{"id":8570,"date":"2026-10-06T11:09:10","date_gmt":"2026-10-06T16:09:10","guid":{"rendered":"https:\/\/tomo.com\/blog\/?p=8570"},"modified":"2026-10-06T11:09:12","modified_gmt":"2026-10-06T16:09:12","slug":"mortgage-lenders-with-no-origination-fees-how-to-tell-if-youre-really-saving","status":"publish","type":"post","link":"https:\/\/tomo.com\/blog\/mortgage-lenders-with-no-origination-fees-how-to-tell-if-youre-really-saving\/","title":{"rendered":"Mortgage Lenders With No Origination Fees: How to Tell If You&#8217;re Really Saving"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\"><strong>Key Takeaways<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Lenders including <a href=\"https:\/\/tomo.com\/mortgage\">Tomo Mortgage<\/a> and <a href=\"https:\/\/www.bisonstatebank.com\/\">Bison State Bank<\/a> charge no origination fees on purchase and refinance mortgages, but you&#8217;re only really saving if the offer costs less over the time you&#8217;ll keep the loan. Compare the Section A total on <a href=\"https:\/\/www.consumerfinance.gov\/owning-a-home\/loan-estimate\/\">Loan Estimates<\/a> quoted the same day with the same points, then check the break-even point, because a lender can recover a waived fee through a higher interest rate.<\/li>\n\n\n\n<li>No origination fee isn&#8217;t no closing costs: appraisal, title and prepaid items still apply.<\/li>\n\n\n\n<li>Compare the Section A &#8220;Origination Charges&#8221; total, not the name of one fee.<\/li>\n\n\n\n<li>Use APR to compare offers with the same points, but remember it assumes you keep the loan for its full term.<\/li>\n\n\n\n<li>Lender credits lower closing costs in exchange for a higher interest rate.<br><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>What does &#8220;no origination fee&#8221; actually remove?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">It removes one lender charge. It doesn&#8217;t remove your closing costs, and it may not remove every charge the lender collects.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Think of Section A of your Loan Estimate as the lender&#8217;s own bill. It&#8217;s labeled &#8220;Origination Charges,&#8221; and the <a href=\"https:\/\/www.consumerfinance.gov\/owning-a-home\/loan-estimate\/\">CFPB notes<\/a> that lenders itemize it differently: application, underwriting, processing, verification and rate-lock fees can all sit there alongside the origination fee itself. Lenders that do charge origination fees <a href=\"https:\/\/tomo.com\/mortgage\/benefits-and-features\">commonly charge 0.5% to 1% of the loan amount<\/a>, or $1,500 to $3,000 on a $300,000 loan.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Third-party costs like the appraisal and title show up in Sections B and C. Program charges like the <a href=\"https:\/\/tomo.com\/mortgage\/products\/fha\">FHA<\/a> upfront mortgage insurance premium and the <a href=\"https:\/\/www.va.gov\/housing-assistance\/home-loans\/funding-fee-and-closing-costs\/\">VA funding fee<\/a> appear in Section B.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><strong>What the lender advertises<\/strong><\/td><td><strong>What it removes<\/strong><\/td><td><strong>What you still pay<\/strong><\/td><td><strong>Where to check<\/strong><\/td><\/tr><tr><td>No origination fee<\/td><td>The charge labeled &#8220;origination fee&#8221;<\/td><td>Other Section A charges, third-party costs, prepaid items<\/td><td>Section A total<\/td><\/tr><tr><td>No lender fees<\/td><td>Lender charges in Section A (discount points you choose still appear there)<\/td><td>Third-party costs, prepaid items, program fees<\/td><td>Section A total<\/td><\/tr><tr><td>Lender credits, including &#8220;no closing cost&#8221; offers that use them<\/td><td>Some or all closing costs<\/td><td>A higher interest rate for the life of the loan<\/td><td>Section J, plus the interest rate on page 1<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>So what&#8217;s the catch?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Usually, the interest rate. <a href=\"https:\/\/www.consumerfinance.gov\/ask-cfpb\/how-should-i-use-lender-credits-and-points-also-called-discount-points-en-136\/\">According to the CFPB<\/a>, lender credits lower what you pay at closing in exchange for a higher interest rate, so you pay less up front and more over time. You&#8217;ll see them as a negative number in Section J.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">How big is the trade? <a href=\"https:\/\/tomo.com\/mortgage\/faq\">Tomo Mortgage&#8217;s pricing guidance<\/a> gives one example: a rate about 0.25 percentage points higher might produce around $4,000 toward closing costs. The exact exchange depends on the loan amount, the market and the day you lock.