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QMI payment estimator
Pick a community, then a home — the sales price fills in from Davidson's published inventory. Every payment includes principal, interest, property taxes and homeowners insurance, plus mortgage insurance where it applies. The tax rate defaults to 1.25% of sales price — change it to match the county.
Assumptions — edit to match the home and the buyer
Why VA and FHA are shown separately: they are not the same payment.
FHA carries a monthly mortgage insurance premium for the life of the loan and requires
3.5% down. VA has no monthly mortgage insurance and no down payment.
Across your current inventory that gap runs $70–$205 a month
(about $100 on a typical home) — plus the $14,000 down payment an FHA buyer
must bring on a $400,000 home that a VA buyer does not.
Two fields worth changing on the fly.
Set the VA funding fee to 0% for a veteran with a service-connected disability
rating — it takes about $8,600 off a $400,000 loan and roughly $40–$46 off the
payment. Conventional MI varies by credit score, LTV and AUS findings — the
0.35% default is a planning figure, not a quote.
How cash to close is figured. Down payment, plus closing costs and prepaids estimated
at 3% of the sales price, less whatever the seller is paying. Seller credit is capped
two ways — at the program's concession limit (VA 4%, FHA 6%,
conventional 3% above 90% LTV) and at the actual closing-cost figure. A credit larger
than the closing costs cannot be applied to the down payment, and the tool will say so.
Title, attorney and prepaid escrows vary by contract — treat the 3% as a planning number
and let the advisor issue the real figure on the Loan Estimate.
1
Quick move-in inventory — Atlanta & Central Georgia
Pulled from davidsonhomes.com — Atlanta plus Central Georgia. Every one of these is loaded in the payment tool above — click a community there and the homes appear with prices filled in. Confirm availability and price with the community before quoting a buyer.
| Address | Homesite | Plan | Beds / size | Availability | List price |
|---|---|---|---|---|---|
| Cedar Farms — Winder · East ATL · 5 listings · Barrow County · FHA limit $718,750 | |||||
| 75 Spruce Hollow Lane | 12 | The Rabun A | 4 bd / 2.5 ba · 2,182 sf | Under Construction | $399,900 |
| 49 Spruce Hollow | 10 | The Sinclair B | 5 bd / 3 ba | Move-In Ready | $454,990 |
| 206 Atlas Lane | 90 | The Harrison G | 4 bd / 3.5 ba · 2,559 sf | Move-In October | $462,826 |
| 223 Atlas Lane | 7 | The Hickory A | 4 bd / 3.5 ba | Move-In October | $469,303 |
| 345 Atlas Lane | 21 | The Ashport B | 3 bd / 2.5 ba · 2,745 sf | Move-In October | $549,990 |
| Fern Hollow — Buford · East ATL · 2 listings · Gwinnett County · FHA limit $718,750 | |||||
| 3466 Fern Hollow Path | 30 | The Hickory G | 4 bd / 3.5 ba · 2,666 sf | Move-In October | $699,990 |
| 3456 Fern Hollow Path ⚠ FHA not available — base loan exceeds Gwinnett County limit | 31 | The Aspen C | 5 bd / 4.5 ba · 3,501 sf | Move-In October 2026 | $791,900 |
| Hemingway — Cumming · East ATL · 4 listings · Forsyth County · FHA limit $718,750 | |||||
| 6175 Molo Lane | 665 | The Durham C | 3 bd / 2.5 ba · 1,804 sf | Move-In August | $386,990 |
| 6195 Molo Lane | 663 | The Durham D | 3 bd / 2.5 ba · 1,804 sf | Move-In September | $411,045 |
| 6240 Molo Lane | 660 | The Durham G | 3 bd / 2.5 ba · 1,804 sf | Move-In December | $426,349 |
| 6210 Molo Lane | 657 | The Durham D | 3 bd / 2.5 ba · 1,804 sf | Move-In December | $431,485 |
