Flat Branch Mortgage Rates, Fees & Info
Columbia, MOLEI: 549300LXKO1O7CSK5J52
Tax ID: 20-2746596
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Mortgage Data
Review & Overview
Flat Branch Mortgage is a small mortgage company specializing in Home Purchase and Refi loans. Flat Branch Mortgage has a high proportion of conventional loans. They have an average proportion of FHA loans. Their top markets by origination volume include: St. Louis, Kansas City, Springfield, Columbia, and Joplin among others. We have data for 138 markets. (Some data included below & more in-depth data is available with an active subscription.)Flat Branch Mortgage has an above average approval rate when compared to the average across all lenders. They have a below average pick rate when compared to similar lenders. Flat Branch Mortgage is typically a low fee lender. (We use the term "fees" to include things like closing costs and other costs incurred by borrowers-- whether they are paid out of pocket or rolled into the loan.) They typically have about average rates.
We show data for every lender and do not change our ratings-- even if an organization is a paid advertiser. Our consensus data does have lag, but it is highly correlated to a lender's rates & fees relative to their markets. This means that if a bank is a low fee/rate lender the past-- chances are they are still one today. Our SimulatedRates™ use advanced statistical techniques to forecast different rates based on a lender's historical data.
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SimulatedRates™Mortgage Type |
Simulated Rate | Simulation Date |
|---|---|---|
| Home Equity Line of Credit (HELOC) | 7.32% | 4/14/24 |
| 30 Year Conventional Purchase | 6.79% | 4/14/24 |
| 30 Year Conventional Refi | 6.71% | 4/14/24 |
| 30 Year Cash-out Refi | 6.84% | 4/14/24 |
| 30 Year FHA Purchase | 7.61% | 4/14/24 |
| 30 Year FHA Refi | 7.47% | 4/14/24 |
| 30 Year VA Purchase | 6.54% | 4/14/24 |
| 30 Year VA Refi | 6.47% | 4/14/24 |
| 30 Year USDA Purchase | 7.19% | 4/14/24 |
| 30 Year USDA Refi | 7.19% | 4/14/24 |
| 15 Year Conventional Purchase | 6.20% | 4/14/24 |
| 15 Year Conventional Refi | 6.22% | 4/14/24 |
| 15 Year Cash-out Refi | 6.22% | 4/14/24 |
| 15 Year FHA Purchase | 5.68% | 4/14/24 |
| 15 Year FHA Refi | 5.68% | 4/14/24 |
| 15 Year VA Purchase | 6.29% | 4/14/24 |
| These are simulated rates generated by our proprietary machine learning models. These are not guaranteed by the bank. They are our estimates based on a lender's past behaviors combined with current market conditions. Contact an individual lender for their actual rates. Our models use fixed rate terms for conforming loans, 700+ FICO, 10% down for FHA and 20% for conventional. These are based on consensus, historical data-- not advertised promotional rates. | ||
Flat Branch Mortgage Mortgage Calculator
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The default purchase price is the median sales price across the US for 2022Q4, per FRED.
Originations
8,984Origination Dollar Volume (All Markets)
$1,604,850,000Awards
FLAT BRANCH MORTGAGE - 2019
FLAT BRANCH MORTGAGE is a 2019 , due to their low .
For 2019, less than of lenders were eligible for this award.
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Top Markets
Zoom/scroll map to see bank's per metro statistics. Subscribers can configure state/metro/county granularity, assorted fields and quantity of results. This map shows top 10 markets in the map viewport, as defined by descending origination volume.
