Freeman Douglas · Rate of the Day

Today’s Mortgage Rates

Freeman Douglas pricing pulled Tuesday, November 10, 2026 at 8:28 AM ET — last verified: November 10, 2026 — refreshed every weekday. These are live Freeman Douglas prices for the exact scenario below, not a national average and not a teaser rate.

VA Home Loan

30-year fixed · 0% down

CreditRateAPRP&I
5806.250%6.535%$2,770.73
7205.990%6.234%$2,695.08

FHA Loan

30-year fixed · 3.5% down

CreditRateAPRP&I
5806.250%7.114%$2,770.73
7205.875%6.816%$2,661.92

Conventional

30-year fixed · 5% down

CreditRateAPRP&I
6206.375%7.734%$2,807.41
7206.375%6.872%$2,807.41

The scenario, in plain sight: $450,000 purchase price — VA loan $450,000 (0% down), FHA loan $434,250 (3.5% down), Conventional loan $427,500 (5% down), 30-year fixed, primary residence, single-family home, borrower-paid compensation, 0 discount points. P&I is principal and interest only. Freeman Douglas prices your loan across 200+ lenders; the exact rate you qualify for is produced when Douglas reviews your file — free, with no credit check and no pressure.

Rates can change without notice until locked and are not a commitment to lend. APRs reflect the scenario above; your APR will vary with your credit, loan amount, and program. Douglas Wilkerson, Mortgage Broker & Branch Manager, NMLS #1680719 — Freeman Douglas Corp, a DBA of Edge Home Finance (Company NMLS #891464).

Review Proof: What Jacksonville Borrowers Say on Google

Real Google reviews for Freeman Douglas, shown at readable length.

Jason Haglund
Posted on Google
★★★★★

“If you're a veteran looking to buy a home, I can't recommend Douglas highly enough. As a fellow Marine veteran, he truly understands every aspect of the VA home loan process and knows how to navigate it from start to finish. His knowledge, professionalism, and commitment to serving veterans are second to none. What really sets Douglas apart is that he's much more than just a mortgage loan officer.” …

Anna Bykov
Posted on Google
★★★★★

“I highly recommend Douglas Wilkerson! His communication, responsiveness, and dedication truly stand out. He consistently keeps you informed throughout the lending process, proactively follows up on any underwriting questions or concerns, and ensures nothing falls through the cracks. What I appreciate most is his willingness to explore all available options rather than taking a one-size-fits-all approach.” …

Kaili Ross
Posted on Google
★★★★★

“Working with Douglas Freeman was an absolute pleasure! This man does not take “no” for an answer. When challenges come up, he gets to work finding solutions and does everything he can to help buyers get into their homes.” …

Desiree Knox-Hoose
Posted on Google
★★★★★

“I would say I enjoyed working with you. You were very informative and knowledgable about the whole process with the underwriting. I definitely would rate you a 5 ⭐️”

Jason Carnahan
Posted on Google
★★★★★

“Friendly, knowledgeable, trustworthy”

Crystal Cooper
Posted on Google
★★★★★

“Doug was thorough, knowledgeable and always set me up to succeed. His experience shined with how fast he was able to close on my VA loan. Highly recommend using his services to purchase your new home!”

Chris Clemency
Posted on Google
★★★★★

“Amazing work ethic is the best description I think. Consistently working and networking. He is also active in the veteran community working with charities instead of just focusing on sales like other loan officers. He's a man with a purpose and passion helping veteran and active military find affordable homes. I have already recommended him to several of my friends.”

mark mayfield
Posted on Google
★★★★★
Crystal C
Posted on Google
★★★★★
Vladimir Danilchenko
Posted on Google
★★★★★

“I had a great experience working with Freeman Douglas Corporation. Their knowledge of the homebuying process was outstanding from start to finish. They took the time to explain every step, answered all of my questions, and made buying a house much less stressful than I expected. Their professionalism, responsiveness, and expertise gave me confidence throughout the entire process.” …

Nina Hudgins
Posted on Google
★★★★★

“Doug got us into our dream house! He exceeded all expectations, to not only get us into our dream house but into the best possible certain stances.”

