Rate may increase after settlement.
Adjustable Rate Mortgage (ARM) Rates
A set rate mortgage for a defined period of time, which will adjust later.
Experience an easier way to buy a home.
Overview
If you’re buying a home and want lower payments than a fixed rate mortgage may provide, consider an Adjustable Rate Mortgage (ARM) from PNC Mortgage
Facts & Figures
With an ARM, you’ll start out with a lower interest rate than a fixed rate loan and, after a predetermined number of years, your rate may change (higher or lower) and will continue to adjust on a regular basis until you pay off your mortgage.
- Lower payments for the first years of a loan.
- Ideal if you’re expecting an increase in income, are willing to accept future interest rate risk, or don’t plan to own the home for a long period.
- Adjustable rate loans are available in periods of 7 and 10 years during which the interest rate remains unchanged, followed by an adjustment period in which the interest rate may increase or decrease on an annual or semi-annual basis, dependent upon the product, resulting in a change in your monthly payment amount.
Costs & Fees
Typically these fees range from 2% - 6% of the loan amount.
Adjustable Rate Mortgage FAQs
Top customer questions about adjustable rate mortgages.
An Adjustable Rate Mortgage (ARM) is a loan with an interest rate that periodically adjusts to reflect current market rates. The amounts and times of adjustment are agreed upon in a document called an Adjustable Rate Note, which is signed by the borrower.
Fixed rate mortgages have a locked interest rate that will remain the same for the life of the loan. The interest rate on an adjustable rate mortgage will change on a semi-annual/annual basis after the predetermined initial interest rate period expires.
Your rate is calculated based on a variety of factors, including credit qualifications, loan-to-value, loan amount and other criteria.
Yes, adjustable rate mortgages have three rate caps that restrict how much your interest rate can change. —One cap restricts the amount the interest rate can change at the first adjustment, the second restricts the amount the interest rate can change every adjustment period after the first adjustment period, and the third cap restricts the maximum interest rate you can pay for as long as you have the mortgage.
There are few factors that determine how much you will be qualified to borrow: credit history, debt-to-Income ratio and down payment.
| Credit History | Specific credit requirements vary based on a range of criteria including loan-to-value, debt-to-income ratios, previous credit history, and assets used to qualify for the loan. |
| Debt-to-Income Ratio | Debt-to-income (DTI) ratios measure how much of a client’s income is allocated to repaying debt obligations. To help prevent clients from overextending themselves financially, PNC considers DTI ratios when reviewing applications for mortgage loans. To calculate an estimate of your DTI ratio, simply divide your total monthly debt payments (including your future monthly house payment) by your total monthly gross (pre-tax) income. It is typically recommended to keep your DTI ratio at or below 36%. However, certain products and programs may allow for a higher DTI ratio based on the different loan characteristics. A PNC Mortgage Loan Officer will help determine your specific DTI ratio requirements. |
| Down Payment | Adjustable rate mortgages can be used to buy a home with as little as 5% down when private mortgage insurance (PMI) is purchased |
Your rate is calculated based on a variety of factors, including credit qualifications, loan-to-value, loan amount and other criteria.
Mortgage Calculators
Comparing loan options? Just looking for how much you can borrow? Use our home lending calculators to understand your refinancing options and help you decide.
Mortgage Process Guide
Understand the basics before you start the mortgage process.
Credit Score Basics
When you buy or refinance, your credit score is one of the first things a lender looks at. It helps them determine if you qualify for a loan, and what interest rate they can offer you.
Factors that affect your Credit Score:
- Length of Credit History
- Amounts Owed
- Payment History
- New Credit
- Types of Credit Used
- Derogatory Credit
Your credit score reflects how reliable you are as a borrower and is determined by your overall borrowing and repayment history to credit card companies and other lenders.
Factors that Determine Your Rate
Lenders start with the par rate, then look at your risk profile to determine what rate they will offer you.
Rates are usually based on a combination of the following factors:
- Down Payment
- Loan terms
- Loan to Value Ratio (The percentage of the lesser of the sales price/appraised property value that is borrowed from a bank or lender. A down payment of 20% would create a loan-to-value of 80% *State specific rules may apply).