| Market | Originations | Total Value | Average Loan | Average Fees | Average Rate |
|---|---|---|---|---|---|
| ST. LOUIS, MO-IL (FHA|USDA|VA) | 1,593 | $319,465,000 | $200,543 | $3,873 | 4.15% |
| KANSAS CITY, MO-KS (FHA|USDA|VA) | 1,101 | $224,165,000 | $203,601 | $3,835 | 4.18% |
| SPRINGFIELD, MO (FHA|USDA|VA) | 856 | $143,660,000 | $167,827 | $3,143 | 4.11% |
| Outside of Metro Areas | 938 | $123,900,000 | $132,090 | $3,405 | 4.23% |
| COLUMBIA, MO (FHA|USDA|VA) | 642 | $122,790,000 | $191,262 | $3,317 | 4.08% |
| JOPLIN, MO (FHA|USDA|VA) | 834 | $114,620,000 | $137,434 | $3,475 | 4.28% |
| FAYETTEVILLE-SPRINGDALE-ROGERS, AR (FHA|USDA|VA) | 337 | $70,955,000 | $210,549 | $4,011 | 4.14% |
| TULSA, OK (FHA|USDA|VA) | 292 | $51,910,000 | $177,774 | $4,987 | 4.23% |
| Fort Leonard Wood, MO (FHA|USDA|VA) | 238 | $39,180,000 | $164,622 | $4,745 | 4.09% |
| JEFFERSON CITY, MO (FHA|USDA|VA) | 253 | $37,285,000 | $147,372 | $3,749 | 4.28% |
| PEORIA, IL (FHA|USDA|VA) | 294 | $33,920,000 | $115,374 | $3,424 | 4.31% |
| Warrensburg, MO (FHA|USDA|VA) | 121 | $22,635,000 | $187,066 | $4,665 | 3.82% |
| Seattle-Tacoma-Bellevue, WA (FHA|USDA|VA) | 50 | $21,130,000 | $422,600 | $2,697 | 3.43% |
| Chicago-Naperville-Elgin, IL-IN-WI (FHA|USDA|VA) | 63 | $18,065,000 | $286,746 | $3,287 | 3.75% |
| SPRINGFIELD, IL (FHA|USDA|VA) | 96 | $14,080,000 | $146,667 | $3,642 | 3.99% |
| ATLANTA-SANDY SPRINGS-ALPHARETTA, GA (FHA|USDA|VA) | 41 | $13,855,000 | $337,927 | $3,671 | 3.43% |
| Rolla, MO (FHA|USDA|VA) | 80 | $12,610,000 | $157,625 | $3,323 | 4.28% |
| DENVER-AURORA-LAKEWOOD, CO (FHA|USDA|VA) | 29 | $12,385,000 | $427,069 | $2,625 | 3.50% |
| Marshall, MO (FHA|USDA|VA) | 116 | $11,240,000 | $96,897 | $3,202 | 4.32% |
| Dallas-Fort Worth-Arlington, TX (FHA|USDA|VA) | 29 | $10,975,000 | $378,448 | $3,652 | 3.58% |
| CAPE GIRARDEAU, MO-IL (FHA|USDA|VA) | 54 | $9,460,000 | $175,185 | $3,810 | 4.09% |
| LITTLE ROCK-NORTH LITTLE ROCK-CONWAY, AR (FHA|USDA|VA) | 43 | $8,355,000 | $194,302 | $4,548 | 4.01% |
| MINNEAPOLIS-ST. PAUL-BLOOMINGTON, MN-WI (FHA|USDA|VA) | 19 | $7,275,000 | $382,895 | $2,049 | 3.53% |
| Pittsburg, KS (FHA|USDA|VA) | 71 | $7,165,000 | $100,915 | $3,517 | 4.27% |
| Mexico, MO (FHA|USDA|VA) | 60 | $7,040,000 | $117,333 | $3,339 | 4.21% |
| Moberly, MO (FHA|USDA|VA) | 48 | $6,800,000 | $141,667 | $2,438 | 4.37% |
| ST. JOSEPH, MO-KS (FHA|USDA|VA) | 43 | $6,105,000 | $141,977 | $3,922 | 4.06% |
| PORTLAND-VANCOUVER-HILLSBORO, OR-WA (FHA|USDA|VA) | 16 | $5,970,000 | $373,125 | $2,614 | 3.41% |
| HOUSTON-THE WOODLANDS-SUGAR LAND, TX (FHA|USDA|VA) | 16 | $5,660,000 | $353,750 | $3,038 | 3.46% |
| OKLAHOMA CITY, OK (FHA|USDA|VA) | 23 | $5,625,000 | $244,565 | $4,907 | 3.99% |
