Today's Rate Ranges
Typical rate ranges for qualified Houston borrowers across the loan programs InSync originates. Rates are illustrative and not a quote. Actual pricing depends on credit score, loan-to-value, debt-to-income, loan amount, lock period, and program-specific guidelines. Rates change daily, sometimes multiple times per day.
| Program | 30-Year Fixed Range | Notes |
|---|---|---|
| Conventional | 5.875% to 6.625% | 740+ FICO, 80% LTV or lower |
| FHA | 5.625% to 6.375% | 680+ FICO, 3.5% min down |
| VA | 5.500% to 6.250% | 680+ FICO, 0% down |
| USDA | 5.875% to 6.500% | Eligible rural Houston areas only |
| Jumbo | 6.000% to 6.750% | Loans above $806,500 (2026 conforming limit) |
| DSCR (Investor) | 7.250% to 8.500% | 20-25% down, DSCR 1.0+, 660+ FICO |
| Physician | 6.125% to 6.875% | 100% LTV, no PMI, MD/DO/DDS/CRNA |
| Bank Statement | 7.000% to 8.250% | Self-employed, 24 months statements |
Rate disclaimer: Rates shown for illustrative purposes only and are not an offer to lend or a rate lock commitment. Your actual rate depends on credit score, LTV, DTI, loan amount, property type, occupancy, lock period, and program. Subject to change daily. Equal Housing Opportunity. NMLS #1577314.
What Drives Your Rate
Five inputs move your rate. The first three are within your control before you apply. The last two are market-driven and change daily.
Credit Score Tier
FICO score is the single biggest variable in your final rate. The major tier breaks on conventional loans:
- 740 and above: Best pricing. Lowest rate, no FICO-based pricing adjustments.
- 700 to 739: Standard pricing. Typically 0.125% to 0.25% above the 740+ tier.
- 660 to 699: Mid-tier. Typically 0.50% to 0.875% above the 740+ tier.
- Below 660: Higher pricing or non-QM programs. On conventional, rates often run 1.0% to 1.5% higher.
Loan-to-Value (LTV)
The percentage of the home's value being financed. 80% LTV (20% down) is the cleanest tier on conventional. Above 80%, PMI typically kicks in and adds to the effective cost. On FHA and VA, LTV matters less for rate but more for mortgage insurance premium.
Debt-to-Income (DTI)
Total monthly debt obligations divided by gross monthly income. Conventional caps around 50%. FHA goes higher (often 55%+). DSCR ignores DTI entirely. Lower DTI tends to get better rate pricing on the same LTV tier.
Lock Period
30-day locks are the standard. Longer locks (45, 60, 75 day) cost more in rate. Shorter locks (15-day) often save 0.125%. The lock period needs to align with your contract closing date plus a small buffer.
Loan Amount
Loans below $100K and above the conforming limit ($806,500 for 2026 in Houston) usually price differently. The sweet spot for best pricing on conventional is typically $200K to $700K.
Free Rate Reductions
Three structural ways to lower your effective rate without paying for points out of pocket.
1-0 Buydown (InSync covers cost)
The 1-0 buydown drops your effective rate by 1 percentage point for the first 12 months of the loan. On a $400K loan, that saves about $244 per month for year one. Most lenders charge points for this. InSync covers it as a lender-paid concession. Lock by June 30, 2026. Full details on the buydown page.
Permanent Buydown (Points)
Pay points up front to lower the rate for the full 30-year term. One point typically buys down the rate by 0.25%. Math favors permanent buydowns if you plan to keep the loan 5+ years and rates do not drop. With current rate volatility, the 1-0 buydown (free, year-one only) is usually the better play.
Lender Credits via the Bundle
When InSync handles both your home purchase (real estate side) and your mortgage, the Bundle returns up to $7,500 back at closing as a combined lender credit and commission rebate. Applied directly to closing costs or used to reduce your rate by purchasing a small buydown. Capped at $7,500 per transaction.
How to Lock Your Rate
A rate lock guarantees your rate for a fixed period (typically 30 to 60 days) regardless of market movement. Lock too early and the lock expires before closing. Lock too late and you may miss a favorable market window.
