Many investors guarantee free float-downs on rates. While these guarantees exist, they rarely are implemented (it's shady). We recently locked and closed two consumers at 3.625% (rates vary depending on borrower profile). Both were closed within the 45 day window of rate locking. At we also have a RapidRefi program that helps lock in the rate you want. If you are at 4.25% and want to lock at 3.5% - we can show you how. Call us to better understand what's real and what's fiction in the mortgage industry.

Also, SOFR is replacing LIBOR - SOFR is a synthetic treasury index that is harder for banks to manipulate. That's why LIBOR is no longer going to be used for mortgage ARMs (adjustables). The short term over-night market blew up this week, and the Feds pumped $90 billion to prop up this market (which is to say, investors hate uncertainty - and rates go up when there's uncertainty).

Longer term rates have risen by about 1/8th of a point over the last 30 days. I expect them to come back down another .25%. That equates to about 3.5% on a 30 year fixed with 25% down payment and excellent credit. All borrowers are priced according to their individual financial profile so these rates may become available in the fourth quarter. If you are waiting for these rates I suggest you have your application in (no charges from ADRMortgage unless we close you: You will have to pay for third party services such as an appraisal, if necessary). To give you perspective on rates - the 30 year fixed hit 3.25% as the lowest locked mortgage rate ADRMortgage ever did. Consumers sitting on the fence may be disappointed if rates track north next year.

Posted by Andrew Walter May on September 25th, 2019 6:56 PM

All 30 year fixed loans in the USA go to the federal government or require 100% capital support (meaning that the lender loses money on originating 30 year mortgages, which banks won't do). The consumer's goal is to deliver loans to the federal government through the least expensive channel found. That's where comes in. With low overhead, is the consumer's optimal option to achieve the best mortgage rates and service.

Here, develops a short and easy to understand down payment profile for each loan program. 

1. Fannie Mae - 3% down payment (times purchase price);

2. FHA - 3.5% down payment;

3. USDA and VA - 0% down payment.

In addition to the above down payments, consumers will be required to meet many other underwriting conditions. For example, most loans require at least 2 months of PITI (monthly payment if principal, interest, taxes and insurance) in reserves (checking account). For more information about qualifying for loans contact Andy May 919 771 3379 for a quick and simple conversation. NMLS 88010. NLMS LO 103418. Equal Opportunity Housing. Zero BBB complaints since 2005. Not one.

Posted by Andrew Walter May on August 13th, 2019 1:42 PM
Our track record of nearly 15 years without a BBB complaint is a start. Layer in the fact that we compete on rate and speed, only hire licensed loan officers (most companies don't), and care about your happiness confirms why you should choose ADR, your hometown mortgage broker. NMLS 88010.
Posted in:Mortgage and tagged: mortgage
Posted by Andrew Walter May on July 8th, 2019 3:25 PM

Don't be fooled by fake rates. Many companies advertise rates. All companies don't give you the rates they advertise everytime.

At a quick email, text or call gives you the ammo you need to know what your rate will be. The mortgage process has gotten complicated over the last 10 years....banks aren't regulated by states and customer may wind up paying tens of thousands more at the closing table when using a bank.

I just had a customer go with a Kentucky bank. At the closing his payment was $1600 higher then he expected and he paid a ton more. Work with a company that has ZERO BBB complaints ever to date (nearly 15 years). Call Andy May 919 771 3379

Posted in:Mortgages and tagged: mortgagerates
Posted by Andrew Walter May on June 24th, 2019 3:57 PM

Well that was a quick drop in rates. We locked someone at 3.75% and another at 4% in the last few weeks. The best way to get a great rate is to start your app with us, and have most of the documentation lined up. Then hang out until rates drop again, which they will. The worst way to do it is to believe a California Bank that you can get a rate that's 1% less then reality.

But some consumers don't have the experience to understand that these fake rates are non-existent. That's how people learn. I can't tell you how many clients ask if they'll be charged an extra $10k at the closing for the rate. We are regulated by the States of NC and VA and we can't behave like that (banks are not regulated for mortgages by the State in which you live). Nearly all credit unions don't offer 30 year fixed rates directly and subcontract that product out to brokers (which we are).

Call us and we'll get your app started. You tell us the rate you want and we'll hang out and wait for rates to drop. Then we'll lock you in and you'll get the rate you want. 919 771 3379. Andy May.

