Borrower must satisfy pre-approval conditions outlined in commitment letter. Final loan approval and amount are subject to verification of loan data, property appraisal and underwriting conditions.
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 3% - 5% 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 an 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, loan-to-value ration, and your down payment.
There are few factors that determine how much you will be qualified to borrow: credit history, Debt-to-Income Ratio and Loan-to-Value/ 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, but in general successful applicants will have average or better credit. |
| Debt-to-Income Ratio | Specific debt-to-income requirements vary based on a range of criteria including loan-to-value ratio, assets used to qualify for the loan and credit history but typically a successful applicant will have a total debt-to-income ratio (including the proposed loan payment)below 43% of monthly gross income. Learn "What Percentage of Your Gross Income Should Go Toward a Mortgage Payment?". |
| Loan-to-Value Ratio / 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 track record of borrowing and repaying banks, 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%).
- Points
- Loan Product
Escrow Basics
Escrow Payment– That portion of a mortgagor's monthly payments held by a lender or servicer in an account to pay taxes, hazard insurance, mortgage insurance, lease payments, and other items as they become due. Also called impounds or reserves in some states.
An Escrow Account on your loan allows PNC to make payments for certain bills related to your property, such as real estate property taxes, homeowners insurance, flood and other property related insurance, and mortgage insurance. Home buyers are generally required to have an escrow account until a certain loan to value ratio is met.
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[1]
Learn how this simple step could help you get the home you want.
House hunting? Getting pre-approved[1] 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 often get a commitment letter from your lender in as little as 48 hours, once your paperwork is complete.
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
- 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 three months have passed since the end of the tax year
- Current balance sheet
ASSETS: SOURCES OF FUNDS/DOWN PAYMENT
- Original bank statements for the last three months, including savings, checking, and investment accounts
- Stocks and securities account statements for the last three 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
- Bankruptcy/Consumer Credit, if applicable
ADDITIONAL INFORMATION, IF APPLICABLE
- Purchase agreement, including legal property descriptions and any addendum
- 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
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 Does It Work? |
|---|---|---|
| PNC Online Banking | Pay your mortgage online using PNC Online Banking. It's free, secure and easy to use. | You can schedule payments from a PNC deposit account or from an external non-PNC deposit account. Click Make a Payment on your account activity screen in Online Banking. |
| Automated Payments | Enroll in the Automated Payment Program and have your monthly payment automatically deducted from any deposit account, including deposit accounts at other banks. | Download, complete, and return the Automated Payment Authorization form to the address or fax number listed on the form, or to your local PNC branch. |
| Pay by Phone | Pay your Mortgage by phone from any account, including accounts at other banks. | Call PNC Mortgage to make a payment. |
| Mail Your Payment | Paying by mail | You’ll need to write your loan number on the appropriate documents and mail them. |
| In-Branch Payment | Paying in branch | Payment is accepted in many PNC bank branches during normal branch hours and is effective as of the date payment is made, although it may take up to 2 business days for the payment to be reflected on your account. |
| Bi-Weekly Automated Payments | Helps you pay off your loan faster and reduce the total interest you will pay on your mortgage. | A draft in the amount of half of your monthly payment is made every 2 weeks and held in escrow. A payment is applied after there are sufficient funds to make a complete payment, resulting in 13 payments being made in a year. |
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
You can feel confident choosing us as your financial partner for this important milestone in your life.
Whether you need to start the home buying process, looking for a preliminary preapproval[1] or need help after the closing, we’re available online, on the phone or face-to-face in your neighborhood branch. We’re with you every step of the way. We service most of our customers’ home mortgage loans.
- Pre-approval Services – So you can house hunt with confidence knowing how much you can afford.
- Online Application Support — Home Insight® Tracker 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?
Home Insight© Planner
Find a Home in Your Budget
Use Home Insight Planner to find a home that fits your budget and needs:
- See what you can afford with home affordability scenarios based on your actual budget information.
- Get a clear view of your spending habits and adjust your expenses so you can find a home payment that works for you.
- Search for homes within your budget and save the ones you like as part of your customized home affordability summary.
- See real-time mortgage rates and learn which mortgage products can make homeownership a reality.
Insights
What Is a Short Sale in Real Estate?
Discover what a short sale in real estate means and its benefits for both sellers and buyers. Understand the process and implications of a short sale.
6 min read
What Is Underwriting?
Explore the definition and role of underwriting in real estate. Understand the risks and valuations that define this essential financial process.
6 min read
What is a Good Credit Score to Buy a House?
Discover what a good credit score to buy a house is and how it affects your mortgage options. Learn tips to improve your score to become a homeowner.
6 min read
Have Questions?
We're Here to Help
-
-
PNC Mortgage pay by phone transactions are free via our automated phone service or with agent assistance.
Rate may increase after settlement.
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® and 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.