Assumptions
Market placeholder — pick a community for its actual rate
Veteran with a disability rating? Adjusting MI? — two fields to change
Set the VA funding fee to 0% for a veteran with a service-connected disability
rating — about $8,600 off a $400,000 loan, $40–$46 off the payment.
Conventional MI moves with credit score, LTV and AUS findings —
the 0.35% default is a planning figure, not a quote.
Buyer putting more down on FHA? Raise the FHA down field — 3.5% is
the program minimum, and a bigger down payment lowers both the loan and the monthly MIP.
How cash to close is figured
Down payment, plus closing costs and prepaids built from this state’s actual fee
stack — tap how on any program card for the line-by-line math — less
whatever the seller pays. Seller credit is capped at the program limit
(VA and FHA 6%, conventional 3% above 90% LTV) and at actual
costs — extra credit can’t reduce the down payment, and the tool says so
when it hits the cap. The Loan Estimate issues the real figure.
How these payments are built
Every payment includes principal, interest, property taxes and homeowners insurance, plus mortgage insurance where it applies. Until you pick a community the tax box shows a market placeholder (1.08%) — it is not any one community’s rate. Choose a community or a home and the box switches to that community’s actual rate (Drew, 9/7: the placeholder read as if it were the real number).
Georgia assesses at 40% of market value, so effective rate = total millage × 0.04. Audited 8/23/2026 against the GA DOR 2025 millage digest with parcel-level jurisdiction checks — several mailing addresses were not the taxing city: The Village at Shallowford is unincorporated Cobb (1.14%, not Kennesaw’s 1.57%), Kelly Preserve is unincorporated Gwinnett County, not Walton (1.33%), Cedar Farms is unincorporated Barrow (0.90%), Greene Farm is unincorporated Bartow on county schools (0.85%), WeHunt Meadows is unincorporated Jackson (1.06%). Current set: 0.85% Greene Farm, 0.90% Cedar Farms, 0.98% Hemingway, 1.04% Lake Shore, 1.06% WeHunt Meadows, 1.08% Stegall Village, 1.10% The Bluffs, 1.14% Village at Shallowford, 1.30% Ivy Glen, 1.33% Kelly Preserve, 1.39% Buford communities. Never carry one community’s rate to another. Rates now net each county’s standard owner-occupant homestead exemption (Bartow $15k+$15k, Cobb $10k+$10k, Gwinnett S1R) — the buyer must file by April 1; unfiled, the bill runs higher.
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The rate specials live in Atlanta
These are the programs this division's forward commitment covers. Confirm eligibility on a specific home with Drew before you quote it to a buyer.
Rate special
3.75%
5/1 ARM — VA & FHA
Lowest paymentQMI — quick move-in homes- Fixed 5 years, then adjusts annually
- VA: $0 down, no monthly MI
- FHA: 3.5% down, UFMIP financed, annual MIP applies
- Temporary buydowns not available on the ARM
Rate special
5.25%
30-Year Fixed — Conventional
To be built · 180-day lock- Fixed for the full 30-year term — no adjustment, ever
- 180-day lock — built for pre-sales on a lot where the home takes months to finish
- Pricing already includes the buydown — no additional discount to apply
- Quote it in the tool: pick the community, choose “To be built”, type the plan price plus lot premium
The VA/FHA 4.99% 30-year fixed is not being offered in Atlanta right now, and the 4.50% 7/6 conventional ARM has been retired. The division rate live right now is the 3.75% 5/1 ARM for VA and FHA. Do not quote a 4.99% VA or FHA fixed or a 4.50% 7/6 ARM on an Atlanta home. If a buyer needs a 30-year fixed on VA or FHA, or any conventional loan, price it at the rate your advisor quotes today using the tool below.
Rates confirmed September 18, 2026. Forward commitments move. If this page is more than a few days old, confirm with your mortgage advisor before you quote it to a buyer.
Specials can be limited to specific homes — pick a home in the payment tool below to see exactly what applies to it, and confirm with your advisor before quoting. Where Davidson has published a per-home promotion list, the tool enforces it.
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Advisors & licensing — Georgia
Every NorthStar advisor working Atlanta, with NMLS and licence status. Community assignments live in the payment tool — pick a community and the advisor comes with it.
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Taylor Whritenour
Production Partner · supports Rachel Benton’s buyers
Travis Fredrick
Mortgage Loan Originator
NMLS #2767651
Kennedy Thornton
Operations Manager · files to closing, updates to your TCs
| Advisor | Georgia | All active licences |
|---|---|---|
| Drew Lingo #2075184 | Licensed in GA | AL, FL, GA, LA, MS, TN, TX-SML (7 active of 15) |
| Macie Baglin #2132433 | Licensed in GA | AL, FL, GA, TX-SML (4 active of 6) |
| Lee Brown #1647826 | Licensed in GA | AL, FL, GA, NC, TN (5 active of 9) |
| Rachel Benton #1749533 | Licensed in GA | AL, FL, GA, SC-BFI, TN (5 active of 5) |
| Travis Fredrick #2767651 | Licensed in GA | AL, GA (2 active of 2) |
| Chris Stacy #1659829 | Licensed in GA | AL, FL, GA, OK, SC-BFI, TN, VA (7 active of 7) |
Verified against NMLS Consumer Access on August 20, 2026 — active licences only. Canopy Mortgage LLC (NMLS #1359687) is licensed in all fifty states, so the company is never the constraint; the individual originator is. Michael Stallings does not originate loans and is not listed as an advisor — he is the final escalation contact.