Posted in:Mortgages and tagged: mortgageRefinancepurchase
Posted by Andrew Walter May on April 18th, 2019 11:50 AM

Just a reminder that rates typically edge up in the Spring and go down in Winter. We just locked 4.375% on a 30 year fixed (this is not an offer). This is still higher then the 3.25% 30 year fixed we locked someone into back about 5 years, but it's also lower then the near 5% rates we saw last year (for a 30 year fixed).

Remember, new HELOCs are no longer tax deductible. But cashout refinances are more then likely (depending on your tax status). does cashout refinances. Rates are generally about 5/100ths of 1% higher for a cashout refinance. Gone are the days of high cost cash outs. HELOCs are now about 2% higher then standard 30 year fixed rates.

Call us to do a general home mortgage checkup. We're here to help, with zero BBB complaints ever to date and counting.

Andy May 919 771 3379

Posted in:Mortgage and tagged: mortgage
Posted by Andrew Walter May on March 7th, 2019 11:51 AM
As stated in last year's Fall Newsletter, the Trump Administration put the breaks on easy access and usage of Home Equity Lines of Credit. HELOCs cost about 2 to 2.5% more than a 30 year fixed (think 7%). That's one reason. The other is new HELOCs are no longer tax deductible. According to industry data (Black Knight) HELOCs have fallen hard. Despite a run-up in home equity (See next article) only 1.17% of that run-up has been pulled out in any form (and that includes a cashout refinance - where rates are around 4.375% on a 30 year fixed).

It's still a sellers' market, but home ownership is a great way to use leverage to offset your taxes and experience home appreciation without throwing money at rent (avg rent in Raleigh was $1500 according to Zillow). Home prices are expected to grow 5.3% in 2019. On a $300k home that's $15,900 in price appreciation - or the entire value of the rent checks you will write to live in the same property. Not every city has this lopsided value equation.

For more info regarding HELOCs and why you DO NOT want one, check out Why HELOCs are dead.
Posted in:General
Posted by Andrew Walter May on October 10th, 2018 2:16 PM

Many new homebuyers make the mistake of rushing out to buy things to fill their home with as soon as the seller accepts their purchase offer and the lender pre-approves their loan. But there are still a few major hurdles to overcome before the keys are handed out. Here are some things to avoid during the home buying process to assure your transaction goes as smoothly as possible:

  • Don't make an expensive purchase. Put the cash back in your pocket. Don't get the Home Depot credit card (it'll lower your credit score anyway). Call ADR if you want to purchase furniture. We have a unique deal with the largest furniture company in the world and have saved our customers tens of thousands of dollars by referring you to this $200 million a year furniture store.

  • Don't get a new job. Lenders like to see a consistent job history. Generally, changing jobs will not affect your ability to qualify for a mortgage loan - especially if you are going to be making more money. But for some people, getting a new job during the loan approval process could raise some concern and affect your application. We can still get you a loan though. We had one borrower get a new job 2 days before closing, and we closed on time. Another happy customer. Remember, even if you are retired we can get you a loan. We can also get you a loan at a great rate if you don't have a job, but do have sizable assets. Call us to see what we can do to make your life easier.

  • Don't switch banks or move money around. As your lender reviews your loan package, you will likely be asked to provide bank statements for the last two or three months on your checking accounts, savings accounts, money market funds and other liquid assets. To eliminate potential fraud, most loans require a thorough paper trail to document the source of all funds. Changing banks or transferring money to another account - even if its just to consolidate funds - could make it difficult for the lender to document your funds. We don't like to see borrowers put the house on the credit card. Neither do our investors.

  • Don't give a good faith deposit directly to the seller in a FSBO purchase. As a rule, your good faith deposit belongs to you, not to the seller, until the deal closes. Your FSBO seller may not know that your good faith funds should be applied to your expenses at closing. Get an attorney or other neutral party who can hold the deposit or put it in a trust account until you close on the home. Your purchase contract should dictate to whom the funds go should the transaction fall through. Remember, you get what you pay for. If you think you'll save $500 by doing xyz, you may wind up losing a $300,000 home. Hire a professional Realtor. Realtors can save you a bundle. Call your ADR loan professional if you need a Realtor. We would greatly appreciate being able to refer you to one of our professional Realtors.

