Everyone was just so nice and helped be through the process when I didn't understand some things. We had a great experience!
Ronda C May 16, 2022
Donnie and his team made the whole process so painless. Their communication was excellent. We felt like we could ask them any questions we had, and when we did their response was almost immediate. Also, the online document signing system they use makes the experience a million times easier. We would highly recommend Prosperity! I felt they truly care about their clients.
Kelsey D Apr 12, 2022
The effort put into getting me financing and hard work was wonderful. Taylor and everyone were great to work with.
Karen M Apr 11, 2022
Process went well. Had no issues with prosperity.
Curtis M Mar 31, 2022
Communication and service
Steven W Mar 30, 2022
The easiness of the whole process. The thoroughness of the team & their warmth. Thank you.
William L Mar 16, 2022
EVERYONE WAS SO KIND AND HELPED SO MUCH.
Angela R Mar 14, 2022
Really good service thanks for working with us
David W Mar 14, 2022
Fredrick R Mar 14, 2022
All staff was a pleasure to deal with.
Joel B Mar 11, 2022
As always, Donnie and his team were on top of their game! Thanks for another virtually stress-free refi, guys! I can't imagine seeing anyone else for my real estate financing needs. The Prosperity Team is the best! Thank you!
Amber K Feb 07, 2022
The team 100%
Veronica W Jan 19, 2022
Everyone worked together to make it an efficient process to get a loan or a letter for an offer. You were available and happy to help.
Christa C Jan 04, 2022
The team at prosperity was polite and very easy to work with. We will definitely use them again. We also enjoyed supporting a local company instead of national big bank chain.
Diana G Jan 04, 2022
Communication, trust, process was so easy
Brett R Jan 04, 2022
Donnie and his team made our loan come to fruition that others balked at, telling us it was impossible. If you want or need a broker who is willing to think outside of the box and make things happen, Donnie deserves your business. I won’t use any other broker in the future. Well done!
Jeremy G Dec 29, 2021
Donnie and the team were excellent to work with. They made the process seamless from start to finish!
Alexander F Dec 29, 2021
The communication was amazing.The whole team did a amazing job on following up with me and explaining every detail every step of the way.We will always use Prosperity and recommend them going foward.Thank u to the whole team.
Walter W Dec 09, 2021
Jeffrey R Dec 09, 2021
Excellent customer service and support.
Brandon S Dec 09, 2021
Donnie, Sophia, Brandon, Taylor & so many others behind the scenes made our experience great! They were on top of it, from start to finish. They worked hard so we didn’t have to stress. Every time I asked about something or checked on something they already had it worked out. They went above and beyond with exceptional customer service! Our loan process was smooth & we got a great rate thanks to them! I recommend this company to anyone and everyone! They really are unlike any other team. We are so thankful for their open communication and commitment to getting us in our dream home! Thank you for all you have done, we really couldn’t have picked a better company!
Katlyn R Dec 07, 2021
Whole team was Awesome. Helped me through the whole process. Couldn't. Of asked for better support. Top notch
Chad L Dec 07, 2021
The communication and timeliness of the transaction was great!
Jeffrey D Dec 03, 2021
Donnie and his team were very prompt and had excellent communication. They made our refinance so simple. We will definitely recommend Prosperity to everyone we know.
Susan W Nov 29, 2021
Donnie and the team are great to work with!
Leah W Nov 17, 2021
Making the process as easy as can and was helpful getting all the documents I needed to close.
Henry S Nov 15, 2021
Start to finish, the team made it an enjoyable experience!
Ty W Nov 11, 2021
Y'all was in town and kept me up-to-date every time I asked a question or y'all needed something.
Devin F Oct 18, 2021
Corina S Oct 07, 2021
Communication was great. It was a very easy process!
Amanda R Oct 03, 2021
Easy and clear communication, quick process and the staff over the phone, email and in person were wonderful!
Valerie H Aug 27, 2021
Great communication and the team worked with my crazy schedule ensuring our loan closed on time. Thank you Prosperity Team!
Crystal M Aug 12, 2021
I love dealing with this team. They make the mortgage work so much easier, and I know I can rely on them to involve me when needed, as well as follow up to make sure everything processes correctly.
Tracey L Aug 10, 2021
Everyone I worked with was so supportive and encouraging and they were quick to answer any questions I had!
