Lenders › Town Square Mortgage & Investments LLC
Town Square Mortgage & Investments LLC
HMDA reporter, headquartered in Dallas, Texas. Record for calendar year 2024.
HMDA data alone cannot be used to determine whether a lender is complying with fair lending laws. The data do not include some legitimate credit risk considerations for loan approval and loan pricing decisions. Figures are from the 2024 public HMDA loan/application register; cells under 25 applications are withheld.
Town Square Mortgage & Investments LLC's 2024 HMDA filing covers 285 applications and 140 originated loans totalling $44m, in Texas.
Its denial rate, the share of decided applications the lender denied, was 18.1%, below the national rate of 24.3% and below the Texas rate of 26.0%. 47 applications were withdrawn by the applicant and 67 files were closed for incompleteness; those are not counted in the denial rate.
The median rate spread on its originated loans, the difference between the loan's APR and the average prime offer rate, was 0.8 percentage points (national median 0.3); 17.2% of its originations had a spread of 1.5 points or more.
By loan purpose the originations were mostly home purchase (94%) and cash-out refinancing (5%); by loan type, FHA (59%) and conventional (37%).
The largest volumes were in Texas (128 originations).
Applications were down 92% on 2023.
Compared with Texas and the nation
| Measure | This lender | Texas, all lenders | United States |
|---|---|---|---|
| Denial rate (denied ÷ decided applications) | 18.1% | 26.0% | 24.3% |
| Median rate spread, percentage points | 0.8 | 0.2 | 0.3 |
| Originations with spread of 1.5 pp or more | 17.2% | 11.8% | 15.6% |
| Average originated loan | $311k | $350k | $329k |
| Home purchase share of originations | 94.3% | 72.8% | 57.0% |
| FHA-insured share of originations | 58.6% | 19.8% | 13.4% |
| VA-guaranteed share of originations | 3.6% | 10.4% | 7.9% |
| Applications withdrawn by applicant | 16.5% | 15.5% | 14.3% |
Texas is the lender's largest state by applications. State and national columns cover every HMDA reporter. Rate spread is reported on originated loans only.
Trend by year
ApplicationsOriginations
This lenderTexasUnited States
| Year | Applications | Originations | Amount | Denial rate | Median spread | LAR records |
|---|---|---|---|---|---|---|
| 2018 | — | — | — | — | — | 2,463 |
| 2019 | — | — | — | — | — | 3,045 |
| 2020 | — | — | — | — | — | 4,575 |
| 2021 | — | — | — | — | — | 6,122 |
| 2022 | 5,855 | 2,743 | $795m | 12.8% | 1.0 | 5,855 |
| 2023 | 3,630 | 2,123 | $640m | 13.9% | 0.7 | 3,630 |
| 2024 | 285 | 140 | $44m | 18.1% | 0.8 | 285 |
Applications, originations and rates are computed from the public LAR for 2022, 2023, 2024; LAR record counts come from each year's transmittal sheet.
Loan purpose and loan type
By purpose
Home purchase 94% (132)Refinancing 1% (1)Cash-out refinancing 5% (7)
By type
Conventional 37% (52)FHA 59% (82)VA 4% (5)USDA 1% (1)
| Loan type | Applications | Originations | Denied | Denial rate (of applications) |
|---|---|---|---|---|
| Conventional | 139 | 52 | 17 | 12.2% |
| FHA-insured | 138 | 82 | 13 | 9.4% |
| VA-guaranteed | 7 | 5 | 1 | — |
| USDA Rural Housing Service or Farm Service Agency guaranteed | 1 | 1 | 0 | — |
Shares are of originated loans. The per-type denial rate here divides denials by all applications of that type, because decided counts are not kept per type.
Action taken
| HMDA action taken | Records | Share |
|---|---|---|
| 1 Loan originated | 140 | 49.1% |
| 2 Application approved but not accepted | 0 | 0.0% |
| 3 Application denied | 31 | 10.9% |
| 4 Application withdrawn by applicant | 47 | 16.5% |
| 5 File closed for incompleteness | 67 | 23.5% |
| 6 Purchased loan | 0 | 0.0% |
| 7 Preapproval request denied | 0 | 0.0% |
| 8 Preapproval request approved but not accepted | 0 | 0.0% |
Codes and labels are the HMDA action-taken codes. Applications are codes 1–5; the denial rate divides code 3 by codes 1–3.