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">The other catch is naming. A lender can stop charging an &#8220;origination fee&#8221; and still charge a processing or underwriting fee in the same section (same money, different label). As the CFPB puts it: &#8220;It&#8217;s the total that matters.&#8221;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>How do you check an offer?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Get Loan Estimates on the same day, with the same discount points (or none). Compare the Section A total, the Section B total and the APR, then run the break-even check in the next section.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Start with the Section A total<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Section A shows everything the lender charges to make the loan, however it&#8217;s itemized. If you choose to buy discount points, they&#8217;re listed there too, which is why you compare offers with matching points.<\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Charges paid to the lender are also<a href=\"https:\/\/www.consumerfinance.gov\/compliance\/compliance-resources\/mortgage-resources\/tila-respa-integrated-disclosures\/tila-respa-integrated-disclosure-faqs\/\"> zero-tolerance items<\/a>: what you pay at closing can&#8217;t exceed the Loan Estimate amount, apart from limited exceptions such as a valid changed circumstance. If they do, the lender <a href=\"https:\/\/www.ecfr.gov\/current\/title-12\/chapter-X\/part-1026\/subpart-C\/section-1026.19\">must refund the difference within 60 days of closing<\/a>. Check Section A again on your Closing Disclosure, which you&#8217;ll get at least three business days before closing.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Check Section B too<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Section B lists required services where the lender picks the provider, such as the appraisal and credit report. You can&#8217;t shop for these, so the CFPB suggests comparing their total across Loan Estimates. A $0 Section A doesn&#8217;t help if Section B is higher.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Then compare APR, not just the interest rate<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">The interest rate is the yearly cost of borrowing the money, and it doesn&#8217;t reflect fees. The <a href=\"https:\/\/www.consumerfinance.gov\/ask-cfpb\/what-is-the-difference-between-a-mortgage-interest-rate-and-an-apr-en-135\/\">APR is broader<\/a>: it reflects the interest rate plus points, broker fees and other charges you pay to get the loan. You&#8217;ll find the interest rate on page 1 of the Loan Estimate and the APR on page 3.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">APR has two limits. It spreads upfront costs over the full loan term, so it favors higher-fee, lower-rate offers even if you&#8217;ll sell or refinance in a few years. And it doesn&#8217;t capture every closing cost: third-party charges such as appraisal and title fees generally aren&#8217;t in it.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">For<a href=\"https:\/\/www.consumerfinance.gov\/ask-cfpb\/what-is-the-difference-between-a-fixed-rate-and-adjustable-rate-mortgage-arm-loan-en-100\/\"> adjustable-rate loans<\/a>, APR also assumes today&#8217;s index rate stays put. That&#8217;s one reason the CFPB says not to rely on APR alone.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Is a no-origination-fee mortgage worth it?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Yes, if you&#8217;ll sell or refinance before the break-even point of the higher-fee alternative. A $0 fee paired with a higher interest rate costs more the longer you keep the loan.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">To find the break-even point, divide the extra upfront cost of one offer by the monthly savings it buys. Here&#8217;s a hypothetical: Offer A has $0 in Section A. Offer B has $2,000 in Section A, about 1% of a $200,000 loan, and a lower interest rate that saves $40 a month. That&#8217;s a 50-month break-even ($2,000 \u00f7 $40).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">If you expect to sell or refinance within about four years, Offer A likely costs less. If you&#8217;ll keep the loan longer, Offer B likely does. Offer B will probably show the lower APR either way, because APR assumes you keep the loan for its full term, which is why the break-even check matters.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Do VA and FHA loans work differently?