Karissa L Aug 09, 2021
Everything was great.
Robert V Aug 08, 2021
Financing with Donnie and his Team was the best service I have experienced. I highly recommend them as it was the quickest easiest turnaround process ever. They are outstanding and I give them a 5 Star Rating! 🌟🌟🌟🌟🌟
Doris C Jul 29, 2021
Great experience and great team!
Katie A Jul 23, 2021
Love this team. Highly recommend. So fast and so happy with my low rate. Communication is key and they have it!
Rebecca W Jul 23, 2021
The close connection I felt with your team because of the way they stayed in contact with me. You and your team really put me at ease and it is very much appreciated and will not be forgotten.
Paula L Jul 07, 2021
I did not make it easy at times on the team at Prosperity, but they always went above and beyond to make sure everything went smooth in my transaction. Moving across country was very stressful, but Sophia, Donna, Brandon, and Donnie made the transaction beyond easy for me. They did great at not only pulling everything together, but taking the stress away from the transaction. I am beyond grateful for their dedication to A+ customer service. They are great at what they do!
Jeffrey C Jul 06, 2021
The personal touch and amazing patience they had for us made all the difference and meant the world to us.
Lisa P Jul 03, 2021
Everyone form the Prosperity Team that we interacted with throughout the process were professional, courteous and helpful. The overall support that we received from Jamie and her team was exceptional.
Thank you to the entire team for making our dream home a reality.
Terry P Jun 29, 2021
Great communication and easy close. Thank you for all of your help!
Cyndal C Jun 24, 2021
Greg C Jun 23, 2021
Jamie Abbot and her team were an absolute “dream team” to work wiry from start to finish! We highly recommend them and should we need to purchase again in the future, we would definitely use them again!
Tamra B Jun 19, 2021
Everything was really easy and Taylor did a great job.
Christopher D May 24, 2021
Everyone was so informative and helpful.
Myra R May 20, 2021
My client offered on a home in which time was of the essence for the sellers. Donnie and his team was able to approve and provide a timely closing date, which in return made my clients offer the most appealing. In this market great financing makes all the difference.
Cody G May 20, 2021
All individuals involved with Prosperity Mortgage were exceptionally knowledgeable, helpful with every aspect of the process and very personable providing a kind heart at all times. Special thank you to Donnie, Sophia, Taylor and Samantha for your help throughout the process.
Carol H May 17, 2021
Very easy process, thank you
Tina G May 16, 2021
Communication is key, you guys have it!
Leona M May 07, 2021
As always, Donnie and his team were very transparent and helpful!
Joseph C May 07, 2021
Overall, it was wonderful to work with this group in purchasing our 1st home. I would recommend to friends and family!
Thanks to the team that helped make our dream come true!
Robert M May 07, 2021
There was a small issue with some paperwork numbers. No big deal had no issue paying the difference but instead they refunded the money when they didn't have to
Jeremy K May 05, 2021
Thanks for being FABULOUS!! From start to finish, it was the most pleasant refinance experience, ever, period. Your kindness during the entire process meant the world. You made me feel like part of the family. Thanks for caring! You will definitely be my first choice for future refis & purchases. And thanks for steering me in the right direction regarding a HELOC. That loan has also been approved and will close soon. You all are the BEST! Thank you!
Amber K May 03, 2021
Donnie and Sophia were great as always helping us through the process of refinancing.
Lauryn J May 03, 2021
Donnie and his team were excellent at communicating and giving us the best rate! I would highly recommend them to anyone shopping around.
Joseph C May 01, 2021
Great Experience! The staff was very knowledgeable and processed our loan quickly.
Melissa E Apr 09, 2021
Great experience, as always with the Prosperity Team.
Keithley M Apr 09, 2021
Everyone was very nice, they answered my questions and allowed me time to read over what I was signing.
Shannon E Apr 05, 2021
Neal D Apr 04, 2021
The whole team I worked with - Donnie, Sophia, Taylor Brandon - were all phenomenal! Very responsive and made the process painless.
Whitney H Apr 01, 2021
Donnie is very knowledgeable of tends and always kept us in the loop.
