The news runs one number built on a picture-perfect borrower. Your rate depends on your down payment, your credit, and the program that fits you. Here's what I priced for a real buyer on a $350,000 home this week, and I'll run yours for free.
Priced 9/30/2026 at 8:19 AM CT with zero points. Full assumptions below. Rates change daily.
Tell me a little about your plans and I'll reach out personally within one business day with real options side by side: rate, APR, payment, and cash to close.
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I priced one real-world scenario across my lending partners: a $350,000 home, a 30-year fixed, a 30-day lock, and zero points. Every one came with a lender credit back to the buyer.
| Program | Down payment | Rate | APR | Principal & interest |
|---|---|---|---|---|
| USDA | 0% | 6.375% | 6.824% | $2,205/mo |
| VA | 0% | 6.500% | 6.706% | $2,260/mo |
| FHA | 3.5% | 6.500% | 7.249% | $2,172/mo |
| Conventional | 5% | 7.250% | 8.007% | $2,268/mo |
Rates as of 9/30/2026 at 8:19 AM CT, subject to change without notice. Examples assume a $350,000 purchase of a primary single-family home in Middle Tennessee, 680 credit score, 30-year fixed with 360 monthly payments, 30-day lock, and no discount points. USDA: 0% down, $353,500 loan including the guarantee fee. VA: 0% down, $357,525 loan including the funding fee. FHA: 3.5% down, $343,661 loan including upfront mortgage insurance. Conventional: 5% down, $332,500 loan. Payments shown are principal and interest only; taxes, homeowners insurance, and mortgage insurance will increase the payment. Lender credit amounts vary by program. Your rate depends on your credit, down payment, property, and program eligibility.
The big national averages assume 20% to 25% down and top-tier credit. That's not most of the families I sit across the table from.
FHA, VA, and USDA price differently than conventional. For a lot of buyers, the loan the headline ignores is the one that costs the least.
A low rate can hide points or mortgage insurance. APR shows the fuller cost, so that's what I put side by side for you.
Curious how a broker compares to your bank? Read Broker or Bank? What Nashville Homebuyers Should Know.
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I compare your options across my 200+ lending partners: rate, APR, payment, and cash to close.
You see every option side by side and pick what fits your life. No pressure, ever.
And everybody deserves to see their real numbers before they decide.