- Points
- Loan Product
- Debt-to-Income Ratio
Escrow Basics
An Escrow Account on your loan allows PNC Mortgage to make payments for certain bills related to your property, such as real estate property taxes, homeowners insurance, flood and other property related insurance, mortgage insurance and lease payments. Homeowners are generally required to have an escrow account until a certain loan to value ratio is met.
Escrow Payment– That portion of a mortgagor's monthly payments held by a lender or servicer in an account to pay taxes, homeowners insurance, mortgage insurance, lease payments, and other property related items as they become due. Also called impounds or reserves in some states.
Escrow Analysis– The periodic examination of escrow accounts to determine if current monthly deposits will provide sufficient funds to pay taxes, insurance, and other bills when due.
Your annual Escrow Analysis Statement contains all the information you need to understand your previous and projected mortgage payments.
Getting Pre-Approved
Learn how this simple step could help you get the home you want.
House hunting? Getting pre-approved by a mortgage lender can be a smart move, because you'll:
- Know in advance exactly how much you can borrow, so you won’t waste time looking at out-of-reach properties
- Be able to better estimate monthly mortgage payment and budget around it
- Show real estate agents and sellers that you're serious – giving yourself an advantage over other buyers
You can receive a fully verified pre-approval letter in just 2 days.
Mortgage Application Checklist
Use this list to gather what you need to apply for a home loan
To apply for a home loan, you’ll need to provide information about your income, assets and debts, plus any circumstances that may impact your ability to repay.
Be prepared to provide some or all of the items below:
Income Verification
- Pay stubs for the last 30 days.
- W-2 forms for the last two years.
- Child support/alimony – Child support agreement and/or divorce decree and/or 12 months of canceled checks.
- Award letter/1099 for social security, pension and disability.
If You Are Self-Employed
- Signed, completed tax returns for the past two years, including personal, partnership, and corporate, if applicable, including all schedules.
- Year-to-date business profit and loss statement for current year, if more than 120 days have passed since the end of business tax year.
- Current balance sheet.
Assets: Sources of Funds/Down Payment
- Original bank statements for the last two months, including savings, checking, and investment accounts.
- Stocks and securities account statements for the last two months.
- Closing Disclosure or Listing Agreement if using funds from the sale of property.
- Sale of asset – proof of ownership, proof of sale, and proof of funds transfer.
- For gift funds – a gift letter, evidence of transfer, and sometimes evidence of withdrawal.
Payment History
- Cancelled rent or mortgage payment checks for the past 12 months, if not available on credit report.
- Copy of land contract, if applicable.
- Child support/alimony – Child support agreement and/or divorce decree and/or 12 months of canceled checks.
- Bankruptcy/Consumer Credit, if applicable.
Additional Information, If Applicable
- Purchase agreement, including any and all addenda.
- Explanation of discrepancies on credit
I've Submitted My Application- Now What?
Once you’ve submitted your home loan application, it’s important to understand what to expect along the way. Your PNC Mortgage Loan Officer and home lending team will assist you from application through the closing process.
Here’s the steps you will go through:
Step 1: Loan application Submitted
Step 2: Loan Estimate and Intent to Proceed
Step 3: Submitting Documentation
Step 4: Loan Decision (if approved, then go to Step 5)
Step 5: Final Approval
Step 6: Closing
For a more detailed version of these steps, please check out the Application Through Closing article.