Jason H Mar 29, 2021
When a major mistake was made they quickly fixed it to my satisfaction and took time to explain the differences. Considering our time restraints they worked with our schedule and we closed in a timely manner. 👍♥️
Gregory B Mar 24, 2021
The prosperity team was so helpful and answered all of our many questions we had about refinancing. There were not any hidden surprises. The team was knowledgeable and made the transition super easy. Thank you for all your help with our refinance.
Courtney A Mar 22, 2021
Sophia and Donnie are responsive, professional and helpful! I would work with anytime!
Helen T Mar 22, 2021
Great communication and willing to work with us
Bryce A Mar 22, 2021
Donnie and his team at Prosperity Mortgage are great. They made the process of refinancing quick and hassle free.
Andrew C Mar 19, 2021
Everyone was very friendly and helpful any time I had any questions. The process was smooth and everything was completed in a timely manner, including returning phone calls and e-mails. I definitely recommend Donnie and his team to anyone seeking financing for a new home purchase!!
Nathanial B Mar 13, 2021
Donnie has said “Yes” 3 separate times when others have said “No”
Derek L Mar 09, 2021
Another great experience with Prosperity Mortgage! I would recommend them to anyone!! Great communication and I was kept informed through the emotive process. Thanks again!!
Andrea L Feb 27, 2021
David L Feb 22, 2021
Very helpful especially for first time homebuyers.
Steven A Feb 22, 2021
Communicative, prompt service, accommodating; top-notch all the way!
Tanya V Feb 11, 2021
Always a pleasure to do business with Donnie and his staff - professional! You can reach out anytime - always get a response! They always keep you informed in the process ! Highly recommend!
Jackie A Feb 10, 2021
Excellent staff communication. Every step was laid out and the process was seamless
John B Feb 04, 2021
Everything completed in a timely and professional manner.
Lori T Feb 04, 2021
Smooth, fast and questions answered quickly!! Very pleased!!
Jay C Jan 29, 2021
The staff was easy to work with and very thorough with all the needed details. Love the new low rate!!
Jillian G Jan 26, 2021
You guys are a great team to work with. Very personable and responsive to communications. A smile in the voice can go along way!!
Kyle S Jan 15, 2021
What made our experience great with prosperity was the prosperity “Team” itself, they were the team we needed from Donnie Eden to Taylor Jarrell. We were blessed to have such wonderful people who dedicated to their profession but also to their clientele. They were prompt in their responses to our every need. Taylor was an exceptional representative of their firm and was determined to
help us acquire our forever home., we were truly blessed to have connected with Prosperity Mortgage.
David F Jan 05, 2021
We want to make your home financing as easy as it can be. With Prosperity Mortgage, you can relax while we handle the details.
You can get a loan before you even select a home. A Prosperity home mortgage specialist can perform a pre-qualification or pre-approval so that you'll have a good idea of how much you can afford. Once you've found a home, and a seller has accepted your offer, you are ready to move to the Application process.
- You will know the loan amount you qualify for so that you know what home price range to shop
- Save time to narrow the list of homes to ones that fit your price range
- Discover any credit challenges early in the process we can resolve them at the beginning of the process
- Confidently make an offer as soon as you find your dream house
- Sellers will consider your offer more strongly with a prequalification letter over one that is not
- Your agent will ask for this as it improves your chances of getting the house you want
There are no fees or costs to getting pre-qualified, but it is a vital step in the home buying process. Call us today!
Prequalification: This is an overview of your credit profile that is an important step to writing offers for new homes and one we highly recommend. It just means that you have not submitted the documentation that will be required to verify your income, financial statements showing enough assets to close and you have not yet met the underwriting guidelines of the program you are going to select once you find the home of your dreams.
Preapproval: If you have a little more time at the beginning of the process, we always recommend getting Preapproved. A preapproval is the start of the formal application process before you find the property and is more thorough review of your financial position and ability to qualify for a home.
Why get Preapproved for a Mortgage?
- You’ll be able to move faster to find the house you want
- Most of the paperwork will be out of the way so you can close your loan faster
- You will be able to move to the top of the offer stack as your income, assets, and ability to buy has been verified
- Sellers know you will be less likely to have a delay in closing
- In competitive markets, this is another feather in your cap
Buying a house is one of the biggest decisions you will make in your lifetime. Our goal is to make the process as smooth and hassle-free as we can. Understanding the process will give you the knowledge you need to get started.
