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 (2.0%) — 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).
Homestead is now built in — and audited to the exemption schedule (9/5/2026). Every payment assumes a primary residence: the tool nets the Texas $140,000 school homestead exemption (SB 4 / Prop 13, Nov 2025) at each community’s verified 2025 ISD rate, plus every local percentage exemption the jurisdictions actually grant: Collin County 5%, Collin College 20% and the City of Anna 3% — so Anna and Josephine buyers save beyond the school exemption. Rockwall County, Royse City, Wylie, and the whole Kaufman/Heartland stack grant an average buyer nothing — Heartland’s entire ~1.62% non-ISD stack is un-exemptible, the worst effective rate in the market. Gross set (2025 adopted, county-verified): 1.86% Lake Park Villas, 1.91% Josephine, 2.00% Anna, 2.08% Mercer Meadows (no MUD/PID, builder-confirmed), 2.82% Heartland. Caveats: the buyer must file the homestead after closing; the lender may escrow at the gross figure until it is on record; investors and second homes quote at gross. And the year-two jump: Texas values as of January 1, so a home finished mid-year gets a land-only first bill and the year-two bill commonly runs 2–4× higher. Escrow off the finished value, not the tax certificate.
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The rate specials live in Dallas
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
5.25%
30-Year Fixed — VA & FHA
2-1 buydown on QMIsQMI & to-be-built- Fixed at 5.25% for the full 30-year term
- Quick move-in homes: Davidson-funded 2-1 buydown — payments start at a 3.25% rate in year 1 and 4.25% in year 2; buyer qualifies at the 5.25% note rate
- To-be-builts: 5.25% fixed with the long lock
- VA: $0 down, no monthly MI · FHA: 3.5% down
Rate special
3.75%
5/1 ARM — VA & FHA
Lowest paymentQMI & to-be-built- Fixed 5 years, then adjusts annually
- VA: $0 down, no monthly MI
- FHA: 3.5% down, UFMIP financed, annual MIP applies
- Reinstated on finished specs — confirm the home qualifies
Rates confirmed September 3, 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.
There is a $1,000 bonus in it for you. Davidson is paying the selling agent $1,000 on a finished spec when the buyer takes the 3.75% 5/1 ARM instead of the fixed — the ARM saves Davidson roughly a point on the commitment. You make more, the buyer pays less, the house moves. Confirm current bonus terms with your sales manager before you promise it.
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 — Texas
Every NorthStar advisor working Dallas, with NMLS and licence status. Community assignments live in the payment tool — pick a community and the advisor comes with it.
Kennedy Thornton
Operations Manager · files to closing, updates to your TCs
| Advisor | Texas | All active licences |
|---|---|---|
| Drew Lingo #2075184 | Licensed in TX | AL, FL, GA, LA, MS, TN, TX-SML (7 active of 15) |
| Macie Baglin #2132433 | Licensed in TX | AL, FL, GA, TX-SML (4 active of 6) |
| Lee Brown #1647826 | Not licensed in TX | AL, FL, GA, NC, TN (5 active of 9) |
| Rachel Benton #1749533 | Not licensed in TX | AL, FL, GA, SC-BFI, TN (5 active of 5) |
| Travis Fredrick #2767651 | Not licensed in TX | AL, GA (2 active of 2) |
| Chris Stacy #1659829 | Not licensed in TX | 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.