Marc Rivera
Posted on Google
★★★★★

“The home purchasing process can be long, tedious, and confusing with concerns arising for the buyer at any given moment. To alleviate this, the Freeman Douglass Corporation offers a transparent and outlined process and provides expert insight no matter the time of day or night. It truly was a personal and professional pleasure working with Mr.” …

William Dame
Posted on Google
★★★★★

“One of the best refinance experiences I’ve had. Douglas communicated all steps and kept me in the loop throughout the process. He was prompt and efficient, I would highly recommend him. Also he is very pro Veteran and will do everything to help meet your needs.”

Jacob H
Posted on Google
★★★★★
starla jackson
Posted on Google
★★★★★

“From the moment Douglas said “I got you.” He did just that. From the beginning til the end, he made sure I got into my very first home. No matter what he always answered for me and for that I will be forever grateful!!!!!!!!”

Anthony Anderson
Posted on Google
★★★★★

“Douglas was great and very upfront made sure I understood the full process”

Tara T
Posted on Google
★★★★★

“Douglas was very professional and helped me closely through the whole process of purchasing my first home. I appreciate him SO MUCH!”

Stacey Lai
Posted on Google
★★★★★

“Doug is a phenomenal mortgage broker and person! He goes above and beyond for anyone he works with. As a realtor needing some deals saved, he has done it with grace! Love working with him!”

Tri Marine Shipping
Posted on Google
★★★★★

“Doug, really helped a lot in navigating financial independent.”

Nadir Khan
Posted on Google
★★★★★

“I recently had the pleasure of working with Douglas Wilkerson from Freeman Douglas’ Edge Home Finance while securing a loan for my relocation from Southern California to Jacksonville, Florida. Doug's professionalism and expertise were evident from our first interaction, making the entire process smooth and stress-free. Doug took the time to thoroughly understand my financial situation and homeownership goals.” …

Dacquin C
Posted on Google
★★★★★

“Douglas is very professional and passionate about providing the best options for his clients. Thank you for your service!”

Adam Sexton
Posted on Google
★★★★★

“Smooth process completed quickly even right in the middle of the holidays. Highly recommended!”

Amanda Petrone
Posted on Google
★★★★★

“I had a great experience working with Douglas. He was knowledgeable & responsive. Highly recommend for anyone looking for expert mortgage advice and excellent service!”

jape stead
Posted on Google
★★★★★

“Douglas is amazing! They helped us get into a house very quickly, him and his crew went above and beyond to get us in quickly. Highly recommend. Douglas made time to explain every little thing we were confused about to make sure we were on the same page and fully up to date and aware of everything going on. Douglas helped make everything smooth, simple, fast, and easy.” …

Hunter Bailey
Posted on Google
★★★★★

“Fantastic! Really helped my wife and I!”

Laura Bondy
Posted on Google
★★★★★

“Quickest process and the BEST team”

Kimberly Dotson
Posted on Google
★★★★★

“Finally a homeowner… although this process was frustrating at times… was totally worth it… Douglas and his team made it happen for me!!!!”

Edward Jones
Posted on Google
★★★★★

“Douglas Wilkerson was a very great help he did and amazing job. The home process for me was super easy with his help. I highly recommend him for sure.”

