Carter County, MO: mortgages, home buyers & loan limits
What buyers in Carter County actually borrowed, earned and paid in 2025, from the official Home Mortgage Disclosure Act records — plus the 2026 conforming and FHA loan limits.
HMDA 2025 data released June 23, 2026 · Loan limits for calendar year 2026
In 2025, lenders reported 37 home-purchase mortgages for owner-occupied, single-family homes in Carter County, MO. The median buyer borrowed $205,000 on a home valued at $245,000 and reported a household income of $85,000.
Lenders denied 7.5% of completed home-purchase applications.
Key facts about Carter County mortgages
- Home buyers' median income ($85,000) is 27% lower than the U.S. median ($116,000).
- FHA loans made up 2.7% of purchase mortgages, versus 21.1% nationally.
- VA loans were unusually common: 21.6% of purchase mortgages.
- USDA rural loans financed 16.2% of purchases.
- 15.7% of first-lien purchase mortgages were for investment properties.
- 10.0% of single-family purchase mortgages financed manufactured homes.
- The most common age bracket among borrowers was 25–34 (29.7% of purchase loans).
- 51.3% of purchase mortgages had a single borrower with no co-applicant.
2026 loan limits in Carter County
| Property | Conforming 2026 | vs 2025 | FHA 2026 | vs 2025 |
|---|---|---|---|---|
| 1 unit | $832,750 | +$26,250 | $541,287 | +$17,062 |
| 2 units | $1,066,250 | +$33,600 | $693,050 | +$21,850 |
| 3 units | $1,288,800 | +$40,650 | $837,700 | +$26,425 |
| 4 units | $1,601,750 | +$50,500 | $1,041,125 | +$32,825 |
2026 limits for Carter County, MO: conforming (Fannie Mae / Freddie Mac) from FHFA; FHA forward-mortgage limits from HUD. FHA limit is at the national floor for low-cost areas. Loans above the conforming limit are "jumbo" loans.
All Missouri counties: Missouri 2026 loan limits. FHFA and HUD normally announce the next year's limits in late November.
Who bought homes in Carter County
Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.
Values are medians; "middle half" is the 25th to 75th percentile.
Loan type
What the homes were for
All first-lien, closed-end purchase mortgages, including second homes and investors.
Borrower age
Debt-to-income ratio
Monthly debts (including the new payment) as a share of income, as used in underwriting.
What borrowing cost in Carter County
Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.
| Measure | Carter County | Missouri | U.S. |
|---|---|---|---|
| 30-year fixed rate · conventional | — | 6.625% | 6.625% |
| 30-year fixed rate · FHA | — | 6.500% | 6.250% |
| 30-year fixed rate · VA | — | 6.250% | 6.125% |
| 15-year fixed rate · conventional | — | 5.990% | 5.875% |
| Rate spread vs. APOR · conventional | — | +0.24 pts | +0.13 pts |
| Total loan costs · conventional | — | $3,710 | $5,570 |
| Total loan costs · FHA | — | $8,150 | $11,310 |
| Total loan costs · VA | — | $4,530 | $6,490 |
| Origination charges (all loan types) | $920 | $1,450 | $1,860 |
| Borrowers paying discount points | 30.3% | 37.9% | 51.3% |
| Points paid, when paid (% of loan) | — | 0.48% | 0.87% |
| Borrowers receiving lender credits | 18.2% | 31.7% | 33.1% |
| Adjustable-rate mortgages | 21.6% | 5.8% | 7.4% |
| Jumbo loans (above conforming limit) | 0.0% | 1.3% | 3.8% |
Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.
Approvals and denials
Carter County: 3 of 40 completed home-purchase applications were denied (7.5%).
Denial rate
| Application | Carter County | Missouri | U.S. |
|---|---|---|---|
| Home purchase | 7.5% | 6.5% | 8.5% |
| Conventional | — | 5.4% | 7.1% |
| FHA | — | 9.2% | 12.5% |
| VA | — | 6.9% | 8.0% |
| USDA | — | 9.9% | 12.5% |
| Refinance | — | 13.3% | 17.9% |
| Cash-out refinance | — | 31.5% | 33.6% |
Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.
