green figures
A lender rebate, which is a credit to you toward closing costs, shown as a percentage of the loan amount.
Red figures
Optional discount points, which are a cost to you that buys a lower rate, also shown as a percentage of the loan amount.
A sample, not the whole menu
The tool shows a small example of what is currently available. Ask Frank for additional rates and options for your situation.
Ready for personal guidance?
Call (360) 509-2070 (WA / OR) or (208) 469-3340 (ID), or start a quote and Frank will compare options from 35+ wholesale lenders for your scenario. Optional, whenever you are ready.
Trouble loading the tool? Open the live rate tool in a new tab (opens in a new tab) or call Frank at (360) 509-2070 (WA / OR) or (208) 469-3340 (ID).
Compare loans
Saw rates you like? Compare them here.
Enter different scenarios, including interest rates, points and total lender fees, and see the payments, upfront costs and total cost over 5, 7 and 30 years side by side, without leaving this page.
From Frank
“Use this calculator to explore your options, then contact me for a personalized, detailed cost analysis. Together, we’ll compare the payments, upfront costs, and longer-term impact based on your goals.”
Side by side
| Measure | Option A | Option B | Option C |
|---|---|---|---|
| Interest rate | 6.875% | 6.500% | 7.125% |
| Points ($) | $0 | $4,000 | $0 |
| Lender credit | $0 | $0 | $2,000 |
| Net upfront lender cost | $1,295 | $5,295 | -$705Lowest |
| Monthly principal & interest | $2,627.72 | $2,528.27Lowest | $2,694.87 |
| Estimated APR | 6.907% | 6.629%Lowest | 7.107% |
| Total cost over 5 yearsupfront + interest paid | $134,977 | $131,435Lowest | $138,012 |
| Total cost over 7 yearsupfront + interest paid | $185,898 | $179,335Lowest | $190,957 |
| Total cost over 30 yearsupfront + interest paid | $547,272 | $515,473Lowest | $569,450 |
| Recovery timeframemonths for any extra upfront cost (compared with Option C, the lowest upfront cost) to be repaid by a lower payment | 30 months (2 yrs 6 mo) | 37 months (3 yrs 1 mo) | 0 monthsLowest |
Total cost = points + lender fees, minus lender credit, plus interest paid over the period. Principal is excluded (it builds your equity either way). APR here is estimated with the Regulation Z actuarial method and treats points and lender fees as finance charges; the APR on your Loan Estimate controls. Third-party costs (title, appraisal, escrow) usually match across options and are left out.
Estimate only. This is not a Loan Estimate and not a commitment to lend. Your actual rate, payment and costs depend on your credit, the property and the loan program. Taxes and insurance are estimates.
Want a second set of eyes?
A calculator can’t see the whole picture. Frank will look over these numbers himself and tell you what lenders will actually focus on. No obligation, no credit pull.
Live rates disclaimer
Rates are subject to change. This pricing engine reflects the most favorable results after comparing our network of wholesale lending partners. This pricing engine does not include any other applicable 3rd party title and escrow charges, appraisal, credit report, or prepaid tax and insurance reserves. The displayed annual percentage rates (APRs) include total points and additional prepaid finance charges but do not include other closing costs. Loan pricing may only be locked through a VMB home loan consultant to be effective after a formal loan application. Rates will depend in part on your unique credit history and transaction characteristics. Monthly payments include principal, interest, and PMI if applicable, but do not taxes and insurance. *The 10/6 ARM is tied to the SOFR index and fixed for the first initial 10 years. After the initial 10 year fixed period the rate will adjust (up or down) every 6 months on the SOFR 30-day average with a fixed margin of 3.0 and a lifetime cap of 5% above the initial note rate. This is not a formal Loan Estimate (LE). A Loan Estimate is provided and can be requested pursuant to Federal regulations and with a formal loan application. This information does not constitute a loan commitment or approval.
Rates shown are for illustration based on the stated assumptions and are subject to change without notice. APR reflects estimated finance charges.
APR (Annual Percentage Rate) is the cost of credit as a yearly rate, including the interest rate and certain lender charges such as discount points and origination fees. Points are a percentage of the loan amount paid at closing (1 point = 1%). Rates assume the loan amount, loan-to-value (LTV), credit score, lock period, a single-family primary residence and the state shown; your rate may be higher or lower. Not a commitment to lend or an offer to lock. Estimate only. This is not a Loan Estimate and not a commitment to lend. Your actual rate, payment and costs depend on your credit, the property and the loan program. Taxes and insurance are estimates.
Watch first
How to shop a mortgage and read these rates
How to read live rates, what lender credits and discount points mean, and how to compare offers fairly.
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Want to run the numbers yourself first? Try the refinance calculator.