Todd Hanley - Senior Loan Officer

08/29/2026

5.0 star review received on Experience.com for Todd Hanley by Joseph K - we got to the closing table

Click to see all 122 reviews of Todd Hanley, Senior Loan Officer

08/27/2026

Same File, Two Answers: Why Your Lender's Credit Model Choice Decides It


Two lenders, the same borrower, the same credit report, the same week. One will lend to 80% of the home's value using the newer credit scoring model, primary residence only. The other goes to 97%. Nothing about the buyer changed. Only the rulebook did.

Fannie Mae and Freddie Mac approved a second scoring model for conventional loans, so which model reads your report is now a lender decision. The newer one counts on-time rent and utility payments; the legacy one leaves them out. Experian estimates as many as 7.7 million people could see improved scores under modernized reporting, and 1 in 3 of 2,000 prospective buyers surveyed said they would walk away from a lender still using only legacy models.

I ran one buyer's file both ways in the same week on roughly a $470,000 loan. It priced better on the newer model. I didn't raise his credit score. I didn't have to. The score never changed, the model reading it did. That is one file, not a promise about yours.

When a file lands at the shop where the model does not fit, nobody hands you a second address. You just hear no, and you leave thinking the problem was your credit. It was the door.

Todd Hanley NMLS #1013665 | United Direct Lending NMLS #1749719 | Equal Housing Lender | Not an offer or commitment to lend.

08/26/2026

5.0 star review received on Experience.com for Todd Hanley by Fedline C - I was referred to Todd by family member who had a great experience working with him, and I’m so glad I decided to give him a call. From the very beginning, Todd was knowledgeable, professional, and attentive to my needs. He took the time to answer all of our questions, explain each step of the process, and make sure I felt comfortable and informed throughout the entire experience.I very supportive by his help.

Click to see all 121 reviews of Todd Hanley, Senior Loan Officer

08/26/2026

Purchasing an Investment Property has never been easier!


DSCR Loan Explained Simply: The House Has to Cover Its Own Payment

The building is the borrower.

DSCR loans are designed for non-owner-occupied investment properties and focus on the property’s rent versus its monthly obligations.

It’s an educational way to see whether a deal may work without using W-2s, tax returns, or personal DTI in the same way a primary residence loan would.

If you want to review a property, visit the webpage or set up a time to chat @ todd.mortgage/book

08/23/2026

Nobody moves mortgage rates on the days everyone is watching. They move at 8:30 in the morning while you are refilling the coffee.

Here is what the next two weeks actually contain.

The back half of August is the housing week. New home sales, home prices, pending contracts which are the reports that tell you whether the standoff between sellers who will not budge and buyers who cannot stretch broke in anyone's favor. Then the July PCE inflation reading closes out the month. PCE is the inflation measure the Fed actually targets. CPI is the one the rest of us argue about on the internet.

The first week of September is the labor week. Job openings, private payrolls, and then Friday, September 4: the August employment report. That is the largest scheduled event in this window, and the bond market's reaction to that one release tends to matter more for mortgage pricing than everything said about it afterward on television.

I am not going to tell you which direction any of this pushes. Nobody knows, and the people who insist they do have been saying the same sentence since 2012. What is knowable is which mornings carry real data, what each one measures, and how housing usually sits inside it. That is the whole point of doing this every week instead of reacting once a quarter.

Full two-week outlook, refreshed weekly: www.themortgage.expert/forward-outlook

The economic calendar is the only part of this business that tells you the truth in advance.

—
Todd Hanley, RICP — Senior Loan Officer — (954) 806-5114
Todd Hanley NMLS #1013665 | United Direct Lending NMLS #1749719 | Equal Housing Lender
Market and economic information is for educational purposes only. Not a Loan Estimate, an offer, or a commitment to lend. Scheduled release dates are set by the issuing agencies and can change.

08/20/2026

📣TRIM notices are out in Florida.📣

▪️If you want to see what your proposed property tax bill could look like, check your county Property Appraiser’s website and search your property.
▪️Your TRIM notice is not the final bill, but it gives you a preview of your proposed property taxes, exemptions, assessed value, and millage rates.
▪️Don’t wait until the tax bill arrives to look it over.

08/17/2026

The Silver Tsunami Showed Up: Every Boomer Is Now 62 to 80

A birthday is not a recommendation.

The youngest Baby Boomer is now 62, which means the full 1946–1964 cohort is inside the age window for a HECM reverse mortgage. But age alone does not make it the right fit. The home must be the primary residence, and taxes, insurance, and maintenance still remain part of the picture.

This is why reverse mortgage education works best before a crisis creates pressure.

08/13/2026

The right question for 2026 buyers isn’t just whether you can qualify -> it’s whether you can comfortably own the home.

Beyond the mortgage payment, buyers should understand taxes, insurance, maintenance, HOA dues, reserves, and how costs can change after closing.

At Todd Hanley Mortgage Team, we believe in a transparent, data-driven process that shows the full picture before you make a decision.

07/28/2026

⚠ Starting August 3rd, condo financing gets stricter for many established projects.

▪️The old Limited Review / Streamlined Review paths are going away, so more condos may need a full project review. Also, just because a condo was approved before does not mean it automatically qualifies now.
▪️The lender has to verify the project under today’s rules. And if the HOA uses a reserve study, the budget has to actually fund the reserve amount the study recommends — not just show a bare-minimum plan where reserves barely stay above zero.

That means we need the HOA budget, reserve study, insurance, questionnaire, and any special assessment or litigation info early.