Harborstone at a glance, 2025
Every figure is from the lender's own HMDA filing. "vs national" compares with all lenders combined.
How the F grade breaks down
Each component is a percentile rank among 412 home-equity (HELOC) lenders. Higher is better. Components the lender does not report are left out and the weights redistributed.
Approval oddsdecision denial rate, weight 45%
9th40.6% deniedPricingmedian rate spread over APOR, weight 30%
6th1.09 ptsProcesswithdrawn + incomplete share, weight 15%
76th8.0%Closing coststotal loan costs ÷ loan amount, weight 10%
23rd4.32% of loanTrend, 2023–2025
| Year | Applications | Originated | Denial rate | Decision denial | Median rate | Volume |
|---|---|---|---|---|---|---|
| 2023 | 864 | 449 | 38.0% | 39.1% | 8.25% | $45M |
| 2024 | 1,077 | 431 | 52.0% | 52.8% | 8.50% | $57M |
| 2025 | 701 | 345 | 37.4% | 40.6% | 7.75% | $51M |
What Harborstone lends
Applications by purpose and loan type in 2025, with the denial rate for each. A lender's mix explains a lot of its headline rate: HELOCs and FHA loans are denied far more often than conventional purchase loans.
By loan purpose
By loan type
Also: 581 home-equity lines, 0 reverse mortgages, 11 manufactured homes, 16 investment properties.
Why Harborstone denies applications
Primary reason reported for each of the 262 denials in 2025. Lenders can cite up to four reasons; this is the first one listed.
Who gets approved at Harborstone
Decision denial rate by applicant profile. Groups with fewer than 20 applications are omitted.
| Applicant income | Applications | Originated | Decision denial rate |
|---|---|---|---|
| Under $50k | 37 | 8 | 74.3% |
| $50k – $100k | 182 | 79 | 47.6% |
| $100k – $150k | 186 | 101 | 32.0% |
| $150k – $250k | 202 | 108 | 36.9% |
| Over $250k | 82 | 45 | 36.8% |
| Applicant age | Applications | Originated | Decision denial rate |
|---|---|---|---|
| 25–34 | 56 | 20 | 53.1% |
| 35–44 | 133 | 53 | 48.7% |
| 45–54 | 163 | 91 | 34.2% |
| 55–64 | 159 | 84 | 38.0% |
| 65–74 | 118 | 64 | 37.8% |
| Over 74 | 60 | 28 | 41.8% |
Where Harborstone lends
7 states and 33 counties in 2025. Click a state for the lender's full record there.
| State | Applications | Originated | Denial rate | Median rate | Rank in state |
|---|---|---|---|---|---|
| Washington | 689 | 342 | 37.5% | 7.75% | #81 |
Frequently asked questions
Harborstone denied 40.6% of the applications it decided on in 2025. The national figure across all lenders was 22.6%. On approval odds it ranks in the 9th percentile of home-equity (HELOC) lenders.
The most common reason Harborstone gave in 2025 was "debt-to-income ratio", cited on 34.4% of its denials. Lenders report up to four reasons per denial to the CFPB; the full breakdown is on this page.
The median interest rate on loans Harborstone originated in 2025 was 7.75%, and its median rate spread over the average prime offer rate was 1.09 points. Rates on this page are what borrowers actually got, not advertised rates.
In 2025, 11% of its applications were for home purchases, 8% for refinancing (including cash-out), and 81% for home improvement or other purposes. By loan type: 100% conventional, 0% FHA, 0% VA.
Every figure on this page comes from the Home Mortgage Disclosure Act (HMDA) Loan/Application Register published by the CFPB, which lenders are required by federal law to file. We add the grade and the comparisons; we do not add facts.