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 (0.37%) — 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).
Alabama assesses owner-occupied residential at 10% of market value, so effective rate = total millage × 0.01. Verified against the Alabama DOR October 2025 millage schedule, with three corrections from the 8/23/2026 parcel audit: Riverton Preserve is NOT in Huntsville city limits — Madison County Schools, 36.5 mills, 0.37% (verified against an actual tax bill), and Chapel Hill and Ricketts Farm are unincorporated Limestone County, not Athens city — 0.30% (bill-verified). Anderson Farm and The Meadows are genuinely Athens City Schools at 0.40%. Full set: 0.30% Chapel Hill/Ricketts Farm, 0.37% unincorporated Madison County + Riverton Preserve, 0.385% Cullman, 0.39% Hartselle, 0.40% Athens, 0.41% Arab, 0.45% Decatur, 0.58% Huntsville in-city, 0.70% Madison. The real Alabama gotcha: the buyer must actually claim the homestead to get the 10% Class III assessment. Unclaimed, the property is Class II at 20% — exactly double the tax. That is a first-year failure case on new construction. Make sure they file.
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The rate specials live in Huntsville
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
3.99%
5/1 ARM — VA & FHA
Move-in readyQMI — 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
- Move-in-ready homes only — no home-to-sell contingencies; temporary buydowns not available on the ARM
Rate special
5.50%
30-Year Fixed — VA & FHA
TBB & under construction- Fixed for the full 30-year term — no adjustment, ever
- VA: $0 down, no monthly MI
- FHA: 3.5% down, UFMIP financed, annual MIP applies
- To-be-built and under-construction homes only — not quick move-ins; 180-day lock, and a home-to-sell contingency is allowed in some circumstances — ask your advisor
Rates confirmed August 31, 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.
Two offers, one per home type (Brooke Jock, 9/3). The 3.99% 5/1 ARM — VA and FHA — is the play on move-in-ready homes, with no home-to-sell contingencies. The 5.50% 30-year fixed — VA and FHA — is for to-be-built and under-construction homes only (not quick move-ins) with its 180-day lock; a home-to-sell contingency is allowed in some circumstances. Pre-sale lots are not listed as inventory anywhere, so in the tool above pick your community, then choose “To be built” and type the plan price plus lot premium. Government only — no conventional in this division.
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 — Alabama
Every NorthStar advisor working Huntsville, with NMLS and licence status. Community assignments live in the payment tool — pick a community and the advisor comes with it.
TW
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 | Alabama | All active licences |
|---|---|---|
| Drew Lingo #2075184 | Licensed in AL | AL, FL, GA, LA, MS, TN, TX-SML (7 active of 15) |
| Macie Baglin #2132433 | Licensed in AL | AL, FL, GA, TX-SML (4 active of 6) |
| Lee Brown #1647826 | Licensed in AL | AL, FL, GA, NC, TN (5 active of 9) |
| Rachel Benton #1749533 | Licensed in AL | AL, FL, GA, SC-BFI, TN (5 active of 5) |
| Travis Fredrick #2767651 | Licensed in AL | AL, GA (2 active of 2) |
| Chris Stacy #1659829 | Licensed in AL | 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.