| Farmington, MO (FHA|USDA|VA) | 42 | $5,520,000 | $131,429 | $4,490 | 4.17% |
| Sedalia, MO (FHA|USDA|VA) | 39 | $5,175,000 | $132,692 | $3,609 | 4.11% |
| Branson, MO (FHA|USDA|VA) | 25 | $4,515,000 | $180,600 | $3,645 | 4.36% |
| TAMPA-ST. PETERSBURG-CLEARWATER, FL (FHA|USDA|VA) | 13 | $4,415,000 | $339,615 | $3,819 | 3.74% |
| Miami-Fort Lauderdale-Pompano Beach, FL (FHA|USDA|VA) | 13 | $4,275,000 | $328,846 | $2,995 | 3.71% |
| Lebanon, MO (FHA|USDA|VA) | 27 | $4,195,000 | $155,370 | $3,271 | 4.35% |
| AUSTIN-ROUND ROCK-GEORGETOWN, TX (FHA|USDA|VA) | 13 | $4,125,000 | $317,308 | $3,294 | 3.48% |
| INDIANAPOLIS-CARMEL-ANDERSON, IN (FHA|USDA|VA) | 12 | $3,970,000 | $330,833 | $1,680 | 3.59% |
| Sikeston, MO (FHA|USDA|VA) | 33 | $3,935,000 | $119,242 | $3,369 | 4.10% |
| NASHVILLE-DAVIDSON-MURFREESBORO-FRANKLIN, TN (FHA|USDA|VA) | 10 | $3,590,000 | $359,000 | $2,747 | 3.48% |
| Poplar Bluff, MO (FHA|USDA|VA) | 22 | $3,330,000 | $151,364 | $3,289 | 4.17% |
| LAWRENCE, KS (FHA|USDA|VA) | 17 | $3,295,000 | $193,824 | $3,743 | 4.21% |
| North Port-Sarasota-Bradenton, FL (FHA|USDA|VA) | 7 | $2,465,000 | $352,143 | $3,353 | 3.70% |
| BOULDER, CO (FHA|USDA|VA) | 5 | $2,225,000 | $445,000 | $1,478 | 3.57% |
| TOPEKA, KS (FHA|USDA|VA) | 13 | $2,175,000 | $167,308 | $4,285 | 4.20% |
| ORLANDO-KISSIMMEE-SANFORD, FL (FHA|USDA|VA) | 7 | $2,045,000 | $292,143 | $2,046 | 3.57% |
| OLYMPIA-LACEY-TUMWATER, WA (FHA|USDA|VA) | 5 | $1,875,000 | $375,000 | $2,283 | 3.03% |
| MEMPHIS, TN-MS-AR (FHA|USDA|VA) | 5 | $1,825,000 | $365,000 | $3,591 | 3.37% |
| CRESTVIEW-FORT WALTON BEACH-DESTIN, FL (FHA|USDA|VA) | 5 | $1,785,000 | $357,000 | $3,827 | 3.58% |
| SAN ANTONIO-NEW BRAUNFELS, TX (FHA|USDA|VA) | 5 | $1,655,000 | $331,000 | $3,677 | 3.45% |
| FORT SMITH, AR-OK (FHA|USDA|VA) | 13 | $1,595,000 | $122,692 | $3,687 | 4.39% |
| KANKAKEE, IL (FHA|USDA|VA) | 11 | $1,445,000 | $131,364 | $3,073 | 3.78% |
| CAPE CORAL-FORT MYERS, FL (FHA|USDA|VA) | 5 | $1,395,000 | $279,000 | $3,167 | 3.95% |
| Tahlequah, OK (FHA|USDA|VA) | 12 | $1,380,000 | $115,000 | $4,406 | 4.63% |
| West Plains, MO (FHA|USDA|VA) | 9 | $1,365,000 | $151,667 | $3,431 | 4.40% |
| CHAMPAIGN-URBANA, IL (FHA|USDA|VA) | 8 | $1,360,000 | $170,000 | $2,561 | 4.16% |
| SAVANNAH, GA (FHA|USDA|VA) | 5 | $1,325,000 | $265,000 | $3,751 | 3.52% |
| BREMERTON-SILVERDALE-PORT ORCHARD, WA (FHA|USDA|VA) | 3 | $1,295,000 | $431,667 | $1,405 | 3.12% |
| ALBUQUERQUE, NM (FHA|USDA|VA) | 3 | $1,275,000 | $425,000 | $8,442 | 3.37% |
| Quincy, IL-MO (FHA|USDA|VA) | 9 | $1,215,000 | $135,000 | $2,921 | 4.33% |
| JACKSONVILLE, FL (FHA|USDA|VA) | 3 | $1,145,000 | $381,667 | $3,286 | 3.63% |
| ROCKFORD, IL (FHA|USDA|VA) | 8 | $1,140,000 | $142,500 | $2,769 | 4.03% |
