Banks never tell you the real reason. After 23 years on the inside, I built this tool to show you exactly why you'd be approved, conditionally approved, or denied — before you apply. Get your personalized action plan.
We apply the actual underwriting criteria used by 5 lender types — national banks, credit unions, mortgage banks, FHA lenders, and portfolio lenders. Each has different DTI ceilings, credit score minimums, and income verification requirements. Your profile is scored against all five simultaneously.
Denial rate statistics: CFPB HMDA 2024 data. Lender criteria: Fannie Mae, FHA, NCUA 2026 guidelines. DTI thresholds: current underwriting standards. Credit score tiers: Freddie Mac PMMS rate data. Educational use only — not financial advice.
🔍 Also explore: All FRC Tools · Lender Comparison · FHA by State · Lender Stress Index
Prices and rates are widely reported. Whether a lender says yes is not. In the complete 2025 federal record, denial rates across the 100 largest FHA lenders ran from 1.8% to 78.7% — same programme, same year.
And it is not simply who applies where: standardizing on state, loan amount, income, debt-to-income and loan-to-value, applicant mix explains only a 2.7× range in expected outcomes.
CFPB HMDA 2025, computed by FinanceRateCalc. Covers the highest-volume lenders published per market, not all lenders. Historical observations, not predictions. CC BY 4.0, not independently reproduced.