🌾 Daily Mortgage Rates LIVE – 12/01/2025 – USDA Loans

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Join our Monday Livestream for the latest Daily Mortgage Rates and a clear, concise breakdown of USDA Loans—how they work, who qualifies, and why they remain a great option for affordable homeownership.

We’ll cover borrower scenarios, the application-to-closing process, and key advantages compared to other loan types. Plus, we’ll review current rate movements and market trends to help you plan your next steps with confidence.

📲 Tune in live, stay engaged, and feel free to leave comments or ask questions anytime!

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The Mortgage Calculator is a licensed Mortgage Lender (NMLS #2377459) that specializes in using technology to enable borrowers to access Conventional, FHA, VA, and USDA Programs, as well as thousands of Non-QM mortgage loan program variations using alternative income documentation!

Using The Mortgage Calculator proprietary technology, borrowers can instantly price and quote thousands of mortgage loan programs in just a few clicks. The Mortgage Calculator technology also enables borrowers to instantly complete a full loan application and upload documents to our AI powered software to get qualified in just minutes!

Our team of licensed Mortgage Loan Originators can assist our customers with Conventional, FHA, VA and USDA mortgages as well as access thousands of mortgage programs using Alternative Income Documentation such as Bank Statement Mortgages...

Transcript

Welcome to another episode of daily rates with the mortgage calculator. We are a lender and broker in over 30 states with over 300 loan officers. We'll go through our live rates for some of our standard loan programs and then do a deep dive into our USDA loan options. So if you see anything you would like down a full loan estimate, please get with our team, or drop a comment.

Our team will be happy to help you out, and we can send you over that info. So let me go ahead and get started with today. Today, we will go be going over, of course, all of our standard programs, and then we'll do a deep dive into a few examples I have pulled up here for USDA properties in USDA eligible areas and our borrowers that are eligible. So first, let me change my screen and we'll get into today's rates. Alright.

So first off, we always wanna take a peek at the, let me scroll up to treasury and, this gives us the best general ideas of where rates are going especially when we have all kinds of different program options. This shows a change of the marketplace, so we'll look at that real quick. And, it is going up, so definitely not the best we would like to see, but we always wanna put it into perspective here. And, again, we are pretty much at one year low. So there is a lot of up and downs throughout the week, but we always want to put it into perspective and say that our borrowers that are out there shopping is one of the best times and affordability is going up, so great time to get out there.

And now let's get into today's live rates and refresh this, that way we have the absolute latest. And we always set up a standard scenario, we compare all the loan programs since we have so many different options. We, definitely wanna set up a standard scenario. We set up a single family home, 500,000 purchase, 300,000 loan amount, 60% loan to value is what that corresponds to. Seven sixty, 40% debt to income.

That way we can get options for all the loan programs. And first up here is our conventional option for primary home. Rates coming in at 5.5 for conventional today, final APR 6.3. And they would always typically wanna compare that to an FHA option if our borrowers can't conventional. FHA allows more leniency on some credit issues as well as a higher overall debt to income ratio typically and, does require upfront and yearly mortgage insurance.

So rates today come to five, but when you add in all the fees, APR comes in at 6.156. So So a little bit higher than conventional, which is pretty typical there. So definitely always compare the APR. And for our eligible vets, active service members and surviving spouses, VA is an amazing program if you are eligible. Rates today coming in 5.375.

IPR with all the fees included here, 5.639. So notice even though the rate looks a touch higher than FHA, always a better option typically for our VA borrowers as the overall is lower. So definitely use that to compare. And our topic for today, something we always go over our USDA options for properties in USDA eligible areas. We'll go over that here in a second.

The rural areas of the country are typically covered in those maps. And if our property is eligible and our borrowers are eligible, these are amazing options. Rates for USDA coming in as low as 5.125. Final APR, 5.791. So typically, our borrowers would be comparing a USD option to FHA or conventional.

And that's typically a little bit better there in that scenario. And where we love to help our borrowers, that may not qualify for any of the standard options, we have our QM, bulk doc options. If our borrower doesn't qualify using, full documentation, many times for self employed borrowers, we can use alternative docs, alternative docs such as bank statements, ten ninety nines, p and l, etcetera. Rates today coming in at nearly the same as conventional, 5.875. Final APR is 6.145.

So just a touch higher than conventional alternative docs, which is pretty amazing. And we can use alt doc options for investment properties as well. Rates today coming in at 6% flat. Finally, point three two one to use those alt docs. And we wanna compare that to conventional conventional for an investment property coming in at 6% out.