- Step in Getting Prequalified or Preapproved
You can get a loan before you even select a home. One of our home loan experts can perform a pre-qualification or pre-approval so that you’ll have a good idea of how much you can afford. Once you’ve found a home, and a seller has accepted your offer, you are ready to move to the Application process.
Once you’ve selected a home, your home specialist completes the mortgage application, gathers information about the property you want to buy, and collects personal information, such as income, assets, and employment history. For a complete list of information that you need to provide, see the Application checklist.
Once your application is complete, a loan processor reviews your file and verifies your information. We order a credit report to determine your credit history and credit score. We also order an appraisal of the property.
An underwriter reviews your file and determines whether your loan will be granted and issues the loan approval. The underwriter may request additional information during this review process.
Once the loan is approved, the closing process begins. Our closing department prepares closing documents and sends closing instructions to the title agent. The title agent is responsible for examining the title of the property and working with you for an acceptable closing date. At the closing, you’ll sign papers, pay closing costs, and finalize the transaction. Now it’s time to move into your new home.
Lower Payments*. Consolidate Debt. Pull Cash Out.
*By refinancing your existing loan, the total finance charges may be higher over the life of the loan.
First, start by asking yourself one of these questions.
Has your income increased? Do you need to consolidate debt? Has the equity in your home increased? Do you need money for a major expense? Has your credit rating improved?
If the answer is yes to any of these questions than we encourage you to call one of our home loan experts to give you a refinance evaluation. It costs nothing but could save you thousands of dollars in interest, pay off high balance credit cards, or help pay for college or unexpected expenses.
Knowing your options is the most import part of the refinance decision so Call us today!
As you pay down your mortgage or as home values increase over time, a cash-out refinance allows you to use a portion of your equity and turn it into cash. The great news is you can use that cash however you want. Home improvements, unexpected expenses, college tuition or just to check a destination off your bucket list.
When is the best time to turn that equity into your house and use it as you see fit? That answer is up to you and can be used to fit your current needs.
Some of the more chosen reasons for utilizing a cash-out refinance are to:
- Remodel of you home
- Pay off high-interest credit cards or auto loans, neither of which is tax deductible like mortgage interest
- Help with life events like a growing family
- Bucket List Reduction
- Elimination of student debt
A renovation loan will let you do almost anything with your home. Some loans are used on smaller projects like ordinary repairs or cosmetic updates. These types of renovations loans typically don’t have minimum loan requirements for the repairs or upgrades you want to make to your home. These loans are limited to non-structural repairs with maximum loan amounts around $30,000.
With these types of loan, you can improve things like:
- Repairing or replacing your roof and gutters
- Redesigning your kitchen or bath
- Landscaping or adding a deck
- Buying new appliances
- Getting new windows, doors or floors
- Making your home energy efficient
- Upgrading plumbing, electrical, heating or cooling systems
- Ask a home loan expert (bolded and hyperlinked to find a loan officer)
Need to do more extensive renovation? We got you covered!
We have other programs that are specifically intended to make major repairs or changes to your home. These will have a minimum loan amount but the good news is you can borrow up to the value of your property plus repairs/renovation. Here are some examples:
- Room additions or adding a second floor
- Major remodeling that requires structural work
- Foundation or other structural repairs
- Projects over six months
You don’t have to settle for a house that only has half of the items on your wish list. With renovation loan you can buy in the perfect neighborhood and then get all the items on your list without coming out of pocket. This loan allows you to combine the purchase price of the home and the cost of repairs and upgrades into a single mortgage. No second lien at a higher interest rate required. Other benefits include:
- Get a home in a great location below market price
- Getting a bargain on a home allows you to move to a higher priced area of town
- Get more bang for the buck with a larger home
- Opens up your search area
- Your home fits your taste and family requirements
A remodeling home loan allows you to make your current home into your home for the future. These types of loans allow you to roll the costs of the work you do into one new mortgage. No second lien required, most likely at a higher interest rate. Since this is a refinance, you can also capitalize on lower interest rates, move to a shorter loan term and possibly lower payments.
A fixed-rate mortgage offers an interest rate that is steady throughout the life of the loan. Fixed-rate mortgages offer the security of always knowing exactly what your monthly loan payment will be. The interest on ARMs can fluctuate (up or down) periodically. The interest rate on ARMs offers an opportunity to save on interest costs. However, you are protected from rates getting too high, because a safe ARM has annual and lifetime rate caps, which limit how high your rate may go.