| PENSACOLA-FERRY PASS-BRENT, FL (FHA|USDA|VA) | 3 | $1,095,000 | $365,000 | $3,092 | 3.67% |
| LINCOLN, NE (FHA|USDA|VA) | 3 | $1,065,000 | $355,000 | $1,418 | 3.42% |
| Miami, OK (FHA|USDA|VA) | 10 | $1,010,000 | $101,000 | $3,830 | 3.93% |
| MILWAUKEE-WAUKESHA, WI (FHA|USDA|VA) | 3 | $995,000 | $331,667 | $1,659 | 3.17% |
| LOUISVILLE, KY (FHA|USDA|VA) | 3 | $975,000 | $325,000 | $1,651 | 3.42% |
| Muskogee, OK (FHA|USDA|VA) | 7 | $975,000 | $139,286 | $4,179 | 3.91% |
| CINCINNATI, OH-KY-IN (FHA|USDA|VA) | 3 | $965,000 | $321,667 | $1,718 | 3.54% |
| Harrison, AR (FHA|USDA|VA) | 6 | $960,000 | $160,000 | $3,062 | 4.04% |
| JONESBORO, AR (FHA|USDA|VA) | 6 | $920,000 | $153,333 | $2,700 | 3.94% |
| Hannibal, MO (FHA|USDA|VA) | 8 | $850,000 | $106,250 | $2,717 | 4.61% |
| DELTONA-DAYTONA BEACH-ORMOND BEACH, FL (FHA|USDA|VA) | 2 | $840,000 | $420,000 | $4,027 | 3.13% |
| Ottawa, KS (FHA|USDA|VA) | 5 | $825,000 | $165,000 | $4,120 | 4.55% |
| BEAUMONT-PORT ARTHUR, TX (FHA|USDA|VA) | 5 | $795,000 | $159,000 | $4,163 | 4.37% |
| Kirksville, MO (FHA|USDA|VA) | 8 | $790,000 | $98,750 | $3,704 | 4.63% |
| Coffeyville, KS (FHA|USDA|VA) | 6 | $770,000 | $128,333 | $5,568 | 3.85% |
| GAINESVILLE, GA (FHA|USDA|VA) | 2 | $730,000 | $365,000 | $2,148 | 3.25% |
| JACKSON, MS (FHA|USDA|VA) | 2 | $710,000 | $355,000 | $1,667 | 3.81% |
| PORT ST. LUCIE, FL (FHA|USDA|VA) | 2 | $700,000 | $350,000 | $3,126 | 3.44% |
| OMAHA-COUNCIL BLUFFS, NE-IA (FHA|USDA|VA) | 2 | $700,000 | $350,000 | $6,854 | 3.25% |
| BOWLING GREEN, KY (FHA|USDA|VA) | 2 | $690,000 | $345,000 | $3,022 | 4.00% |
| PALM BAY-MELBOURNE-TITUSVILLE, FL (FHA|USDA|VA) | 2 | $690,000 | $345,000 | $1,964 | 3.69% |
| BEND, OR (FHA|USDA|VA) | 2 | $680,000 | $340,000 | $1,828 | 3.50% |
| KILLEEN-TEMPLE, TX (FHA|USDA|VA) | 2 | $660,000 | $330,000 | $3,034 | 3.81% |
| WENATCHEE, WA (FHA|USDA|VA) | 2 | $630,000 | $315,000 | $1,722 | 4.38% |
| DANVILLE, IL (FHA|USDA|VA) | 4 | $510,000 | $127,500 | $3,033 | 4.59% |
| WICHITA, KS (FHA|USDA|VA) | 3 | $485,000 | $161,667 | $3,881 | 4.04% |
| Mountain Home, AR (FHA|USDA|VA) | 3 | $445,000 | $148,333 | $6,521 | 4.04% |
| BELLINGHAM, WA (FHA|USDA|VA) | 1 | $435,000 | $435,000 | $2,838 | 3.50% |
| Shawnee, OK (FHA|USDA|VA) | 2 | $430,000 | $215,000 | $6,974 | 3.63% |
| BLOOMINGTON, IN (FHA|USDA|VA) | 2 | $420,000 | $210,000 | $3,716 | 3.38% |
| Crawfordsville, IN (FHA|USDA|VA) | 2 | $420,000 | $210,000 | $5,670 | 4.06% |
| Maryville, MO (FHA|USDA|VA) | 3 | $415,000 | $138,333 | $2,678 | 4.75% |
| CHATTANOOGA, TN-GA (FHA|USDA|VA) | 1 | $415,000 | $415,000 | $2,441 | 3.63% |
| Stillwater, OK (FHA|USDA|VA) | 2 | $410,000 | $205,000 | $7,179 | 4.00% |
| SPOKANE-SPOKANE VALLEY, WA (FHA|USDA|VA) | 1 | $405,000 | $405,000 | $8,397 | 3.50% |