Katelyn Watford
Posted on Google
★★★★★

“I recently had the pleasure of working with Douglas Wilkerson, a mortgage broker who truly went above and beyond for one of my listings. Douglas stepped into the deal providing a much lower interest rate than other lenders were offering, which was a game-changer for the buyers.” …

R P (Regis)
Posted on Google
★★★★★

“If theres anyone you can trust its Douglas Wilkerson and his team of experts, their fast resilient and get things done in a professional timely efficient manner, best rates, best lenders its amazing how fast i want from being approved to moving into my new home of which me and my family love very dearly, i was not only treated as a client but as a friend, treated out to lunch and on a boat trip on to the…” …

Yadira Godoy
Posted on Google
★★★★★

“I consider myself incredibly fortunate to have found Douglas and his team. My dream of owning a house wouldn't have been possible without them. They are exceptionally fast, reliable, and friendly, demonstrating great effort and professionalism. If you're in the market to buy a house and Mr. Douglas is your agent, let me assure you that you're in great hands. Thank you 😊”

Tanga Elam
Posted on Google
★★★★★

“My broker was very honest, efficient with awesome customer service. He was patient with the process for getting best reduced rate of refinancing. Thanks a million Douglas. 😊”

Serene Farj
Posted on Google
★★★★★

“Working with FD has been nothing shy of exceptional. Not only was the team at FD reliably professional but Douglas himself stepped in to ensure some of the more complicated parts of the process went smoothly. As a Veteran, this meant a lot to me. Knowing FD had my back by repeatedly advocating for, and communicating with, me throughout every step made buying a home as stress free as possible.” …

Patricia Scott
Posted on Google
★★★★★

“If you’re looking for a mortgage broker or realtor that will fight to get you The best rates and the best type of loan for the home you’re purchasing, look no further than Kayla. She went above and beyond to get me a loan with an interest rate that is well below standards for this day and time.” …

Crysta Lugo
Posted on Google
★★★★★

“As first time home buyers, We had lots of questions and concerns. Douglas was kind, thorough and worked hard ... He was always available to make us feel at ease through this process. We would choose Douglas and his team again and again!!”

David Payakovich
Posted on Google
★★★★★

“I can’t praise Douglas and his team enough. They are not your typical “M-F, 9-5” kind of operation. They start working from the jump and don’t stop until the finish line. After a major snag (completely out of their control) I was convinced the deal was dead but Doug and Kayla worked tirelessly and had us back on track and closing with ease.” …

Oliver Heckscher
Posted on Google
★★★★★

“Top notch working with Doug and Kayla. They moved mountains to help me purchase my first home. I will definitely be using. Them again on my next purchase or possibly refinance eventually.”

Olivia Doan
Posted on Google
★★★★★

“They have an amazing team! Helped us every step of the way!”

Nancy Mabis
Posted on Google
★★★★★

“I would give Douglas 10 stars if I could. What a super person! He was so patient in answering all my questions. I know how busy he is and he answered my texts immediately, like I was his only client. He treated me like family. He’ll never know how much his help meant to me.”

Jimmy
Posted on Google
★★★★★

“Always on top of the game and making all of my clients happy. Never a missed shot here with this guy! Highly recommend.”

Taylor Murphy
Posted on Google
★★★★★

“Douglas and Kayla were incredible! They made our first time home buying experience so incredibly easy. Excellent communication, they answered all of our questions, explained everything very well. I highly recommend using them and their team! Their work ethic and transparency was outstanding. If we plan on buying again down the road we will be using them again.”

Tabitha Wagner
Posted on Google
★★★★★

“I have the utmost gratitude and respect for the work ethic that was displayed by Douglas and his team. The personal service and level of professionalism was outstanding. I am still amazed on how simple they made my loan process. I was expecting to have the typical stressful process, but Douglas and his team made every step as simple as possible.” …

IamCamo 904
Posted on Google
★★★★★

“Very knowledgeable, friendly, and helpful. A true honest businessman who also makes you feel like family.”

Mike P
Posted on Google
★★★★★
Cirena Shackelford
Posted on Google
★★★★★

“Douglas is so help in all of our processes and needs. We were so thankful for all of his help in a recent home purchase! My family and I will recommend him and have to anyone in need of his services!”

