Rate Assumptions
The following assumptions and representative examples apply to all mortgage rates displayed on Freedomstar Financial. Rates are subject to change at any time without notice.
Rates last updated: August 10, 2026 at 8:13 AM PDT
General Assumptions
Rates are selected each business morning from Freedomstar Financial's available wholesale lender pricing based on the assumptions shown below. Published rates may not represent every borrower scenario and are not a commitment to lend or lock. All rates shown are for informational purposes only and are subject to change without notice.
Rates are based on the following assumptions unless otherwise stated: a borrower with a 740 or higher FICO credit score; a primary residence, single-family home; a loan-to-value (LTV) ratio of 80% or less (20% down payment on a purchase); a 30-day rate lock; and full income and asset documentation.
VA loan rates assume the borrower has full VA entitlement and is exempt from the VA funding fee, or the funding fee has been financed into the loan amount.
FHA loan rates include the FHA upfront mortgage insurance premium (UFMIP) of 1.75% financed into the loan; annual MIP applies and is reflected in the APR.
Jumbo loan rates assume a minimum 740 FICO, 20% down payment, and 12 months of cash reserves.
DSCR loan rates are based on a minimum 1.20 debt-service coverage ratio and a 680 FICO score; these are investor loans and do not apply to owner-occupied properties.
ARM rates, when offered, reflect the initial fixed period only; after the fixed period, rates adjust annually based on the applicable index plus a margin, and monthly payments may increase. Points, fees, and other costs may apply. Your actual rate and APR will depend on your individual credit profile, property type, loan amount, down payment, and other factors determined at the time of application.
Estimated payments do not include property taxes, homeowners insurance, or monthly mortgage insurance (MIP/PMI); your actual payment obligation will be higher. All loans are subject to credit approval. Freedomstar Financial is not a commitment to lend. NMLS #1439059. Freedomstar Financial is licensed in California, Colorado, Virginia, Georgia, Florida, and Texas.
Rate Assumptions & Representative Examples
Rates and APRs are calculated from Freedomstar Financial's current wholesale lender pricing. Payment amounts reflect principal and interest only and do not include taxes, insurance, or mortgage insurance premiums.
Conventional (Conforming) 30-Year Fixed
Rate
6.125%
APR
6.227%
- Loan Amount
- $500,000
- Down Payment
- $125,000 (20%)
- FICO Est.
- 740+
- Monthly P&I
- $3,038
At 6.125% interest (6.227% APR), the monthly principal and interest payment is $3,038 for 360 months.
Rate as of August 10, 2026 at 8:10 AM PDT
Conventional (Conforming) 15-Year Fixed
Rate
5.250%
APR
5.460%
- Loan Amount
- $500,000
- Down Payment
- $125,000 (20%)
- FICO Est.
- 740+
- Monthly P&I
- $4,019
At 5.250% interest (5.460% APR), the monthly principal and interest payment is $4,019 for 180 months.
Rate as of August 10, 2026 at 8:13 AM PDT
FHA 30-Year Fixed
Assumes 3.5% down on a $518,134 purchase price ($500,000 loan amount including financed upfront MIP of 1.75%).
Rate
5.625%
APR
5.758%
- Loan Amount
- $500,000
- Down Payment
- $18,135 (3%)
- FICO Est.
- 680+
- Monthly P&I
- $2,878
At 5.625% interest (5.758% APR), the monthly principal and interest payment is $2,878 for 360 months.
Rate as of August 10, 2026 at 8:13 AM PDT
VA 30-Year Fixed
$0 down with full entitlement.
Rate
5.625%
APR
5.783%
- Loan Amount
- $500,000
- Down Payment
- $0 (0%)
- FICO Est.
- 700+
- Monthly P&I
- $2,878
At 5.625% interest (5.783% APR), the monthly principal and interest payment is $2,878 for 360 months.
Rate as of August 10, 2026 at 8:13 AM PDT
VA High Balance 30-Year Fixed
VA High Balance loans exceed the standard conforming loan limit but retain the zero-down VA benefit for eligible borrowers with full entitlement in high-cost counties.