| El Dorado, AR (FHA|USDA|VA) | 1 | $395,000 | $395,000 | $1,547 | 2.88% |
| Bartlesville, OK (FHA|USDA|VA) | 3 | $385,000 | $128,333 | $4,280 | 4.54% |
| Kennett, MO (FHA|USDA|VA) | 5 | $385,000 | $77,000 | $3,639 | 4.60% |
| FORT COLLINS, CO (FHA|USDA|VA) | 1 | $375,000 | $375,000 | $3,717 | 3.75% |
| Galesburg, IL (FHA|USDA|VA) | 3 | $375,000 | $125,000 | $3,155 | 4.29% |
| Coos Bay, OR (FHA|USDA|VA) | 1 | $375,000 | $375,000 | $3,321 | 3.50% |
| THE VILLAGES, FL (FHA|USDA|VA) | 1 | $365,000 | $365,000 | $2,813 | 3.38% |
| Fort Madison-Keokuk, IA-IL-MO (FHA|USDA|VA) | 2 | $360,000 | $180,000 | $2,161 | 4.13% |
| Parsons, KS (FHA|USDA|VA) | 5 | $335,000 | $67,000 | $3,106 | 4.38% |
| AMARILLO, TX (FHA|USDA|VA) | 1 | $325,000 | $325,000 | $3,653 | 3.38% |
| PUNTA GORDA, FL (FHA|USDA|VA) | 1 | $325,000 | $325,000 | $2,261 | 3.88% |
| Charleston-Mattoon, IL (FHA|USDA|VA) | 2 | $300,000 | $150,000 | $2,814 | 4.31% |
| JACKSON, TN (FHA|USDA|VA) | 1 | $295,000 | $295,000 | $7,298 | 3.38% |
| Jefferson, GA (FHA|USDA|VA) | 1 | $295,000 | $295,000 | $1,716 | 3.38% |
| LaGrange, GA-AL (FHA|USDA|VA) | 1 | $295,000 | $295,000 | $3,014 | 3.38% |
| GRAND JUNCTION, CO (FHA|USDA|VA) | 1 | $295,000 | $295,000 | $3,141 | 4.25% |
| ODESSA, TX (FHA|USDA|VA) | 1 | $285,000 | $285,000 | $9,309 | 4.50% |
| Ada, OK (FHA|USDA|VA) | 2 | $270,000 | $135,000 | $3,861 | 4.38% |
| LAFAYETTE-WEST LAFAYETTE, IN (FHA|USDA|VA) | 2 | $250,000 | $125,000 | $2,565 | 4.81% |
| ELIZABETHTOWN-FORT KNOX, KY (FHA|USDA|VA) | 2 | $230,000 | $115,000 | $4,038 | 4.50% |
| DES MOINES-WEST DES MOINES, IA (FHA|USDA|VA) | 1 | $225,000 | $225,000 | $3,031 | 3.75% |
| PINE BLUFF, AR (FHA|USDA|VA) | 2 | $220,000 | $110,000 | $3,871 | 3.75% |
| GREELEY, CO (FHA|USDA|VA) | 1 | $195,000 | $195,000 | $1,854 | 4.75% |
| AUGUSTA-RICHMOND COUNTY, GA-SC (FHA|USDA|VA) | 1 | $185,000 | $185,000 | $1,951 | 4.25% |
| Jacksonville, IL (FHA|USDA|VA) | 2 | $170,000 | $85,000 | $2,476 | 4.56% |
| LONGVIEW, TX (FHA|USDA|VA) | 1 | $165,000 | $165,000 | $3,983 | 3.88% |
| Effingham, IL (FHA|USDA|VA) | 1 | $155,000 | $155,000 | $3,822 | 4.63% |
| DECATUR, IL (FHA|USDA|VA) | 1 | $155,000 | $155,000 | $2,318 | 3.88% |
| Centralia, WA (FHA|USDA|VA) | 1 | $155,000 | $155,000 | $2,825 | 4.50% |
| Central City, KY (FHA|USDA|VA) | 1 | $155,000 | $155,000 | $2,976 | 4.00% |
| Atchison, KS (FHA|USDA|VA) | 1 | $155,000 | $155,000 | $2,767 | 3.75% |
| Garden City, KS (FHA|USDA|VA) | 1 | $145,000 | $145,000 | $4,231 | 3.75% |
| Murray, KY (FHA|USDA|VA) | 1 | $125,000 | $125,000 | $2,918 | 4.63% |
| Oxford, MS (FHA|USDA|VA) | 1 | $115,000 | $115,000 | $2,698 | 3.50% |
| ELKHART-GOSHEN, IN (FHA|USDA|VA) | 1 | $105,000 | $105,000 | $4,759 | 5.25% |