Jacob Henretty
Posted on Google
★★★★★
David Padilla
Posted on Google
★★★★★

“If I could give Douglas 10 stars, I would. I can be very analytical at times so there's no shortage of questions from me. He is so patient and thorough in answering all my questions. I know how busy he is and he treats me like I'm his biggest client. Top notch service.”

mike pride
Posted on Google
★★★★★
Jason Haglund
Posted on Google
★★★★★

“If you're a veteran looking to buy a home, I can't recommend Douglas highly enough. As a fellow Marine veteran, he truly understands every aspect of the VA home loan process and knows how to navigate it from start to finish. His knowledge, professionalism, and commitment to serving veterans are second to none. What really sets Douglas apart is that he's much more than just a mortgage loan officer.” …

Anna Bykov
Posted on Google
★★★★★

“I highly recommend Douglas Wilkerson! His communication, responsiveness, and dedication truly stand out. He consistently keeps you informed throughout the lending process, proactively follows up on any underwriting questions or concerns, and ensures nothing falls through the cracks. What I appreciate most is his willingness to explore all available options rather than taking a one-size-fits-all approach.” …

Kaili Ross
Posted on Google
★★★★★

“Working with Douglas Freeman was an absolute pleasure! This man does not take “no” for an answer. When challenges come up, he gets to work finding solutions and does everything he can to help buyers get into their homes.” …

Desiree Knox-Hoose
Posted on Google
★★★★★

“I would say I enjoyed working with you. You were very informative and knowledgable about the whole process with the underwriting. I definitely would rate you a 5 ⭐️”

Jason Carnahan
Posted on Google
★★★★★

“Friendly, knowledgeable, trustworthy”

Crystal Cooper
Posted on Google
★★★★★

“Doug was thorough, knowledgeable and always set me up to succeed. His experience shined with how fast he was able to close on my VA loan. Highly recommend using his services to purchase your new home!”

Chris Clemency
Posted on Google
★★★★★

“Amazing work ethic is the best description I think. Consistently working and networking. He is also active in the veteran community working with charities instead of just focusing on sales like other loan officers. He's a man with a purpose and passion helping veteran and active military find affordable homes. I have already recommended him to several of my friends.”

mark mayfield
Posted on Google
★★★★★
Crystal C
Posted on Google
★★★★★
Vladimir Danilchenko
Posted on Google
★★★★★

“I had a great experience working with Freeman Douglas Corporation. Their knowledge of the homebuying process was outstanding from start to finish. They took the time to explain every step, answered all of my questions, and made buying a house much less stressful than I expected. Their professionalism, responsiveness, and expertise gave me confidence throughout the entire process.” …

Nina Hudgins
Posted on Google
★★★★★

“Doug got us into our dream house! He exceeded all expectations, to not only get us into our dream house but into the best possible certain stances.”

Marc Rivera
Posted on Google
★★★★★

“The home purchasing process can be long, tedious, and confusing with concerns arising for the buyer at any given moment. To alleviate this, the Freeman Douglass Corporation offers a transparent and outlined process and provides expert insight no matter the time of day or night. It truly was a personal and professional pleasure working with Mr.” …

William Dame
Posted on Google
★★★★★

“One of the best refinance experiences I’ve had. Douglas communicated all steps and kept me in the loop throughout the process. He was prompt and efficient, I would highly recommend him. Also he is very pro Veteran and will do everything to help meet your needs.”

Jacob H
Posted on Google
★★★★★
starla jackson
Posted on Google
★★★★★

“From the moment Douglas said “I got you.” He did just that. From the beginning til the end, he made sure I got into my very first home. No matter what he always answered for me and for that I will be forever grateful!!!!!!!!”

Anthony Anderson
Posted on Google
★★★★★

“Douglas was great and very upfront made sure I understood the full process”

Tara T
Posted on Google
★★★★★

“Douglas was very professional and helped me closely through the whole process of purchasing my first home. I appreciate him SO MUCH!”