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Yes. Each program sets its own limits on what lenders can charge, and no lender&#8217;s fee policy removes a program&#8217;s own charges.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>VA loans<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">The VA funding fee applies whatever a lender advertises. It&#8217;s a one-time charge that depends on the loan type, whether you&#8217;ve used a <a href=\"https:\/\/tomo.com\/mortgage\/products\/va\">VA loan<\/a> before and your down payment, and <a href=\"https:\/\/www.va.gov\/housing-assistance\/home-loans\/funding-fee-and-closing-costs\/\">VA publishes the current rates<\/a>. Some borrowers are exempt, including those receiving VA compensation for a service-connected disability and active-duty service members who have received a Purple Heart.<\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">In practice, watch for double-charging. <a href=\"https:\/\/www.benefits.va.gov\/HOMELOANS\/documents\/circulars\/26_14_10.pdf\">VA says<\/a> a lender that takes the full 1% can&#8217;t also charge unallowable fees, such as document preparation. So a 1% origination fee plus separate processing or underwriting fees in Section A is worth questioning before you lock.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>FHA loans<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">FHA dropped its 1% origination-fee cap for standard forward mortgages in 2010, <a href=\"https:\/\/archives.hud.gov\/offices\/hsg\/sfh\/ref\/sfhp2-15.cfm\">under Mortgagee Letter 2009-53<\/a>, and <a href=\"https:\/\/www.hud.gov\/sites\/documents\/11-18ml.pdf\">later removed it for 203(k) rehabilitation loans too<\/a>. HUD instead lets lenders collect customary and reasonable closing costs, which leaves the amount to each lender.<\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Without a cap, FHA origination charges vary more from lender to lender, so the Section A comparison matters more. Reverse mortgages (HECMs) still have their own origination-fee limit.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Does Tomo Mortgage Charge Origination or Lender Fees?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Not on purchase of refinance mortgages. Tomo Mortgage charges $0 in lender fees (no origination, processing or underwriting fees) on purchase or refinance mortgages it offers, in <a href=\"https:\/\/tomo.com\/mortgage\/licenses-and-disclosures\">every state where it&#8217;s licensed<\/a>. On a Tomo Mortgage Loan Estimate for those mortgage types, that leaves Section A at $0 unless you choose to buy discount points.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">You&#8217;ll still pay third-party costs like the appraisal and title, prepaid items, and any program fee, such as the VA funding fee if you&#8217;re not exempt.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Interest rates:<\/strong> Tomo Mortgage advertises <a href=\"https:\/\/tomo.com\/mortgage\/rates\">interest rates<\/a> about 0.25 percentage points below the industry average. Compare the APR too, on offers with the same points.<\/li>\n\n\n\n<li><strong>Points, credits or neither:<\/strong> Tomo Mortgage offers pricing with <a href=\"https:\/\/tomo.com\/mortgage\/faq\">discount points, lender credits or neither<\/a>, so you can match the trade to how long you expect to keep the loan. The options available depend on your loan program and the market when you lock.<\/li>\n\n\n\n<li><a href=\"https:\/\/tomo.com\/mortgage\/terms\"><strong>Price match<\/strong><\/a><strong>:<\/strong> Tomo Mortgage will match another lender&#8217;s combination of interest rate, lender credits, rate lock period and Section A and B charges, from a comparable conventional Loan Estimate for a primary residence that&#8217;s less than one business day old. Ask before you lock; if Tomo Mortgage matches, you lock the same day. Price match can be used once per loan application, can&#8217;t be combined with other promotions, and can be suspended during unusual market volatility. It doesn&#8217;t match interest rates on jumbo loans or adjustable-rate mortgages, or offers from credit unions and other organizations with membership requirements. <a href=\"https:\/\/tomo.com\/mortgage\/terms\">Full terms apply<\/a>.<\/li>\n\n\n\n<li><strong>Where and what:<\/strong> Tomo Mortgage lends in <a href=\"https:\/\/tomo.com\/mortgage\/licenses-and-disclosures\">40 states and Washington, D.C.