The final APR 6.311. So just a touch cheaper there, which is pretty typical, but many of our investors prefer to use their alt docs. And our favorite alt doc option, very specific DSCR, no income or employment information needed at all, we simply use the estimated rents from the property to determine a ratio. If the estimated rents can cover the expenses, that's a ratio over one, which is what we use for these examples. And this first example has a three year prepayment penalty, which is standard for these, type loans.

Rates today, 5.999. Final APR, 6.307, even cheaper than conventional and all stock options. And, if we pay five year prepayment penalty, we can make the rate a touch lower and cost a touch lower as well. Final rate comes in 5.875, final APR 6.181. Now we have a ton of different options, but there are, basics there.

I wanna get into our topic for today, a little bit, advanced here. First thing we need to find when we're looking at USDA properties, is an actual property in a USDA eligible area. So the first thing I higher, just as I found, one of the areas closest to me that did have some properties for sale, and I pulled up this. Also a nice, little small house. Looks great.

Great option for a first time home buyer, which is kind of our example here. So we have a purchase price of $3.75 all this for sale, and it's in the Clewiston area. I'll show you that here on the map here in a second. So the first thing we have to consider, when we're, looking to offer a USDA program is the property in a eligible area. So in this example, I looked up this property and you can see here, this property is in an eligible area.

I'm here on USDA map. And if we scroll out here, you can see this is Clewiston, the general area. That's why I was looking there. And all of these areas are ineligible for USDA. So all of the areas near all the major cities typically ineligible.

But if you look here, if you scroll out against Florida, all of the Central Florida area are eligible, and many other states have, lots of eligible areas, really. It's near all the city centers that are ineligible. So lots of options here for our USDA borrowers be near those major cities. Now, the second thing we need to check, in our example, we obviously have this specific property. So I have to go to the actual for that property.

And here in this county, I put a four, person household. So the, limits here for a four person household of this example, they cannot make more than a 119,000. So not only are there property limits, but always keep in mind there are income limits. A lot of times, high income borrowers won't qualify for the USDA program. Now if our borrower qualifies and the property qualifies in this example, here's our first demo.

We can take USDA up to 100% LTV, which is pretty amazing. So 0% down and this is for that exact property. And I already went over the income limits, so as long as we can stay within those income limits, we have these options here and the monthly payment as long as there's not many other expenses for the borrower should be able to allow them to work make this property work. And, rates as low as 5.25 for discount points and cost. But we can also, go up to 5.875 right here to actually get some lender credits, $1,400 in this closing.

And you see here the purchase price, loan amounts and everything is set up for USDA. There is a funding fee for USDA and you see that included in the loan. Now I have another example for this exact property. Again, we can use USDA in some examples. This doesn't work for every example, but there are options down to as low as $5.50 and sometimes even lower.

Technically, this is going to be, manually underwritten loans, so very complicated. But as long as there's a good reason where our borrower has, typically lower FICO than is typically auto approved, we can sometimes get this approved. So this is the pricing for a $5.50 example FICO and still can get the 100% LTV per demo scenario. Obviously, a little bit higher rates and costs, and we have to obviously document why. There's a reason why we have the, the lower score there.

But if we can document pretty amazing. We can still get a 100% LTV, 6.75 rate for 2.375 discount points it costs. And, unfortunately, there's no options for a lender credit, when we have the lower score here, but 7.25 rate has a lower cost of 1.5 discount points. So great options here even for that have lower credit or even sometimes no credit. Those are also options here for USDA, for our many underwritten loans.

And the option demo option if this property, perhaps the seller, doesn't want to sell and just would like to get a lower rate so it's more affordable. Here we can use USDA for a rate of term refinance, which is the other common request, and we can go to a 100% LTV as well. So kept the same exact example. If it's worth $3.75, we could get $3.75, but that's what we actually owe. And we can take it down to 5.25.

This is also a new USDA loan. There are options to go from USDA to USDA, but this is a new USDA loan for those familiar. 5.25 rate, 2.5 discount point two costs. And if we take up to a 6% rate, we can get, up to point five in lender credit in that example. So this was also at the higher FICO score of our first.

So those are some great ways for our borrowers to use USDA if the property is eligible and the borrower is eligible. We love to offer those 100% LTV options to afford a lot of flexibility for borrowers out there in those areas of the country. So, again, any questions or like a full breakdown, a full loan estimate that is specific to you, please get with our team members, go to our website, you can request a quote, and one of our licensed loan officers, over 300 loan officers in 30 states can give you a hand. So thanks everybody for joining us, and we'll see you later this week for another episode of DailyVapes Live.