  • Don't disregard your lenders requirements. You may have been pre-approved for the loan but your work with the lender is far from over. In order to process your loan, you need to meet certain requirements. Your lender will need copies of your bank statements, W2s and other paperwork. It is up to you to get it to him or her as soon as possible. Failure to submit certain qualifying documents could cause you to lose your loan and the financing you need to buy your home. Find out how much you qualify for by using one of our MortgageCalculators

Posted in:General
Posted by Andrew Walter May on October 9th, 2018 2:27 PM

A critical step in the mortgage loan application process is to verify the sources for your down payment, closing costs and assets, as well as documenting income and debts. The lender uses this step to determine your qualifications as a borrower.

Down Payment & Closing Costs

Documenting that the down payment comes from your savings and that you will have savings and/or assets over and above the down payment gives the lender confidence in your strength as a borrower and your ability to repay the loan.

Take extra care to document the sources for any monies to be used for the down payment or closing costs.

Acceptable Down Payment & Closing Costs Sources

  • Cash in a bank account

  • Mutual funds / stocks / IRA / 401(K)

  • Proceeds from the sale of another property

  • Gift from an immediate relative


Collect information about your personal assets that add to your net worth and help to prove your credit worthiness.

Common Assets Considered in a Mortgage Loan Application

  • Stocks, bonds, mutual funds, 401(K) and retirement accounts

  • Life insurance

  • Personal property estimate - cars, boats, antiques, jewelry, etc.

  • Other real estate or property

Income and Employment

The lender will want to confirm your current gross income and have evidence of stable employment. Documentation requirements vary depending upon a number of factors - including the source of income (hourly, salary, salary + bonuses, salary + commission, commission, self-employed, etc.).


Your lender will want to review a list of all your current debts. This along with your credit report will provide the lender with a snapshot of your obligations. The lender will want to confirm that you will not be overextended when the mortgage payment is added to your current debt load.

Posted in:General
Posted by Andrew Walter May on August 27th, 2018 3:37 PM

Approximately 85% of ADRMortgage customers get a 30 year fixed rate. We have done a few ghastly bank options arms (with plenty of disclosures). And the remaining 14% of loans are short term interest only ARM loans. Consult with a professional ADR Loan Officer to find out what's best for you.

With a fixed-rate loan, your monthly payment of principal and interest never change for the life of your loan. Your property taxes may go up (we almost said down, too!), and so might your homeowner's insurance premium part of your monthly payment, but generally with a fixed-rate loan your payment will be very stable.

Fixed-rate loans are available in all sorts of shapes and sizes: 30-year, 20-year, 15-year, even 10-year. Some fixed-rate mortgages are called "biweekly" mortgages and shorten the life of your loan. You pay every two weeks, a total of 26 payments a year -- which adds up to an "extra" monthly payment every year.

During the early amortization period of a fixed-rate loan, a large percentage of your monthly payment goes toward interest, and a much smaller part toward principal. That gradually reverses itself as the loan ages.

You might choose a fixed-rate loan if you want to lock in a low rate. If you have an Adjustable Rate Mortgage (ARM) now, refinancing with a fixed-rate loan can give you more monthly payment stability.

Adjustable Rate Mortgages -- ARMs, as we called them above -- come in even more varieties. Generally, ARMs determine what you must pay based on an outside index, perhaps the 6-month Certificate of Deposit (CD) rate, the one-year Treasury Security rate, the Federal Home Loan Bank's 11th District Cost of Funds Index (COFI), or others. They may adjust every six months or once a year.

Most programs have a "cap" that protects you from your monthly payment going up too much at once. There may be a cap on how much your interest rate can go up in one period -- say, no more than two percent per year, even if the underlying index goes up by more than two percent. You may have a "payment cap," that instead of capping the interest rate directly caps the amount your monthly payment can go up in one period. In addition, almost all ARM programs have a "lifetime cap" -- your interest rate can never exceed that cap amount, no matter what.

ARMs often have their lowest, most attractive rates at the beginning of the loan, and can guarantee that rate for anywhere from a month to ten years. You may hear people talking about or you may read about loans that are called "3/1 ARMs" or "5/1 ARMs" or the like. That means that the introductory rate is set for three or five years, and then adjusts according to an index every year thereafter for the life of the loan. Loans like this are often best for people who anticipate moving -- and therefore selling the house to be mortgaged -- within three or five years, depending on how long the lower rate will be in effect.

You might choose an ARM to take advantage of a lower introductory rate and count on either moving, refinancing again or simply absorbing the higher rate after the introductory rate goes up. With ARMs, you do risk your rate going up, but you also take advantage when rates go down by pocketing more money each month that would otherwise have gone toward your mortgage payment.

Posted in:General
Posted by Andrew Walter May on August 24th, 2018 3:29 PM


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