This a decision you must make. Here is one way of looking at the question: If you can afford the payment and are comfortable with all the other terms, it makes sense to go ahead and firm it up IN WRITING. Do not be overly concerned if rates fall after you lock. If your objective is to purchase the property, you have eliminated one uncertainty. If you are refinancing, locking the rate guarantees that you will reduce your monthly payments or be able to obtain cash you need for home improvements or other worthwhile goals.
You can lock your rate at application, while your loan is being processed and approved, or any time shortly before closing.
Prosperity Mortgage offers lock periods up to six months on some loan programs.
PMI is required for conventional loans with a down payment of less than 20th of the value of the home. You can avoid paying PMI by making a down payment of 20 or more of the value of the property you want to buy.
PMI will be automatically terminated when the loan-to-value ration is scheduled to reach 78 assuming all payments are current. Borrowers can request cancellation of PMI when the loan reaches 78 assuming all payments are current. Borrowers can request cancellation of PMI when the loan reaches an 80 loan-to-value ratio, assuming the loan is current.
How do I know whether the house is in a flood zone, and if so, how can I determine my insurance premium?
Prosperity will order a flood certification before loan closing, as required by federal law. However, if you would like to find out if the property you are purchasing is in a flood zone, you can contact your insurance agent or check the local library for updated flood maps. FEMA determines flood risk by comparing your lowest floor level to flood levels from the past 100 years. FEMA bases flood insurance premiums on this information. You may need to get a slab elevation if you are unable to obtain this information from the seller or your local permit office
Annual Percentage Rate (APR) is a calculated interest rate that reflects the overall cost of a loan on an annual basis. APR includes interest payments, origination fees, discount points, and other specific costs of getting a loan and is, therefore, usually higher than the interest rate. APR can be useful for comparing different types of loans. However, while all lenders are required to calculate APR based on guidelines provided by the Truth in Lending Act, not all lenders include the same costs in the calculation. This can make it difficult to compare the APR for loan programs from different leaders.
Points, also known as “discount”, are funds paid at closing so that you can get a lower interest rate for the life of the loan. For example, you may be quoted a rate of 7.375 with 0 points or 7.000 with 1 point. One point is equal to 1 of the mortgage amount.
Closing costs are expenses paid, by both buyers and sellers, at the closing meeting. Closing costs include pre-paid taxes and insurance, discount points, origination fees, title insurance, and other fees that may apply to your loan.
Pre-paid items are hazard/homeowners insurance, taxes, and pre-paid interest. Most insurance is paid in advance, so you will be required to pay for your homeowner’s and flood (if required) insurance policy for the first year in advance. Also, the lender will require you to make a deposit of up to 2 months of payments in order to establish an escrow account.
Many loan programs require that the lender pay the taxes and insurance on behalf of the borrower. Your loan officer can determine if the option to pay taxes and insurance yourself is available on the loan program that is best for you.
MORTGAGE PAYMENT CALCULATOR
Estimate your monthly mortgage payment using the calculator below. Simply enter the purchase price of the home, loan term, and details about the home loan. Please note that escrow for taxes and insurance is not required for loans with down payments of less than 20 percent. Some of this information may be difficult to determine on your own; please contact a mortgage specialist to review the most accurate monthly mortgage payment for the area you are purchasing.
Types of Loans
Streamline 203K: This is for projects where total renovations do not exceed $35,000. It is more for minor changes like upgrading HVAC, paint, fixing or replacing roofs, patios, septic systems or remodeling a kitchen. It does not allow for structural changes like foundation work.
Full 203K: This for projects that need to be more expansive in nature and may go over $35,000 in total renovations. It can be used for all the repairs from a streamline, but you can also make structural changes and reconstruction, repair or replace plumbing or use it to improve energy conservation, safety or disabled accessibility.
This is a great option when buying a home that needs a little TLC or you want to make your current home into your forever home.
What can a Homestyle Renovation help with?
- In-ground pools
- Interior and exterior upgrades
- Kitchen or bathroom upgrade
Program Flexibility: Conventional loans allow for different terms and down payment. Meaning you can customize your down payment, whether you have a first and a second or if you want to do one loan with Mortgage Insurance.