Stacey Lai
Posted on Google
★★★★★

“Doug is a phenomenal mortgage broker and person! He goes above and beyond for anyone he works with. As a realtor needing some deals saved, he has done it with grace! Love working with him!”

Tri Marine Shipping
Posted on Google
★★★★★

“Doug, really helped a lot in navigating financial independent.”

Nadir Khan
Posted on Google
★★★★★

“I recently had the pleasure of working with Douglas Wilkerson from Freeman Douglas’ Edge Home Finance while securing a loan for my relocation from Southern California to Jacksonville, Florida. Doug's professionalism and expertise were evident from our first interaction, making the entire process smooth and stress-free. Doug took the time to thoroughly understand my financial situation and homeownership goals.” …

Dacquin C
Posted on Google
★★★★★

“Douglas is very professional and passionate about providing the best options for his clients. Thank you for your service!”

Adam Sexton
Posted on Google
★★★★★

“Smooth process completed quickly even right in the middle of the holidays. Highly recommended!”

Amanda Petrone
Posted on Google
★★★★★

“I had a great experience working with Douglas. He was knowledgeable & responsive. Highly recommend for anyone looking for expert mortgage advice and excellent service!”

jape stead
Posted on Google
★★★★★

“Douglas is amazing! They helped us get into a house very quickly, him and his crew went above and beyond to get us in quickly. Highly recommend. Douglas made time to explain every little thing we were confused about to make sure we were on the same page and fully up to date and aware of everything going on. Douglas helped make everything smooth, simple, fast, and easy.” …

Hunter Bailey
Posted on Google
★★★★★

“Fantastic! Really helped my wife and I!”

Laura Bondy
Posted on Google
★★★★★

“Quickest process and the BEST team”

Kimberly Dotson
Posted on Google
★★★★★

“Finally a homeowner… although this process was frustrating at times… was totally worth it… Douglas and his team made it happen for me!!!!”

Edward Jones
Posted on Google
★★★★★

“Douglas Wilkerson was a very great help he did and amazing job. The home process for me was super easy with his help. I highly recommend him for sure.”

Katelyn Watford
Posted on Google
★★★★★

“I recently had the pleasure of working with Douglas Wilkerson, a mortgage broker who truly went above and beyond for one of my listings. Douglas stepped into the deal providing a much lower interest rate than other lenders were offering, which was a game-changer for the buyers.” …

R P (Regis)
Posted on Google
★★★★★

“If theres anyone you can trust its Douglas Wilkerson and his team of experts, their fast resilient and get things done in a professional timely efficient manner, best rates, best lenders its amazing how fast i want from being approved to moving into my new home of which me and my family love very dearly, i was not only treated as a client but as a friend, treated out to lunch and on a boat trip on to the…” …

Yadira Godoy
Posted on Google
★★★★★

“I consider myself incredibly fortunate to have found Douglas and his team. My dream of owning a house wouldn't have been possible without them. They are exceptionally fast, reliable, and friendly, demonstrating great effort and professionalism. If you're in the market to buy a house and Mr. Douglas is your agent, let me assure you that you're in great hands. Thank you 😊”

Tanga Elam
Posted on Google
★★★★★

“My broker was very honest, efficient with awesome customer service. He was patient with the process for getting best reduced rate of refinancing. Thanks a million Douglas. 😊”

Serene Farj
Posted on Google
★★★★★

“Working with FD has been nothing shy of exceptional. Not only was the team at FD reliably professional but Douglas himself stepped in to ensure some of the more complicated parts of the process went smoothly. As a Veteran, this meant a lot to me. Knowing FD had my back by repeatedly advocating for, and communicating with, me throughout every step made buying a home as stress free as possible.” …

Patricia Scott
Posted on Google
★★★★★

“If you’re looking for a mortgage broker or realtor that will fight to get you The best rates and the best type of loan for the home you’re purchasing, look no further than Kayla. She went above and beyond to get me a loan with an interest rate that is well below standards for this day and time.” …

Crysta Lugo
Posted on Google
★★★★★

“As first time home buyers, We had lots of questions and concerns. Douglas was kind, thorough and worked hard ... He was always available to make us feel at ease through this process. We would choose Douglas and his team again and again!!”

