Which numbers are real, and which are illustrations.

Short version: the product rules are real, the prices are not, and nothing on this site is an offer.

This is not a lender

Throughline Home Loans is not a real company. This site is a design demonstration. It holds no licences, takes no applications and quotes no real prices.

There is no NMLS identifier on this site because there is no company to hold one. There are no state licence numbers, no regulator registrations, no named partners or investors, no approval statistics, no closing time claims, no awards, no star ratings and no review counts. All of those are trivially easy to invent and all of them are absent deliberately.

Every illustrative figure, listed

These are the only places a number appears that could be mistaken for a price. All of them are starting values in a calculator you control.

WhereThe figureWhy it is there

Home page estimatorPurchase price 420,000. Down payment 42,000. Rate 6.500%. Term 30 years.Round starting values chosen so the arithmetic is easy to follow. Every one of them is yours to change.

Calculators pagePayment 2,200. Rate 6.500%. Down payment 45,000. Loan 378,000. Comparison rates 6.500% and 5.750%.Starting values only. The 15 year rate is set lower than the 30 year rate because shorter terms normally price lower, not because we hold either.

Loan program pagesThe same estimator, seeded identically on every page.It carries no program specific premium, fee or insurance, because those depend on a file rather than on arithmetic.

Scenario boardSix situations with locations and circumstances.Written for this demonstration. They are not customers, not testimonials, and they describe no outcome.

What is accurate

Where a program has a genuine published rule, this site states it accurately or leaves it out. Specifically:

FHA minimum down payments of 3.5% at a 580 credit score and 10% from 500 to 579, the 1.75% upfront premium, and annual MIP lasting the life of the loan below 10% down or 11 years at 10% and above.
Conventional private mortgage insurance cancellation at 80% of original value on request and automatic termination at 78% under the Homeowners Protection Act.
The VA guarantee, the absence of monthly mortgage insurance, the Certificate of Eligibility, entitlement as a quantity rather than a yes or no, and the funding fee waiver for veterans receiving compensation for a service connected disability.
USDA eligibility being decided by the property address against the published eligibility map, plus a total household income limit that varies by county and household size.
The Federal Housing Finance Agency setting a baseline conforming loan limit annually, with a higher ceiling in designated high cost counties. The 2025 baseline for a one unit home in most of the country was $806,500.
The Ability to Repay rule in Regulation Z continuing to apply to Non-QM lending, which sits outside the Qualified Mortgage safe harbour rather than outside regulation.
A Loan Estimate within three business days of a completed application, a Closing Disclosure at least three business days before consummation, and a three business day right of rescission on a loan secured by a principal residence that is not a purchase.

Program rules, premiums, fees and limits change. Several of the figures above are set annually. Confirm the current year figures with the agency or a licensed lender before you rely on any of them.

Not advice, not an offer

Nothing on this site is financial, legal or tax advice, an offer of credit, a commitment to lend, a rate lock, or a solicitation. The routing tool is a navigation aid built from published program rules and it makes no eligibility determination about anybody.