| Kelly Preserve — Loganville · East ATL · 4 listings · Walton County · FHA limit $718,750 | |||||
| 1541 Savory Way | 51 | The Laurel J | 3 bd / 2 ba · 1,947 sf | Move-In September | $389,990 |
| 3565 Arrow Root Circle | 70 | The Laurel K | 3 bd / 2 ba · 1,947 sf | Move-In September | $432,034 |
| 1590 Savory Way | 63 | The Edison A | 3 bd / 2 ba · 2,001 sf | Move-In October | $499,990 |
| 1580 Savory Way | 64 | The Glenwood B | 3 bd / 2.5 ba · 2,200 sf | Move-In December | $538,442 |
| Lake Shore — Winder · East ATL · 6 listings · Barrow County · FHA limit $718,750 | |||||
| 75 Shoal Court | 46 | The Cary A | 3 bd / 2.5 ba · 2,046 sf | Move-In October | $319,990 |
| 79 Shoal Court | 44 | The Cary A | 3 bd / 2.5 ba · 2,008 sf | Move-In October | $338,500 |
| 77 Shoal Court | 45 | The Marion C | 3 bd / 2.5 ba · 2,046 sf | Move-In October | $342,900 |
| 73 Shoal Court | 47 | The Marion A | 3 bd / 2.5 ba · 2,046 sf | Move-In October | $343,900 |
| 81 Shoal Court | 43 | The Marion A | 3 bd / 2.5 ba · 2,046 sf | Move-In October | $355,900 |
| 71 Shoal Court | 48 | The Cary A | 3 bd / 2.5 ba · 2,046 sf | Move-In October | $356,900 |
| Melody Lakeside Estates — Buford · East ATL · 1 listing · Gwinnett County · FHA limit $718,750 | |||||
| 900 Melody Ridge Lane ⚠ FHA not available — base loan exceeds Gwinnett County limit | 16 | The Danbury C | 5 bd / 4.5 ba | Move-In August | $749,900 |
| WeHunt Meadows — Hoschton · East ATL · 3 listings · Jackson County · FHA limit $541,287 | |||||
| 507 Grand Wehunt Drive | 62 | The Hickory C | 5 bd / 4 ba · 2,655 sf | Move-In Ready | $474,990 |
| 311 Grand Wehunt Drive ⚠ Verify street number — detail page shows 330 | 54 | The Glenwood A | 3 bd / 2.5 ba · 2,200 sf | Ready August 2026 | $489,989 |
| 551 Grand Wehunt Drive | 65 | The Ash C | 4 bd / 3.5 ba · 2,486 sf | Move-In Ready | $499,900 |
| Greene Farm — Cartersville · West ATL · 4 listings · Bartow County · FHA limit $718,750 | |||||
| Starting from ⚠ Community starting price | — | The Oconee C | — | Now Selling | $309,900 |
| Starting from ⚠ Community starting price | — | The Charlotte B | — | Now Selling | $322,900 |
| Starting from ⚠ Community starting price | — | The Burton B | — | Now Selling | $329,990 |
| Starting from ⚠ Community starting price | — | The Sinclair B | — | Now Selling | $364,990 |
| Stegall Village — Emerson · West ATL · 3 listings · Bartow County · FHA limit $718,750 | |||||
| 119 Park Ridge Circle | 102 | The Monroe B | 3 bd / 2.5 ba · 1,764 sf | Move-In September | $306,890 |
| 123 Park Ridge Circle | 104 | The Monroe A | 3 bd / 2.5 ba · 1,764 sf | Move-In September | $306,890 |
| 121 Park Ridge Circle | 103 | The Monroe B | 3 bd / 2.5 ba · 1,764 sf | Move-In September | $307,967 |
| The Village at Shallowford — Kennesaw · West ATL · 2 listings · Cobb County · FHA limit $718,750 | |||||
| Starting from ⚠ Community starting price | — | The Marion A | 3 bd / 2.5 ba · 2,046 sf | Now Selling | $405,900 |
| Starting from ⚠ Community starting price | — | The Cary A | 3 bd / 2.5 ba · 2,008 sf | Now Selling | $406,900 |
| Ivy Glen — Perry · Central GA · 2 listings · Houston County · FHA limit $541,287 | |||||
| 101 Buttercup Pl | 65-BB | The Phoenix | 3 bd / 2 ba · 1,746 sf | Move-In October | $292,400 |
| 211 Ivy Glen Drive ⚠ Price reduced $10,000 from $309,990 | 2D | The Phoenix | 3 bd / 2 ba · 1,746 sf | Under Construction | $299,990 |
Not currently showing published inventory: Tanglewood (East Cobb) is sold out.