David Payakovich
Posted on Google
★★★★★

“I can’t praise Douglas and his team enough. They are not your typical “M-F, 9-5” kind of operation. They start working from the jump and don’t stop until the finish line. After a major snag (completely out of their control) I was convinced the deal was dead but Doug and Kayla worked tirelessly and had us back on track and closing with ease.” …

Oliver Heckscher
Posted on Google
★★★★★

“Top notch working with Doug and Kayla. They moved mountains to help me purchase my first home. I will definitely be using. Them again on my next purchase or possibly refinance eventually.”

Olivia Doan
Posted on Google
★★★★★

“They have an amazing team! Helped us every step of the way!”

Nancy Mabis
Posted on Google
★★★★★

“I would give Douglas 10 stars if I could. What a super person! He was so patient in answering all my questions. I know how busy he is and he answered my texts immediately, like I was his only client. He treated me like family. He’ll never know how much his help meant to me.”

Jimmy
Posted on Google
★★★★★

“Always on top of the game and making all of my clients happy. Never a missed shot here with this guy! Highly recommend.”

Taylor Murphy
Posted on Google
★★★★★

“Douglas and Kayla were incredible! They made our first time home buying experience so incredibly easy. Excellent communication, they answered all of our questions, explained everything very well. I highly recommend using them and their team! Their work ethic and transparency was outstanding. If we plan on buying again down the road we will be using them again.”

Tabitha Wagner
Posted on Google
★★★★★

“I have the utmost gratitude and respect for the work ethic that was displayed by Douglas and his team. The personal service and level of professionalism was outstanding. I am still amazed on how simple they made my loan process. I was expecting to have the typical stressful process, but Douglas and his team made every step as simple as possible.” …

IamCamo 904
Posted on Google
★★★★★

“Very knowledgeable, friendly, and helpful. A true honest businessman who also makes you feel like family.”

Mike P
Posted on Google
★★★★★
Cirena Shackelford
Posted on Google
★★★★★

“Douglas is so help in all of our processes and needs. We were so thankful for all of his help in a recent home purchase! My family and I will recommend him and have to anyone in need of his services!”

Jacob Henretty
Posted on Google
★★★★★
David Padilla
Posted on Google
★★★★★

“If I could give Douglas 10 stars, I would. I can be very analytical at times so there's no shortage of questions from me. He is so patient and thorough in answering all my questions. I know how busy he is and he treats me like I'm his biggest client. Top notch service.”

mike pride
Posted on Google
★★★★★

How Mortgage Rates Are Set

The 10-year Treasury, Fed policy, and your file — and why Douglas Wilkerson personally prices every scenario across 200+ wholesale lenders instead of handing you an automated quote.

Today's pricing snapshot — Tuesday, November 10, 2026

Program & credit scoreNote rateAPRMonthly principal & interest
VA — 580 score6.250%6.535%$2,771
VA — 720 score5.990%6.234%$2,695
FHA — 580 score6.250%7.114%$2,721
FHA — 720 score5.875%6.816%$2,614
Conventional — 620 score6.375%7.734%$2,667
Conventional — 720 score6.375%6.872%$2,667

Priced this morning, Tuesday, November 10, 2026 Scenario: $450,000 purchase price, 30-year fixed, borrower-paid compensation, 0 points, primary residence. VA loans at $0 down ($450,000 loan). FHA loans at 3.5% down ($441,849 loan, including the financed upfront mortgage insurance premium). Conventional loans at 5% down ($427,500 loan). Payments shown are principal and interest only and do not include taxes, insurance, or mortgage insurance. This is a dated snapshot, not a live rate quote — pricing changes daily, and your scenario will price differently. That is what the Free Rate Check is for.