| Macomb, IL (FHA|USDA|VA) | 2 | $100,000 | $50,000 | $4,126 | 5.00% |
| Ottawa, IL (FHA|USDA|VA) | 1 | $95,000 | $95,000 | $4,067 | 4.25% |
| Searcy, AR (FHA|USDA|VA) | 1 | $95,000 | $95,000 | $5,379 | 4.25% |
| MUNCIE, IN (FHA|USDA|VA) | 1 | $85,000 | $85,000 | $3,597 | 3.75% |
| Magnolia, AR (FHA|USDA|VA) | 1 | $65,000 | $65,000 | $2,593 | 3.88% |
| CARBONDALE-MARION, IL (FHA|USDA|VA) | 1 | $55,000 | $55,000 | $1,866 | 5.00% |
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Product Mix
For 2019, Flat Branch Mortgage's most frequently originated type of loan was Conventional, with 4,918 originations. Their 2nd most popular type was FHA, with 2,019 originations.
Loan Reason
For 2019, Flat Branch Mortgage's most frequently cited loan purpose was Home Purchase, with 7,003 originations. The 2nd most popular reason was Refi, with 1,327 originations.
Loan Duration/Length
For 2019, Flat Branch Mortgage's most frequently cited loan duration was 30 Year, with 8,276 originations. The 2nd most popular length was 15 Year, with 533 originations.
Origination Fees/Closing Costs
Flat Branch Mortgage's average total fees were $3,754, while their most frequently occuring range of origination fees (closing costs) were in the $<1k bucket, with 6,697 originations.
Interest Rates
During 2019, Flat Branch Mortgage's average interest rate for loans was 4.19%, while their most frequently originated rate bucket for loans was 3-4%, with 4,280 originations.
Loan Sizing
2019 saw Flat Branch Mortgage place emphasis on $100k-200k loans with 4,319 originations, totaling $633,375,000 in origination value.
Applicant Income
Flat Branch Mortgage lent most frequently to those with incomes in the $50k or less range, with 2,778 originations. The second most popular income band? $50k-75k, with 2,576 originations.
Applicant Debt to Income Ratio
Flat Branch Mortgage lent most frequently to those with DTI ratios of 20-30%, with 2,030 originations. The next most common DTI ratio? 30-36%, with 1,754 originations.
Ethnicity Mix
Approval Rates
Total approvals of all applications97.93%
Flat Branch Mortgage has an exceptionally high approval rate. They either target their audience very well or may have lax underwriting protocols.
Pick Rate
Approvals leading to origination78.26%
Flat Branch Mortgage has a below average pick rate.
Points and Fees
| Points | Originations | Total Value | Average Loan |
|---|---|---|---|
| NA | 8,984 | $1,604,850,000 | $178,634 |
Occupancy Type Mix
| Dwelling Type | Originations | Total Value | Average Loan |
|---|---|---|---|
| Single Family (1-4 Units):Manufactured | 86 | $9,040,000 | $105,116 |
| Single Family (1-4 Units):Site-Built | 8,898 | $1,595,810,000 | $179,345 |