Live pricing · Placer & Sacramento
Live mortgage rate calculator
Priced with the same Fannie Mae loan-level adjustments a lender actually applies.
Conforming to $832,750; above that is jumbo.
First-time home buyer
Waives every Fannie Mae price adjustment, and takes conventional LTV to 97%.
Flex term — any year from 10 to 30, not just the presets.
Want a human to price this exact scenario and text it to you? No call, no pitch — just the real number.
Done exploring? Send this scenario to Aaron and get the real number.
Your estimate
Limited-time pricing special
100 basis points of pricing — worth about 0.417% off your rate, and already included below. Through September 30.
Note rate
5.983%
APR
6.078%
incl. $3,500 costs
Est. payment
$2,083
principal & interest / mo
Loan / LTV
60.00%
$348,000
Fannie Mae price adjustments
Credit score / LTV — purchase
0 bps
Total
0 bps · 0.000% in rate
From the Fannie Mae LLPA Matrix effective 01.28.2026, converted at about 30 basis points per eighth of rate.
Estimate only — not a rate lock or commitment to lend. Base rate from Freddie Mac's weekly national average (Aug 20, 2026), adjusted to the 10-year Treasury. Payment shown is principal and interest only — taxes, insurance, HOA and any mortgage insurance are extra. Your real rate depends on credit, property, and program.
How this calculator prices your loan
The base rate here is not hand-typed and it is not scraped from anyone — it is sourced automatically from Freddie Mac's Primary Mortgage Market Survey, the mortgage industry's standard national average, and nudged each day by the movement in the 10-year Treasury so it tracks the market between the weekly survey updates. On top of that national number we apply our own adjustment by loan term, and then — on a conventional loan — the actual Fannie Mae loan-level price adjustments for your credit score, loan-to-value, occupancy, property type and loan purpose, straight from the published LLPA Matrix. That is why answering one more question can move the rate: those adjustments are real, they are cumulative, and most calculators quietly leave them out. Yours are itemized on screen so you can see exactly what each answer cost.
Why your ZIP code changes the answer
The line between a conforming loan and a jumbo is set county by county, not nationally. In 2026 most of California sits at the baseline of $832,750, which covers Placer, Sacramento, El Dorado and Yolo — but Orange, Los Angeles, San Mateo and a dozen others run all the way up to $1,249,125, and a few land in between. A $900,000 loan is a jumbo in Roseville and an ordinary conforming loan in Irvine. Your ZIP tells the calculator which county's limit applies, so it can switch to jumbo pricing at the right number instead of a guessed one.
Why your real rate comes from a conversation, not a webpage
No calculator knows your credit, the exact property, or which loan program fits you best — and those are what actually set your rate. That is not a catch, it is just how mortgage pricing works. The value of getting your real number from a local loan officer is that the same conversation surfaces the levers that move it: a rate buydown, an appraisal or property inspection waiver, closing-cost credits on a refinance, or lender-credit and first-time-buyer options on a purchase. Those are worth real money, and they never show up on a rate table.
Frequently asked questions
Are these live mortgage rates?
They are live estimates, updated automatically. The base rate tracks Freddie Mac's weekly national average and is nudged each day by the movement in the 10-year Treasury, then adjusted for your loan term and scenario. They are estimates to help you plan, not a rate lock or a commitment to lend. Your actual rate depends on your credit, the property, and the loan program, which is exactly what a quick call with a loan officer nails down.
Why is the rate different for a 15- or 20-year loan?
Shorter fixed terms are generally priced below a 30-year fixed because the lender is exposed for less time. This calculator reflects that: it prices a 30-year against the national 30-year average, a 15-year against the national 15-year average, and estimates 20- and 10-year pricing in between, then applies our own rate adjustments on top.
What is a property inspection waiver (PIW)?
On some loans the automated underwriting system will waive the full appraisal, which can save you the appraisal fee and shave days off closing. Whether your scenario is eligible depends on the property and the loan file, so it is one of the specific things worth asking a loan officer about early.
Do first-time home buyers really pay less?
Yes, and it is the single biggest saving on this page. Fannie Mae waives every loan-level price adjustment for a first-time buyer buying a primary residence with qualifying income at or under the area median income — 120% of it in high-cost areas. Those adjustments are what a lender adds to your rate for your credit score, your down payment, your property type and so on, and the waiver zeroes all of them at once. Depending on the scenario that can be worth well over a point in pricing. Flip the first-time buyer toggle in the calculator and you will see your own number.
What are loan-level price adjustments?
LLPAs are the price adjustments Fannie Mae charges based on the risk features of your loan — credit score against loan-to-value first, then extras for a condo, a two-to-four unit property, a second home or rental, a manufactured home, and a different grid again for cash-out. They are quoted in points and they stack. This calculator applies the published matrix rather than a rule of thumb, which is why the rate moves when you change occupancy or property type. They apply to conventional loans only: FHA, VA and USDA have no equivalent grid, and cover their risk through mortgage insurance premiums and funding fees instead.
Does a jumbo loan start at the same amount everywhere?
No. The conforming limit is set per county. For 2026 the baseline is $832,750, which is where Placer, Sacramento, El Dorado and Yolo counties sit, while the highest-cost California counties reach $1,249,125 and several land in between. That is why the calculator asks for the property ZIP code — it looks up the county limit and switches to jumbo pricing at the right threshold rather than a generic one.
Can I get closing costs covered on a refinance?
On many refinances there are lender credits or closing-cost reimbursement structures that can reduce or offset your out-of-pocket cost, depending on the rate you choose and your loan size. It is a real lever, and the right structure is specific to your numbers.
Prefer to just talk it through?
Aaron gives you the straight answer — no pressure, no jargon.
Call 916-365-2661