<\/a> Requirements, including minimum credit scores and typical closing times, vary by loan program and are listed on each product page:<a href=\"https:\/\/tomo.com\/mortgage\/products\/conventional\"> conventional<\/a>,<a href=\"https:\/\/tomo.com\/mortgage\/products\/fha\"> FHA<\/a>,<a href=\"https:\/\/tomo.com\/mortgage\/products\/va\"> VA<\/a>,<a href=\"https:\/\/tomo.com\/mortgage\/products\/jumbo\"> jumbo<\/a> and <a href=\"https:\/\/tomo.com\/mortgage\/products\/refinance\">refinance<\/a>. The cash-out refinance isn&#8217;t available on Texas properties.<br><\/li>\n<\/ul>\n\n\n\n<div class=\"wp-block-buttons is-layout-flex wp-block-buttons-is-layout-flex\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link wp-element-button\">Get preapproved<\/a><\/div>\n<\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>Tomo Mortgage, LLC \u00b7 NMLS #<a href=\"https:\/\/www.nmlsconsumeraccess.org\/EntityDetails.aspx\/COMPANY\/2059741\" title=\"\">2059741<\/a> \u00b7 Equal Housing Lender.\u00a0<\/em><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Frequently asked questions<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>What lenders don&#8217;t charge an origination fee?<\/strong><\/h3>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\"><a href=\"https:\/\/tomo.com\/mortgage\">Tomo Mortgage<\/a> and<a href=\"https:\/\/www.bisonstatebank.com\/\"> Bison State Bank<\/a> both advertise no origination fees on purchase and refinance mortgages. Labels vary, so confirm on each lender&#8217;s Loan Estimate: the Section A total shows every charge the lender collects to make the loan.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Is it better to get a mortgage with or without an origination fee?<\/strong><\/h3>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">It depends on how long you&#8217;ll keep the loan. Divide any extra upfront cost by the monthly savings from a lower interest rate; if you&#8217;ll keep the loan past that break-even point, the offer with the fee can cost less overall.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Is no origination fee the same as no closing costs?<\/strong><\/h3>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">No. Third-party costs such as appraisal and title, prepaid items, and program fees still apply. Offers marketed as &#8220;no closing costs&#8221; can use lender credits, which come with a higher interest rate.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Are discount points an origination fee?<\/strong><\/h3>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">No. Discount points are optional: you pay more at closing to lower your interest rate. They&#8217;re listed in Section A with origination charges, so compare offers with the same points.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Do VA loans have origination fees?<\/strong><\/h3>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">They can, within limits. VA lets lenders charge a flat fee of up to 1% of the loan amount in place of origination charges it doesn&#8217;t specifically allow; discount points are separate. The<a href=\"https:\/\/www.va.gov\/housing-assistance\/home-loans\/funding-fee-and-closing-costs\/\"> VA funding fee<\/a> is also separate and applies unless you&#8217;re exempt.<a href=\"https:\/\/tomo.com\/mortgage\/products\/va\"> Tomo Mortgage VA loans<\/a> carry $0 lender fees.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Does a refinance with no origination fee make sense?<\/strong><\/h3>\n\n\n\n<p class=\"has-medium-font-size wp-block-paragraph\">Upfront costs decide how many months a refinance takes to pay for itself, so a lower Section A total shortens that break-even point. Compare the Section A and B totals and the APR, then run the break-even check.<a href=\"https:\/\/tomo.com\/mortgage\/products\/refinance\"> Tomo Mortgage refinances<\/a> also carry $0 lender fees.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Key Takeaways What does &#8220;no origination fee&#8221; actually remove? It removes one lender charge. It doesn&#8217;t remove your closing costs, and it may not remove every charge the lender collects. Think of Section A of your Loan Estimate as the lender&#8217;s own bill. It&#8217;s labeled &#8220;Origination Charges,&#8221; and the CFPB notes that lenders itemize it [&hellip;]<\/p>\n","protected":false},"author":49,"featured_media":8574,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"fifu_image_url":"","fifu_image_alt":"","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[1],"tags":[],"class_list":["post-8570","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized"],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.10 - aioseo.com -->\n\t<meta name=\"description\" content=\"See how to check a Loan Estimate to tell whether a mortgage with no origination fee actually saves 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