Freeman Douglas Corporation is a DBA of Edge Home Finance. This is not a promise to lend — all credit decisions are subject to approval. Douglas Wilkerson, NMLS #1680719 | Edge Home Finance, NMLS #891464. Verify licensing at nmlsconsumeraccess.org. Equal Housing Opportunity.

Price your exact scenario — free

The check prices your scenario against today's tiers across 200+ lenders. Douglas produces your exact rate on review — with the lenders behind it, the disclosures, and a timestamp.

Check Your Rate — Free

What actually sets a mortgage rate

A mortgage rate is not a number a lender invents in the morning. It is a price, set in the bond market, for the risk of lending a large sum of money for a long time. When investors buy mortgage-backed securities — bundles of home loans — the yield they demand moves with the broader bond market, and lenders pass that yield through as the rate on your loan. That is why mortgage rates move every day, sometimes more than once a day, even when nothing about you has changed.

The benchmark most closely watched is the 10-year U.S. Treasury note. Mortgage rates tend to follow it, not because the Treasury sets mortgage rates, but because investors compare the two: a 30-year mortgage competes with a 10-year Treasury bond for the same investment dollars. When Treasury yields rise, mortgage rates usually rise with them; when yields fall, mortgage rates usually ease. The Federal Reserve matters too — its policy rate and its statements move Treasury yields — but the Fed does not set your mortgage rate directly, whatever the headlines imply.

Why two borrowers get different rates

If rates come from the bond market, why does your neighbor's rate differ from yours? Because the market price is only the starting point. Each loan is then adjusted for risk: credit score, down payment, loan-to-value, property type, occupancy, and loan program. A borrower with a high credit score and a large down payment is cheaper to insure and cheaper to fund, so the rate is lower. A condo, an investment property, or a loan with a small down payment carries more risk, so the rate is higher. None of this is personal — it is the same risk pricing that runs every kind of lending.

The program matters as well. A VA loan, an FHA loan, and a conventional loan are funded differently, carry different insurance, and are priced by different investors — so the same borrower can get three different rates on the same day for the same house. That is why a single advertised rate, or a single lender's quote, tells you almost nothing about what your rate should be. The only honest answer comes from pricing your actual file.

Points, credits, and the real cost

A rate is never just a rate. Every quote also carries points and lender credits, and the two move in opposite directions: pay discount points up front and the rate drops; take a lender credit toward closing costs and the rate rises. Neither choice is automatically better. Points make sense if you will hold the loan long enough for the lower payment to repay the up-front cost; credits make sense if you need cash at closing or expect to refinance or move sooner. Comparing two quotes without comparing their points and credits is comparing two different products.

The same logic applies to the annual percentage rate, the APR. The APR folds some closing costs into a single yearly figure, which makes it useful for comparison — but it assumes you hold the loan for its full term, which most borrowers do not. Douglas walks through the rate, the points, the credits, and the APR together, and shows what each one costs over the time you actually expect to keep the loan, so the cheapest quote on paper is not mistaken for the cheapest loan in practice.

Why Douglas prices every scenario personally

Most online rate tools run one automated pricing engine and show one number. Douglas does the opposite: he prices each scenario personally across more than 200 wholesale lenders. Wholesale lenders — the lenders behind brokers — compete for the same file, and their pricing differs by program, by day, and by borrower profile. A lender that is cheapest for a conventional loan at 20 percent down may be nowhere near cheapest for an FHA loan, a jumbo loan, or a VA loan with a low credit score. One engine cannot see that. A broker shopping the whole market can.