Denial reasons as coded
Share of the lender's 31 denials by the first denial reason it coded (outlined bar: all lenders nationally). Lenders may record up to four reasons; only the first is counted here.
States
| State | Applications | Originations | Amount | Denial rate | Median spread |
|---|---|---|---|---|---|
| Texas | 262 | 128 | $39m | 17.4% | 0.8 |
States with at least 25 applications. States with 100 or more link to the lender's page for that state.
Counties
| County | State | Applications | Originations | Amount | Denial rate |
|---|---|---|---|---|---|
| Dallas County | TX | 97 | 50 | $13m | 19.4% |
Up to 30 counties with at least 50 applications, by originations.
VA-guaranteed loans by month
All VA loansPurchase
| Month | All | Purchase | Cash-out | IRRRL |
|---|---|---|---|---|
| Aug 2026 | 0 | 0 | 0 | 0 |
| Jul 2026 | 0 | 0 | 0 | 0 |
| Jun 2026 | 0 | 0 | 0 | 0 |
| May 2026 | 0 | 0 | 0 | 0 |
| Apr 2026 | 0 | 0 | 0 | 0 |
| Mar 2026 | 0 | 0 | 0 | 0 |
| Feb 2026 | 0 | 0 | 0 | 0 |
| Jan 2026 | 0 | 0 | 0 | 0 |
| Dec 2025 | 0 | 0 | 0 | 0 |
| Nov 2025 | 0 | 0 | 0 | 0 |
| Oct 2025 | 0 | 0 | 0 | 0 |
| Sep 2025 | 0 | 0 | 0 | 0 |
Fiscal-year totals (VA): FY2018 17,851,675 · FY2019 17,848,556 · FY2020 28,348,579 · FY2021 39,944,488 · FY2022 38,245,356 · FY2023 47,869,232 · FY2024 7,442,542. Matched to the VA lender name "TOWN SQUARE MORTGAGE & INVESTMENTS, LLC"; VA counts loans by guarantee date, HMDA by application year, so the two series differ.
Questions and answers
How many mortgages did Town Square Mortgage & Investments LLC originate in 2024?
140 loans totalling $44m, from 285 applications reported under HMDA. It also purchased 0 loans from other institutions, which are counted separately.
What is Town Square Mortgage & Investments LLC's denial rate and how does it compare?
18.1% of decided applications were denied in 2024, against 24.3% nationally and 26.0% in Texas. HMDA data alone cannot be used to determine whether a lender is complying with fair lending laws; the data do not include some legitimate credit risk considerations.
Which counties does Town Square Mortgage & Investments LLC lend in most?
By originations: Dallas County, TX (50).
What loan types does Town Square Mortgage & Investments LLC make?
Conventional 52, FHA 82, VA 5 and USDA 1 originations in 2024; by purpose, home purchase 132, home improvement 0, refinancing 1, cash-out refinancing 7 and other purpose 0.
What reasons did Town Square Mortgage & Investments LLC report for denials?
The first denial reason recorded most often was credit application incomplete (17), collateral (5) and debt-to-income ratio (4), as coded by the lender in its HMDA filing.
Where does this data come from?
From the 2024 public HMDA loan/application register published by the FFIEC and CFPB, with the lender's name from its HMDA transmittal sheet and VA loan volume from the Department of Veterans Affairs lender statistics. Cells under 25 applications are withheld.
Provenance
Source: Home Mortgage Disclosure Act public loan/application register for 2024 (trend years 2022, 2023, 2024) and transmittal sheets 2018–2024, published by the FFIEC and CFPB at ffiec.cfpb.gov, public domain; VA lender statistics from the Department of Veterans Affairs. Lender identity is the LEI and name on its transmittal sheet. This site was built 30 Sep 2026. Errors in processing are corrected at the next build; see corrections. Data through 1 Aug 2026.