Comparing mortgage offers does not have to cost you points on your credit score. By the end of this guide you will have collected real quotes from several sources using a soft pull first, so your score stays untouched until you pick a loan. That is mortgage rate shopping without credit hit, and it works for Glen Allen, Short Pump, and Henrico buyers and refinancers alike.
Before you start, gather your recent pay stubs or tax returns, a rough home price or your current loan balance, and a general idea of your savings.
By Duane Buziak, NMLS #1110647 (Coast2Coast Mortgage LLC, NMLS #376205)
In this guide:
- Step 1: Understand which credit pulls hurt your score
- Step 2: Gather the numbers quotes depend on
- Step 3: Request a soft-pull pre-approval
- Step 4: Collect comparable quotes
- Step 5: Compare quotes with the Loan Estimate
- Step 6: Run a worked dollar example
- Step 7: Lock the rate and authorize the hard pull once
- What to verify before you apply
- Frequently asked questions
Step 1: Understand Which Credit Pulls Hurt Your Score and Which Don’t
A soft pull shows up on the credit report you see, but it is not scored. A hard inquiry is recorded when a company formally applies for credit on your behalf, and it can nudge your score down by a few points. Checking your own report is a soft pull. A full mortgage application is a hard one.
The common belief is that every rate quote costs you points. It does not work that way. Scoring models generally treat multiple mortgage inquiries within a short window as a single inquiry, but the window varies by model, typically from 14 to 45 days as of 2026. The Consumer Financial Protection Bureau and myFICO both explain how inquiries are counted. Because you cannot always know which model a given company uses, the safest approach is to keep hard pulls to one.
That is where a soft credit pull mortgage option helps. You can get a usable estimate of your rate and payment before any formal application. I offer this through my NoTouch Credit Pull, which I explain in Step 3.
Mistake to avoid: assuming a “pre-qualification” is always soft. Some companies run a hard inquiry at that stage and some do not. Ask every provider which type of pull they use before you hand over your Social Security number, and get the answer in writing if you can.
Step 2: Gather the Numbers Quotes Depend On
Every quote is only as good as the inputs behind it. Have these ready so each provider prices the same scenario:
- Estimated credit score range
- Loan type (conventional, FHA, VA, or cash-out refinance)
- Purchase price, or your current payoff balance
- Down payment, or your equity if refinancing
- Property type and how you will occupy it
- ZIP code, such as 23060 for Glen Allen or 23059 for Short Pump
Here is how the math works. Suppose you are looking at a home near Twin Hickory listed at $500,000 and you plan to put down $100,000. Your loan amount is $400,000, an 80% loan-to-value, which is also the figure most quotes will be built around.
Then check the loan size against the current limit. As of 2026, the baseline conforming loan limit for a one-unit home is $832,750, and Henrico County falls under the baseline. Confirm it on FHFA’s conforming loan limit page before assuming a loan is conforming, because limits are reset annually.
Tip: pull your free reports at annualcreditreport.com first. It does not affect your score, and fixing an error before you shop can change your quote more than any rate negotiation.
Step 3: Request a Soft-Pull Pre-Approval Through Duane Buziak
This is where the shopping starts. When you contact me, I run your NoTouch Credit Pull, which produces a no hard inquiry mortgage pre approval. The pull references VantageScore 4.0 and does not hit your credit. You submit your basic income and asset details, the loan scenario from Step 2, and your authorization for the soft pull.
Because I am a broker, one request gets compared across hundreds of lenders at one time rather than a single company’s rate sheet. That matters if your situation is not textbook, such as self-employment income, a Short Pump purchase near the top of the conforming range, or a refinance where you want to pull cash out.
You receive:
- A rate range for your scenario
- An estimated monthly payment
- Program fit, whether conventional, FHA, VA, or a cash-out refinance of up to 90%
A hard pull only becomes necessary once you choose a loan and move into full underwriting. You control that timing, and nothing in this step commits you to anything. Rates move daily and no quote is a guarantee of a rate or an approval.
You can reach me at 804-212-8663, or stop by 4860 Cox Rd, Glen Allen, VA 23060. Expect your soft-pull numbers to be a starting point, not a final offer.
Step 4: Collect Comparable Quotes From Other Providers
Now gather two or three more quotes to test what you have. A good local comparison point is Courtney Ficken at First Home Mortgage, who serves the Glen Allen and Midlothian area. You can also look at national names such as Rocket, Movement, Alcova, Sparrowhomeloans, or Cowartteam. Other online providers exist too, and the same questions apply to all of them.
Ask each one the same three questions:
- Is your pull soft or hard?
- Is this quote a formal Loan Estimate or a marketing rate?
- What points or credits are built into this rate?
Do not assume how any company pulls credit or what rates it offers. Check its site or ask directly, and keep the answers with the quote.
