Rates & Terms Finder
Mortgage Rates & Terms Finder
Not sure whether a 15-year, a 30-year or an adjustable loan makes sense, or which program fits your situation? This rates and terms finder asks a handful of questions about your goals and profile, then recommends loan programs and term lengths worth exploring before you request a personalized quote.
Interactive tool
Find the program and term that fit your plans
Advertised rates rarely match what a specific borrower is offered. Instead of posting numbers, this tool focuses on the decisions that shape your pricing: program, term and rate type. Work through the questions below to get a tailored shortlist.
Programs worth a closer look
Answer the questions and press the button to see matching programs and terms.
General guidance only. Program eligibility and rates are confirmed by Sterling Smith after reviewing your full scenario; this tool does not display or quote interest rates.
How to use it
Working through the questionnaire
Name your goal
Tell the tool whether you're buying, refinancing or investing, and whether a lower payment or faster payoff matters more.
Describe your situation
Choose answers about your credit range, down payment, military service, property location and how you earn income. Approximate answers are fine.
Share your timeline
Indicate how long you expect to keep the home. Your time horizon heavily influences whether a fixed or adjustable loan fits.
Review your shortlist
Read the recommended programs and terms, open the linked program pages, then request a quote to see real pricing.
What drives pricing
The factors behind a personalized rate quote
Your eventual rate reflects your own file, not a headline average. These are the major levers:
- Credit history — scores and payment patterns are among the biggest influences on pricing and on whether mortgage insurance applies.
- Down payment or equity — more skin in the game generally means lower risk and may improve pricing.
- Loan program — conventional, FHA, VA, USDA and jumbo mortgages are each priced under their own rules.
- Term and rate type — shorter terms and fixed versus adjustable structures price differently.
- Property and occupancy — a primary residence, second home and investment property are treated differently, as are condos and multi-unit buildings.
- Market timing and rate lock — rates move with the market, and a lock holds your pricing while the loan is processed.
Understanding results
What your recommendations mean
The finder suggests programs and terms that commonly suit answers like yours. It does not show live rates, check your credit or confirm eligibility, and its suggestions are not a loan offer. A fixed-rate term keeps principal and interest steady for the life of the loan, while an adjustable-rate mortgage starts with a fixed period and can change afterward within set caps.
Personalized rate quotes come from Sterling Smith, who reviews your goals, credit and property details before pricing a loan. Final eligibility always depends on underwriting and program guidelines, and payment figures will also reflect taxes, insurance, HOA dues and any mortgage insurance for your property.
Request your personalized rate quote
Turn your shortlist into real pricing. Start a prequalification with no hard credit pull, and Sterling Smith will follow up within two business hours with program options and a quote built around your file.
Get My Rate QuoteAnswers
Rates and terms questions
Why doesn't this page list today's mortgage rates?
Posted averages can be misleading because pricing depends on credit, down payment, program, property and lock period. Rather than show a number you may not qualify for, we provide a personalized quote after a quick review.
When does an adjustable-rate mortgage make sense?
An ARM can suit borrowers who expect to sell or refinance before the initial fixed period ends. If you plan to stay long term or prefer predictability, a fixed rate is usually the steadier choice.
Does asking for a rate quote hurt my credit?
Starting a prequalification with The Smith Mortgage Group involves no hard credit pull. A full credit review happens later, when you decide to move forward with an application.
How long does a rate lock last?
Lock periods vary, and longer locks can carry different pricing. Sterling Smith can recommend a lock length that matches your closing timeline; most loans close in 30 to 45 days.
What if I'm self-employed or have credit challenges?
You still have options. Bank statement, alternative documentation and credit-challenged programs are available through our specialized mortgage programs, subject to qualification.
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Related resources
Let's Talk
Questions about mortgage rates and terms?
Send a quick note and Sterling Smith will reply within two business hours (Mon–Fri, 9am–5pm CT). Prefer to talk now? Call or text 931-205-9873.
Loading the secure contact form… If it doesn't appear, call or text 931-205-9873 or email sterling.smith@fcmhomeloans.com.
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Ready to talk through your options?
Get a free, no-obligation consultation with Sterling Smith: clear answers, a side-by-side look at the programs you qualify for, and a plan built around your budget.