Grove at East Thompson (Buford) and Grafton Trace (Woodstock) are pre-launch with no pricing.
The Village at Towne Lake (Woodstock) shows a site plan but no priced listings.
Riverwood (Dallas) and Rosehill Townhomes (Marietta) did not return results.
Send us anything missing and we'll load it.
2
The three rate specials
Available on eligible Davidson inventory. Confirm eligibility on a specific home with Drew before you quote it to a buyer.
Special one
3.75%
5/1 ARM — VA & FHA
Lowest payment
- 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
Special two
4.99%
30-Year Fixed — VA & FHA
Never changes
- Fixed for the full 30-year term
- VA: $0 down, no monthly MI
- FHA: 3.5% down
- Temporary buydown structures available on the fixed
Special three — new
4.50%
7/6 ARM — Conventional
Conventional buyer
- Fixed 7 years, then adjusts every 6 months
- Priced at 760 score, 5% down, primary residence
- Borrower-paid MI, cancellable as equity builds
- Temporary buydowns not available on the ARM
The 760 matters. The conventional 7/6 is priced at a 760 score and 5% down.
Below 760, credit-score adjustments change the number. Under 760, hand it to an advisor rather
than quoting 4.50% — it's often still the right product at a slightly different rate.
3
How the programs compare
The one-screen answer when a buyer asks "what's the difference?"
| 3.75% 5/1 ARM VA |
3.75% 5/1 ARM FHA |
4.99% Fixed VA |
4.99% Fixed FHA |
4.50% 7/6 ARM Conventional |
|
|---|---|---|---|---|---|
| Down payment | $0 | 3.5% | $0 | 3.5% | 5% |
| Monthly MI | None | Yes | None | Yes | Yes |
| MI ever goes away? | N/A | Generally no | N/A | Generally no | Yes, with equity |
| Rate fixed for | 5 years | 5 years | 30 years | 30 years | 7 years |
| Then adjusts | Annually | Annually | Never | Never | Every 6 months |
| Qualifying rate | May be stress-tested | Note rate | Note rate | ||
| Temporary buydown | Not available | Available | Not available | ||
| Best for | Payment-constrained buyer | Certainty-first buyer | Credit-strong conventional buyer | ||
Always run VA first. Across your current Atlanta inventory VA lands
$70–$205/month below FHA (about $100 on a typical home) — and with
no down payment, versus $14,000 down on a $400,000 FHA purchase.
The only way to find out is to ask: "Have you or your spouse ever served?"
4
ARM reference — what to say, what not to say
The adjustable-rate questions come up on every ARM conversation. These are the answers.