Personal pricing also catches the overlays. A lender overlay is an extra rule a lender adds on top of the published guidelines — a higher minimum credit score, a lower debt-to-income cap, a stricter property rule. An automated quote never mentions overlays; it just prices the file it was given, or quietly declines it. Douglas applies VA, FHA, Fannie Mae, and Freddie Mac guidelines as written, then matches the file to the lender whose actual rules fit it. That is how a file that one lender priced badly, or turned down, can still close at a competitive rate.

Mortgage rates in Northeast Florida

In Northeast Florida the same national forces apply, but the local file shapes the rate. A beach condo in Jacksonville Beach faces different project-approval and insurance questions than a single-family home in St. Johns County; a new-construction home in Nocatee has a different timeline and a different lock strategy than a resale in Orange Park. None of these change the bond market — but they change which lender prices your file best, and how long a lock should run. Local knowledge is not a slogan here; it is a pricing input.

If you are buying anywhere in Florida, the first step is a conversation, not a quote: the purchase price, the down payment, the credit picture, and the monthly payment you are comfortable with. From that, Douglas personally prices the scenario across more than 200 wholesale lenders and explains what is moving the rate, what points or credits would do to it, and what would have to change for the number to move. Call (904) 517-4049 to start — the explanation is free, and it is the same one every client gets, whether the market is up, down, or sideways.

Closing disclosure reviewed with a magnifier in Jacksonville, Florida

Frequently asked questions

How are mortgage rates set?

In the bond market. Lenders sell home loans to investors as mortgage-backed securities, and the yield those investors demand moves with the broader bond market — most closely with the 10-year U.S. Treasury note. When Treasury yields rise, mortgage rates usually rise; when they fall, rates usually ease. Your individual rate then starts from that market price and is adjusted for your credit, down payment, property type, and loan program.

Does the Federal Reserve set mortgage rates?

No — not directly. The Fed sets the federal funds rate, which is a short-term rate banks charge each other, and its policy moves Treasury yields, which in turn move mortgage rates. But there is no Fed dial for a 30-year mortgage rate, and a Fed rate cut does not automatically lower mortgage rates. What matters is what the bond market expects the Fed to do, and that expectation is already priced in before the announcement.

Why did my neighbor get a different rate than I did?

Because the market price is only the starting point. Each loan is adjusted for risk: credit score, down payment and loan-to-value, property type, occupancy, and program. A VA loan, an FHA loan, and a conventional loan are funded differently and priced by different investors, so the same borrower can get three different rates on the same day. The only honest comparison is two quotes for the same borrower, the same property, and the same points and credits.

Should I pay points to buy down my rate?

It depends on how long you will keep the loan. Discount points lower the rate in exchange for cash up front; the break-even point is the number of months it takes the lower payment to repay that cash. If you will hold the loan well past break-even, points can save money. If you may move or refinance sooner, a lender credit toward closing costs may be the better trade. Douglas runs both versions of the same file so you can see the math before choosing.

What is a rate lock, and how long does it last?

A rate lock is a lender's agreement to hold a quoted rate and points for an agreed period while the loan is processed, so market moves during underwriting do not change your price. The lock period is chosen to cover the time the loan needs to close — a new-construction loan needs a longer lock than a resale — and locking too short risks an extension fee or a worse rate if closing slips. The right lock length is part of the pricing conversation, not an afterthought.

How do I start?

Call Douglas directly at (904) 517-4049. The first conversation covers the purchase or refinance, the down payment, the credit picture, and the monthly payment you are comfortable with — then he personally prices the scenario across more than 200 wholesale lenders instead of handing over an automated quote.

Talk to Douglas about your mortgage

Freeman Douglas Corporation is not affiliated with the U.S. Department of Veterans Affairs or any government agency. All loans are subject to credit approval. Equal Housing Opportunity. Freeman Douglas Corporation is a DBA of Edge Home Finance (Company NMLS #891464; branch NMLS #2609641). Douglas Wilkerson, Mortgage Broker, NMLS #1680719.