Program Flexibility: Conventional loans allow for different terms and down payment. Meaning you can customize your down payment, whether you have a first and a second or if you want to do one loan with Mortgage Insurance.
Loan Limits: Conventional loans are capped at a maximum loan amount of $453,100 for single-family homes unless the property resides in a High-Cost Area of the United States.
Second Liens Permitted: Another difference between conventional loans and the other programs is the ability to add a second lien to assist with down payment requirements. This also is a good option when buying a higher price house and need to go above the maximum financing amount in a non-High-Cost Areas.
Loan Limits: Loan amounts starting at $548,250 or $822,375 for home loans in high-cost areas of the U.S and loan amounts to $3,000,000 and above
A VA home loan is a great benefit to military personnel during and after their service. Thank you for your service and sacrifice for our country.
No Down Payment: A VA home loan comes with 100% financing. Contact one of our home loan experts for more details.No Mortgage Insurance: Unlike USDA a VA home loan does not have monthly or annually mortgage insurance.
Certificate of Eligibility Required: In an effort to make sure we use your Veteran Benefits properly borrowers must obtain a Certificate of Eligibility . The VA Benefits portal will be able to help you find this information or contact us and we can assist you in getting the info.
Low Down Payment: FHA loans are great for first time home buyers or home buyers that are working with limited down payment. A down of 3.5% is all that is required and can be a gift from a relative.
Flexible Income Requirements: The original goal in 1934 for FHA loans was to make home ownership possible. One way the program does that is by allowing for more flexible income and credit guidelines.
Loan Limits: FHA does have different maximum loan sizes by area. To learn more click on here to see what the Loan Limits are in your city.
No Down Payment: The USDA loan comes with 100% financing. A down payment is not required which can be an obstacle to homeownership.
Low Monthly Mortgage Insurance: The upfront insurance rate on a USDA is generally lower than VA or FHA. It also has one of the lowest annual mortgage insurance fees. Other good news is the upfront fee can be rolled into the loan, eliminating an out of pocket expense at closing.
Only available in certain geographic areas: To get a USDA loan, the property you buy has to be in a USDA designated rural area, but that does not mean it is necessarily farmed land. Over 90% of the U.S. is eligible, which includes small town and suburbs. The USDA Mortgage Eligible Map will show you all the areas where you can use this loan.
Income Limits: The USDA loan was originally designed for low to moderate-income families. The guidelines for USDA define income level as being 115% of the area’s median income. This income amount if very different in different parts of the country and can be very different in certain areas of a state. Please contact one of our home loan experts to learn more.
- Fixed Rate and Adjustable Rate
- FHA, VA, and USDA Loans
- Jumbo and Conforming Loans
- Conventional Financing
- Renovation Loans
Special Programs for Non-traditional borrowers also available
100% YES! This one decision will make the home buyer process go much more smoothly. The pre-qualification process is simple:
- Gather your personal financial information such as bank statements, W-2 forms and paycheck stubs, and meet with your Loan Officer.
- We will pull your credit report and evaluate your financial documents. With this information, you and the loan officer are able to discuss the best home financing options that will help you achieve your financial and homeownership goals.
- Once you are prequalified, we will give you a prequalification letter to inform your real estate professional and the seller of the property that you’re a preferred and serious potential buyer. This will give more weight to any offer you extend on a property as well as allow you to relax and enjoy the process of looking for your new home.
- How long will you live in this home? Several years, or just a few?
- Do you anticipate your income or finances to significantlychange over the next few years? Do you anticipate significant changes to your income or finances over the next few years?
- Are you either comfortable or uncomfortable with an adjusting monthly mortgage payment? Have you considered an adjusting monthly mortgage payment?
- Do you plan to be out of mortgage debt by, for example, when your children start college or when you retire?
Based on your answers, your home loan expert can discuss different home loan programs that will suit you financially and help you reach life’s milestones.
An FHA loan, on the other hand, is guaranteed by the Federal Housing Administration. FHA is a government agency that works with approved lenders like us.
Typically, origination points are applied and disclosed at the time of locking in an interest rate. On the other hand, discount points can be added at the time of lock or later in the process if you choose to pay to reduce your interest rate.
Origination fees are the fees required to originate the loan. They can include processing fees, underwriting fees, administrative fees, and several others. One of our Loan Officer can give you a complete breakdown of these fees as they vary from state to state.