Rate
5.750%
APR
5.840%
- Loan Amount
- $900,000
- Down Payment
- $0 (0%)
- FICO Est.
- 700+
- Monthly P&I
- $5,252
At 5.750% interest (5.840% APR), the monthly principal and interest payment is $5,252 for 360 months.
Rate as of August 10, 2026 at 8:13 AM PDT
VA Jumbo 30-Year Fixed
VA Jumbo loans are for eligible veterans purchasing above the high-balance conforming limit. A down payment may be required based on remaining entitlement. 720+ FICO and 12 months reserves required.
Rate
5.750%
APR
5.837%
- Loan Amount
- $1,300,000
- Down Payment
- $0 (0%)
- FICO Est.
- 700+
- Monthly P&I
- $7,586
At 5.750% interest (5.837% APR), the monthly principal and interest payment is $7,586 for 360 months.
Rate as of August 10, 2026 at 8:13 AM PDT
Conventional High Balance 30-Year Fixed
Conventional High Balance loans exceed the standard conforming limit and are available in designated high-cost counties. Assumes 20% down payment, 740+ FICO, and primary residence.
Rate
6.250%
APR
6.344%
- Loan Amount
- $900,000
- Down Payment
- $225,000 (20%)
- FICO Est.
- 740+
- Monthly P&I
- $5,541
At 6.250% interest (6.344% APR), the monthly principal and interest payment is $5,541 for 360 months.
Rate as of August 10, 2026 at 8:10 AM PDT
Jumbo 30-Year Fixed
Jumbo loans exceed both the standard and high-balance conforming limits. Assumes 20% down, 740+ FICO, primary or second home, and minimum 12 months cash reserves.
Rate
6.375%
APR
6.499%
- Loan Amount
- $1,500,000
- Down Payment
- $375,000 (20%)
- FICO Est.
- 740+
- Monthly P&I
- $9,358
At 6.375% interest (6.499% APR), the monthly principal and interest payment is $9,358 for 360 months.
Rate as of August 10, 2026 at 8:13 AM PDT
DSCR 30-Year Fixed
DSCR (Debt-Service Coverage Ratio) loans qualify based on rental income rather than personal income. Assumes a minimum DSCR of 1.25, 780+ FICO, 65% LTV, investment property, 3 Year Prepay Penalty. Not available for owner-occupied properties.
Rate
6.875%
APR
6.993%
- Loan Amount
- $700,000
- Down Payment
- $376,923 (35%)
- FICO Est.
- 780+
- Monthly P&I
- $4,599
At 6.875% interest (6.993% APR), the monthly principal and interest payment is $4,599 for 360 months.
Rate as of August 10, 2026 at 8:13 AM PDT
VA IRRRL
Rate
5.625%
APR
5.783%
- Loan Amount
- $500,000
- Down Payment
- $0 (0%)
- FICO Est.
- 700+
- Monthly P&I
- $2,878
At 5.625% interest (5.783% APR), the monthly principal and interest payment is $2,878 for 360 months.
Rate as of August 10, 2026 at 8:13 AM PDT
FHA Streamline
Rate
5.625%
APR
5.758%
- Loan Amount
- $500,000
- Down Payment
- $0 (0%)
- Monthly P&I
- $2,878
At 5.625% interest (5.758% APR), the monthly principal and interest payment is $2,878 for 360 months.
Rate as of August 10, 2026 at 8:13 AM PDT
VA Jumbo IRRRL
Live rate data not yet available for this product.
VA High Balance IRRRL
Live rate data not yet available for this product.
Investment Property 30 Year
Rate
6.375%
APR
6.480%
- Loan Amount
- $450,000
- Down Payment
- $150,000 (25%)
- FICO Est.
- 740+
- Monthly P&I
- $2,807
At 6.375% interest (6.480% APR), the monthly principal and interest payment is $2,807 for 360 months.
Rate as of August 10, 2026 at 8:13 AM PDT
Reviewed by Ivan Hendren NMLS 152318. Last reviewed on: August 10, 2026 at 8:13 AM PDT