| Payment Methods | Main Details | How To Use |
|---|---|---|
| PNC Online Banking | Make a payment to your account using PNC Online Banking. You can schedule one time or recurring payments. | Navigate to PNC Online Banking and select your account. Click Make a Payment on your account activity screen to schedule a payment. |
| Automated Payments | Enroll in the Automated Payment Program and have your monthly payment automatically deducted from your deposit account. | Download, complete, and return the Automated Payment Authorization form using the instructions on the form OR call 1-800-822-5626 to have the form emailed to you to be submitted electronically. |
| Bi-Weekly Automated Payments | Enroll in the Bi-Weekly Automated Payments Program and have half of your monthly mortgage payment automatically deducted every 2 weeks from your deposit account. | Download, complete, and return the Bi-Weekly Automated Payment Authorization form to the address or fax number listed on the form, or to your local PNC branch. |
| Pay by Phone - Voice Banking | Make a one time, same day payment using our Voice Banking service. | Pay over the phone with Voice Banking by calling 1-800-822-5626. If paying from a non-PNC deposit account, have your account number and routing number available. |
| In-Branch Payment | Make a payment at any PNC Branch. | Visit a PNC Branch during normal branch hours to make a payment. The payment is effective as of the date the payment is made, although it may take up to 2 business days for the payment to be reflected on your account. |
| Mail Your Payment | Make a payment to your account by mail. Customers residing in AK, AZ, AR, CA, CO, HI, ID, IA, KS, LA, MN, MS, MO, MT, NE, NV, NM, ND, OK, OR, SD, TX, UT, WA, or WY: Address for regular mail payments: PNC Mortgage Payments PO Box 31001-2929 Pasadena, CA 91110-2929 Address for overnight mail payments: PNC Bank c/o Pasadena Tech Center 465 N Halstead St Ste 160 Pasadena, CA 91107 |
Send a check in the mail along with the payment slip provided at the bottom of your monthly billing statement. If you do not have a statement, please make sure to write your PNC account number on your check. Customers residing in AL, CT, DE, DC, FL, GA, IL, IN, KY, ME, MD, MA, MI, NH, NJ, NY, NC, OH, PA, PR, RI, SC, TN, VT, VA, WV, or WI: Address for regular mail payments: PNC Mortgage Payments PO Box 771021 Chicago, IL 60677 Address for overnight mail payments: PNC Bank 350 East Devon Ave Itasca, IL 60143 |
Need More Information?
From first mortgage to home equity, from setting up your online account to payment processing – explore the Understanding Home Lending Center to find the answers you need.
We Are a Trusted Partner
Whether you need a mortgage pre-approval or help after the closing, we’re available online, on the phone or face-to-face in your neighborhood branch. Here’s what you can expect from us:
- Pre-approval Services – So you can house hunt with confidence knowing how much you can afford.
- Online Application Support - Our digital mortgage application lets you track and update your application, through every step of the approval process.
- Service After the Closing – We’re with you every step of the way. We service most of our customers’ home mortgage loans.
Applying with PNC
Mortgage Made Easy
Getting a mortgage doesn't have to be intimidating. Find out how the process works, from getting prepared to closing.
Have questions? Want to learn more?
Estimate Your Rate
Use Home Insight® Planner to access multiple tools to manage your mortgage journey.
An innovative self-serve digital tool that provides a one-stop-shop for all your upfront home buying needs:
- Customize and compare multiple home loan products - save the ones you like the best.
- Search active home listings – find your dream home.
- View and update your estimated credit score – providing more accurate information improves the overall experience.
- Access our home lending calculators and other educational resources – take the time to do your own research.
- Connect with a PNC Mortgage Loan Officer – get the professional hands-on support that you deserve.
- Start an online preliminary preapproval without impacting your credit score.
Insights
What is Earnest Money and How Much Should You Expect to Pay?
Earnest money is often used in real estate transactions to demonstrate a commitment from the buyer to the seller.
7 min read
How to Sell a House by Owner
Discover how to effectively sell a house by owner in our detailed guide. From setting the right price to managing paperwork, we cover it all for FSBO success.
8 min read
FHA vs. Conventional Loan: What Homebuyers Should Know
Learn more about FHA vs conventional loans. Discover the key differences, benefits, and drawbacks to make an informed decision for your home purchase.
5 min read
Have Questions?
We're Here to Help
Digital pre-approval requires the assistance of a Mortgage Loan Officer. After the first part of the application process is complete, a PNC Mortgage Loan Officer will reach out to finish the remainder of the preapproval.
PNC, PNC HomeHQ, PNC Home Insight and Home Insight are registered service marks of The PNC Financial Services Group, Inc. ("PNC"). PNC has a pending patent application directed at various features and functions of Home Insight® Planner. All loans are provided by PNC Bank, National Association, a subsidiary of PNC, and are subject to credit approval and property appraisal.
©2025 The PNC Financial Services Group, Inc. All rights reserved.
PNC Bank, National Association. Member FDIC
Read a summary of privacy rights for California residents which outlines the types of information we collect, and how and why we use that information.