Lock and Shop
Some programs allow you to lock a rate before you have an accepted offer. You lock based on a target price range and property type. When you go under contract, the lock attaches to that specific property. Useful in rising-rate environments where you want certainty before tour day.
Float-Down Options
A float-down lets you reduce your locked rate one time if market rates drop materially before closing. Not all programs offer it. The threshold is usually a 0.25% market drop. Cost is typically 0.125% to 0.25% added to the original lock or a flat fee.
When to Lock
Most Houston buyers lock at contract acceptance or within a few days after. On a 30-day close, that gives ~25 days of lock coverage. On a 45-day close, lock at contract and accept the longer-period pricing. The exact timing is a market call we make together based on the current rate trend.
When Rates Drop, We Look
If you close at 6.875% and rates drop to 5.875% six months later, the refinance math runs as follows: each 1% drop on a $400K loan saves roughly $260 per month, so the typical $3,000 to $5,000 in refinance closing costs is recovered in 12 to 18 months. InSync tracks the rate on every closed loan and proactively reaches out when a refi makes sense. No need to monitor it yourself.
Frequently Asked Questions
What are Houston mortgage rates today?
For a qualified buyer (740+ FICO, 20% down, 80% LTV), typical 30-year fixed conventional rates run 5.875% to 6.625% this week. FHA runs 5.625% to 6.375%. VA runs 5.500% to 6.250%. Jumbo runs 6.000% to 6.750%. DSCR investor loans price higher, typically 7.25% to 8.50%. Rates change daily. For a real-time quote on your specific scenario, call (713) 548-7350 or book at calendar.app.google/J7348jRHXkyTkgsW8.
Why are my rate quotes different from advertised rates?
Advertised rates almost always assume the perfect borrower profile: 780+ FICO, 75% LTV, 30-day lock, $300K loan, conventional purchase, no escrow waiver. Most actual borrowers deviate from at least one of those inputs. A rate sheet is a starting point. Your actual quote is built from your specific file.
Can I lock a Houston mortgage rate before finding a home?
Yes, on programs that offer a "lock and shop" feature. You lock for 60 to 90 days based on a target price range, then the lock attaches to the specific property once you go under contract. The locked rate is typically 0.125% to 0.25% above the standard 30-day lock to account for the extended commitment.
What's the difference between APR and rate?
Rate is the interest you pay on the loan balance. APR (Annual Percentage Rate) includes the rate plus most lender fees and prepaid finance charges, expressed as an annualized cost. APR is meant to make lender comparisons easier, but the formula is sensitive to how each lender categorizes fees. The cleanest comparison is the rate plus the total lender fee line on the Loan Estimate, side by side.
How do I get the lowest Houston mortgage rate?
Five levers: (1) Get your FICO into the 740+ tier before you apply. (2) Put 20% down on conventional to avoid PMI. (3) Compare at least 2 to 3 lenders. (4) Time your lock to the front of your closing window, not the back. (5) Consider a permanent buydown if you plan to keep the loan 5+ years. The Bundle and 1-0 buydown stack on top of all of these.
Are rates better with a Houston mortgage broker or a bank?
Mortgage brokers (like InSync) shop your file across multiple wholesale lenders and price-match to the best one. Banks lend their own money at their own rate, with no comparison shopping. On most files, broker pricing comes in 0.125% to 0.50% below retail bank pricing because brokers buy at wholesale and pass through. The exception is bank-portfolio-only products (some bank-statement and jumbo programs) where the bank may price aggressively to keep the loan on their balance sheet.
Should I buy points down on my Houston mortgage?
Depends on how long you plan to keep the loan. One point typically buys the rate down by 0.25% and costs 1% of the loan amount. On a $400K loan, that is $4,000 up front to save about $60 per month. Break-even is around 5 to 6 years. If you plan to keep the loan less than 5 years (refinance or sell), points usually do not pay off. If you plan to keep the loan 7+ years and rates do not drop, points pay off well. The free 1-0 buydown is a better year-one option for most current buyers because it costs nothing.