Conventional 7/6 ARM — 4.50%
Typical structure. Exact index, margin, caps and floor print on the Loan Estimate and Note.
| Fixed period | 7 years / 84 payments |
| Adjustment frequency | Every 6 months thereafter |
| Index | 30-day average SOFR |
| Margin | Set at closing — never changes |
| New rate formula | Index + margin, subject to caps |
| Rate floor | Never below the margin |
| Caps | First / periodic / lifetime — all disclosed |
| Qualifying rate | Note rate (7-yr fixed period) |
| vs. a 5/6 ARM | 5/6 qualifies ~2% above note rate |
| Prepayment penalty | None |
Government 5/1 ARM — 3.75%
FHA and VA hybrid ARM. Cap structure varies by index — confirm on the specific lock.
| Fixed period | 5 years / 60 payments |
| Adjustment frequency | Annually thereafter |
| Index | Per program — 1-yr CMT or SOFR |
| Margin | Set at closing — never changes |
| Typical caps | 1/1/5 (CMT) or 2/2/6 (SOFR) |
| VA | $0 down — no monthly MI |
| FHA | 3.5% down — MIP applies |
| Amortization | 30 years |
| Commitment note | ARM commitments pair two loans |
| Prepayment penalty | None |
Say this:
• "The rate is fixed for seven years, then it can adjust — and there's a cap on how far, every time."
• "The margin is written into your note on day one and never changes."
• "All of it prints on your Loan Estimate before you sign anything."
• "No prepayment penalty — you can refinance or sell any time."
• "The rate is fixed for seven years, then it can adjust — and there's a cap on how far, every time."
• "The margin is written into your note on day one and never changes."
• "All of it prints on your Loan Estimate before you sign anything."
• "No prepayment penalty — you can refinance or sell any time."
Don't say this:
• "The rate can't go up." — It can. Show the cap instead.
• "You can just refinance later." — Never promise a future rate.
• "It's basically a fixed rate." — It isn't, and they'll remember you said it.
• Any payment as a commitment. These are estimates until an advisor issues a Loan Estimate.
• "The rate can't go up." — It can. Show the cap instead.
• "You can just refinance later." — Never promise a future rate.
• "It's basically a fixed rate." — It isn't, and they'll remember you said it.
• Any payment as a commitment. These are estimates until an advisor issues a Loan Estimate.
5
VA Debt Buster
For the VA-eligible buyer whose debt-to-income ratio — not their income — is the obstacle.
Less debt. More home.
Eligible consumer debt is paid off at the closing table on a qualifying VA loan. Monthly obligations drop, the ratio clears, and the buyer takes possession with a cleaner balance sheet than the day they walked in.
| Eligibility | VA entitlement required |
| Down payment | $0 |
| Monthly MI | None |
| Structured within | VA seller-concession limits |
| Funding fee | Waived for disability-rated veterans |
How to surface it on the lot
1. "Have you or your spouse ever served?"
2. "If we could clear a couple of those monthly payments at closing, would that change what you're able to buy today?"
3. Hand it to an advisor. Do not quote the payoff amount yourself.
2. "If we could clear a couple of those monthly payments at closing, would that change what you're able to buy today?"
3. Hand it to an advisor. Do not quote the payoff amount yourself.
Always ask about a disability rating. A funding-fee waiver removes about
$8,600 from the loan on a $400,000 VA purchase — roughly $40–$46/month.
Set the VA funding fee to 0% in the tool above to show it.
Not every debt qualifies and not every buyer benefits. Subject to underwriting approval,
VA eligibility and program limits. Run it before you promise it.
6
Your loan partner — and who covers until then
The plan is one dedicated loan partner per community, by name, with a named backup — assignments finalize today. The shared line below is interim coverage so no buyer waits while we get there. It is a bridge, not a call center.
The destination
A dedicated loan partner for every community
One named advisor per community, with a named backup. They learn your inventory, your incentives and your NHCs by name. Your team stops explaining the situation from scratch every time they call.
Where we are today
Assignments finalize today
We are matching advisors to communities right now — by geography, by capacity, and by who already knows the market. The finished list gets posted on this page and sent to your team before the day is out.
Until it's done
One coverage line, so nothing drops
Five advisors answer it. It is a bridge, not the plan — it exists so that no buyer waits while we finish the assignments. Use it today and tomorrow. After that you'll have a name.