Refinancing in Carter County
Top mortgage lenders in Carter County
24 lenders originated at least one home-purchase or refinance loan here in 2025. The table ranks them by loan count; pricing columns compare conventional purchase loans only.
| # | Lender | Loans | Share | Denial rate | 30-yr rate* | Spread* | Costs* |
|---|---|---|---|---|---|---|---|
| 1 | Southern Bank | 9 | 18.0% | — | — | — | — |
| 2 | DAS Acquisition Company, LLC | 7 | 14.0% | — | — | — | — |
| 3 | Veterans United Home Loans | 4 | 8.0% | — | — | — | — |
| 4 | First Midwest Bank of the Ozarks | 4 | 8.0% | — | — | — | — |
| 5 | Flat Branch Mortgage, Inc. | 3 | 6.0% | — | — | — | — |
| 6 | Sterling Bank | 2 | 4.0% | — | — | — | — |
| 7 | New American Funding | 2 | 4.0% | — | — | — | — |
| 8 | United Wholesale Mortgage (UWM) | 2 | 4.0% | — | — | — | — |
| 9 | Pennymac Loan Services, LLC | 2 | 4.0% | — | — | — | — |
| 10 | Navy Federal Credit Union | 1 | 2.0% | — | — | — | — |
| 11 | Mortgage Solutions LLC | 1 | 2.0% | — | — | — | — |
| 12 | Guild Mortgage Company | 1 | 2.0% | — | — | — | — |
| 13 | The First National Bank of Fort Smith | 1 | 2.0% | — | — | — | — |
| 14 | Newrez LLC | 1 | 2.0% | — | — | — | — |
| 15 | The Bank of Missouri | 1 | 2.0% | — | — | — | — |
| 16 | Freedom Mortgage Corporation | 1 | 2.0% | — | — | — | — |
| 17 | Peoples Community Bank | 1 | 2.0% | — | — | — | — |
| 18 | The Central Trust Bank | 1 | 2.0% | — | — | — | — |
| 19 | Village Capital & Investment LLC | 1 | 2.0% | — | — | — | — |
| 20 | CrossCountry Mortgage, Inc. | 1 | 2.0% | — | — | — | — |
| 21 | Together Credit Union | 1 | 2.0% | — | — | — | — |
| 22 | Commerce Bank | 1 | 2.0% | — | — | — | — |
| 23 | Regions Bank | 1 | 2.0% | — | — | — | — |
| 24 | Wells Fargo Bank, N.A. | 1 | 2.0% | — | — | — | — |
Lenders in Carter County, MO. Loans = home-purchase, refinance and cash-out originations (2025); share = share of those loans here; denial rate = home-purchase applications. *Medians for conventional home-purchase loans, shown with at least 20 loans; spread = APR minus the average prime offer rate at rate lock (percentage points); costs = total loan costs (section D).
Check a quote for Carter County
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Compare your origination charges and total loan costs with 2025 loans of the same type and size in Missouri and Carter County.
Monthly payment calculator
Principal, interest, property tax (0.42% typical effective rate here) and insurance, with Carter County defaults.
Typical effective property-tax rate 0.42% = median real estate taxes ÷ median home value, U.S. Census Bureau ACS 2020–2024 5-year estimates.
Nearby counties
| County | Distance | Purchase loans | Median loan | Buyer income | Conforming limit | FHA limit |
|---|---|---|---|---|---|---|
| Ripley County, MO | 21 mi | 92 | $145,000 | $71,000 | $832,750 | $541,287 |
| Shannon County, MO | 28 mi | 29 | — | — | $832,750 | $541,287 |
| Reynolds County, MO | 29 mi | 33 | $155,000 | $76,000 | $832,750 | $541,287 |
| Wayne County, MO | 29 mi | 64 | $155,000 | $67,000 | $832,750 | $541,287 |
| Oregon County, MO | 31 mi | 46 | $175,000 | $69,000 | $832,750 | $541,287 |
| Butler County, MO | 34 mi | 372 | $165,000 | $69,000 | $832,750 | $541,287 |
Frequently asked questions
What is the 2026 conforming loan limit in Carter County?
$832,750 for a one-unit home (FHFA). Two- to four-unit limits are $1,066,250, $1,288,800, $1,601,750. Loans above the limit are jumbo loans and are not eligible for purchase by Fannie Mae or Freddie Mac.
What is the 2026 FHA loan limit in Carter County?
$541,287 for a one-unit home (HUD). This is the national floor for low-cost areas.
How much do home buyers in Carter County earn?
The median household income reported on 2025 home-purchase mortgages was $85,000; the middle half of buyers reported $57,000 to $136,000.
How often are mortgage applications denied in Carter County?
7.5% of completed home-purchase applications were denied in 2025.
Sources: FFIEC/CFPB HMDA 2025 public loan/application register (Snapshot as of June 1, 2026); FHFA 2026 conforming loan limits; HUD 2026 FHA forward-mortgage limits; U.S. Census Bureau. Figures describe typical 2025 loans, not your offer. Methodology