Mistake to avoid: comparing a rate with points to a rate without points. A 6.00% quote that includes a point of upfront cost is not the same product as a 6.25% quote with none. Ask each provider to quote the same structure, or ask for both versions.
Finally, check the market. Freddie Mac publishes a weekly benchmark in its Primary Mortgage Market Survey. Note the date of the figure you use, since it changes every Thursday. It is an average of borrowers with strong profiles, so treat it as a sanity check rather than a target. A quote far above it deserves a question, and a quote well below it deserves a closer read of the fine print.
Step 5: Compare Quotes Side by Side Using the Loan Estimate
When you are ready to compare formally, request a Loan Estimate from each finalist. It is a standardized three-page form, so the numbers line up. The CFPB’s Loan Estimate explainer walks through every line. Focus on these:
- Interest rate and APR: the APR folds in some fees, so it shows the fuller cost.
- Section A, origination charges: the provider’s own fees and any points.
- Sections B and C, services: title, appraisal, and other third-party costs, split into those you can shop for and those you cannot.
- Cash to close: the number you actually need in the bank.
Quotes are only comparable when they are pulled on the same day with the same loan amount, term, and lock period. A quote from Monday and one from Friday are not an honest pair. If you want to reduce what you bring to the table, ask each provider about no-out-of-pocket closing options, then check the Loan Estimate to see what that really means in cash to close.
The table below shows the questions to ask. Competitor cells are left as prompts, not claims, so fill them in from what each provider tells you.
| Factor | Duane Buziak | Courtney Ficken, First Home Mortgage | Typical large online provider |
|---|---|---|---|
| Pull type for first quote | NoTouch Credit Pull, no credit hit | Ask before sharing your SSN | Ask before sharing your SSN |
| Shops many lenders from one request | Yes, hundreds at one time as a broker | Confirm directly | Often one company’s own rates |
| Loan programs | Conventional, FHA, VA, renovation, commercial, cash-out to 90% | Confirm directly | Confirm directly |
| Local Glen Allen knowledge | Innsbrook, Twin Hickory, Wyndham, West Broad Village | Local Glen Allen and Midlothian option | Usually national, not neighborhood-specific |
| When a hard pull happens | Only when you choose a loan and move to underwriting | Ask | Ask |
Step 6: Run a Worked Dollar Example to See What a Rate Difference Is Worth
Suppose you are buying in Wyndham with the $400,000 loan from Step 2, on a 30-year fixed. The rates below are illustrative, not current offers. Principal and interest comes from the standard amortization formula:
- At 6.50%: about $2,528 per month
- At 6.00%: about $2,398 per month
That half point is worth about $130 per month, or roughly $7,800 over five years. It is a real number, but only if the lower rate does not cost you more upfront.
Now test a point. Suppose paying one point ($4,000, which is 1% of the loan) lowers a 6.50% rate to 6.25%, a payment of about $2,463. The savings are about $65 per month. Divide $4,000 by $65 and you reach break-even at about 61 months. If you expect to move or refinance before then, the point loses money.
These figures exclude property taxes and homeowners insurance. For taxes, check the current Henrico County real estate rate at henrico.us rather than relying on an old number.
Mistake to avoid: choosing a rate on monthly payment alone. A lower payment bought with several thousand dollars of extra cash to close can leave you worse off for years. Always read the payment and the cash-to-close line together.
Step 7: Choose Your Loan Timing, Lock the Rate, and Authorize the Hard Pull Once
Pick the best Loan Estimate, then authorize one full application. Doing it once keeps a single consolidated mortgage inquiry on your report.
Next, decide on a rate lock. Lock periods are typically 30, 45, or 60 days, and longer locks can carry a higher cost or slightly higher rate. Match the period to your closing date, with a little buffer for appraisal or title delays. Some providers offer a float-down, which lets you take a lower rate if the market improves before closing. Ask whether it is available, what it costs, and what triggers it.
Troubleshooting: lenders re-check your credit before closing, so avoid opening a new credit card, financing a car, or making large unexplained deposits between quote and closing. A new account can change your debt-to-income ratio and, in some cases, the loan terms.
If you are working with a Glen Allen or Short Pump agent, I coordinate with your Realtor through the process, which helps keep timelines on track. My focus is on fast close times, and I keep you posted at each stage so the closing date does not drift.
What to Verify Before You Apply
Before you authorize anything, confirm three things: the pull type for each provider, that your Loan Estimates were pulled on the same day, and the rate lock terms. If those check out, a no credit hit mortgage application with Duane Buziak at Glen Allen Mortgage by Duane Buziak is the cleanest way to start.
Ready to experience stress-free mortgage approval with no credit hit and access to hundreds of lenders at once? Get your free mortgage consultation today and discover why Glen Allen families trust Duane Buziak for personalized guidance and the fastest close times in the area.