Coverage line — interim
Answered live by Drew, Rachel, Lee, Travis and Macie. Use it for anything today.
We are not calling this a hotline and we are not pretending to be a call center —
it is temporary coverage while we assign your communities properly.
| Community | Market | Loan partner | Backup | Status |
|---|---|---|---|---|
| Cedar Farms — Winder | East ATL | TBD | TBD | Confirming today |
| Fern Hollow — Buford | East ATL | TBD | TBD | Confirming today |
| Hemingway — Cumming | East ATL | TBD | TBD | Confirming today |
| Kelly Preserve — Loganville | East ATL | TBD | TBD | Confirming today |
| Lake Shore — Winder | East ATL | TBD | TBD | Confirming today |
| Melody Lakeside Estates — Buford | East ATL | TBD | TBD | Confirming today |
| WeHunt Meadows — Hoschton | East ATL | TBD | TBD | Confirming today |
| Greene Farm — Cartersville | West ATL | TBD | TBD | Confirming today |
| Stegall Village — Emerson | West ATL | TBD | TBD | Confirming today |
| The Village at Shallowford — Kennesaw | West ATL | TBD | TBD | Confirming today |
| Ivy Glen — Perry | Central GA | TBD | TBD | Confirming today |
| Operations on every file: Kennedy Thornton — manages files to closing and pushes milestone updates to your TCs. Escalation: Drew Lingo, then Michael Stallings. | ||||
We are deliberately not naming these yet. We would rather build the list
with you than hand you one and hope it fits. If a community should sit with a
specific advisor — because of an existing relationship, a drive time, or the right
fit with your NHC — tell us today and it goes in the list that way.
You know your communities better than we do.
Drew Lingo
Branch Manager · Davidson relationship owner
NMLS #2075184
Rachel Benton
Sr. Mortgage Loan Originator · East Atlanta
NMLS #1749533
Lee Brown
Mortgage Loan Originator · West Atlanta
NMLS #1647826
Travis Fredrick
Mortgage Loan Originator
NMLS #2767651
Macie Baglin
Mortgage Loan Originator
NMLS #2132433
KT
Kennedy Thornton
Operations Manager · files to closing, updates to your TCs
kennedy.thornton@northstarlending.com
Direct line via Drew
Michael Stallings
Managing Partner · final escalation
NMLS #220450
Escalate when
| Situation | Go to | Clock |
|---|---|---|
| Rate lock expiring before closing | Drew Lingo | Same day |
| Construction delay moves the close | Kennedy Thornton | 48 hours |
| Buyer gone quiet on conditions | Your community loan partner | Before 3 days out |
| Pre-approval issue after contract | Drew Lingo | 48 hours |
| Appraisal comes in low | Drew Lingo | Dispute within 48 hrs |
| Seller-paid costs near program limit | Drew Lingo | Before the lock |
| Anything we got wrong | Michael Stallings | Directly |
7
How a Davidson buyer moves through us
Seven steps, and the standard we hold at each one.
| # | Step | Standard | Owner |
|---|---|---|---|
| 1 | Buyer identified on site | Two questions asked: veteran status, time in home | Davidson NHC |
| 2 | Handoff to advisor | Your community loan partner by name — interim line until assignments post | Community loan partner |
| 3 | Pre-approval | In hand before the buyer leaves the community, when viable | Assigned advisor |
| 4 | Program selection | All five columns priced side by side — buyer chooses | Assigned advisor |
| 5 | Contract & incentive election | Program and incentive confirmed in writing at contract | Advisor + Davidson |
| 6 | File to closing | Milestone updates pushed to Davidson TCs, not requested | Kennedy Thornton |
| 7 | Clear to close | Borrower-controllable conditions cleared 3 business days out | Kennedy Thornton |
Radical reliability. If we say we will close, we will close.
That is the only metric we ask to be judged on.