PMC Funding
Nov 20, 2008
Mechanics Of The Process
There are general secondary market underwriting guidelines, but many variables are considered in the loan application analysis. The following outlines some of the basic areas and items considered in the process:

Monthly Housing Expenses and Total Debt Obligations
One of the first things an underwriter determines is the borrower's proposed monthly housing expenses and total monthly debt obligations.

Housing Expenses
These include the monthly principal and interest payments that are stipulated on the mortgage note. In addition, the monthly housing expenses include a monthly amount for the property taxes and hazard insurance (1/12 of the annual taxes and insurance). There may be other expenses, such as condominium fees, homeowners fees, special assessments, etc., that are included.

Monthly Personal Debt Obligations
These include monthly credit obligations, such as installment payments, revolving charge cards or other borrower obligations that will continue longer than 20 months. Usually, 5% of the current balance of a revolving charge account is used for the monthly payment.

Total Monthly Debt Obligations
This combines the monthly housing expenses and monthly personal debt obligations.

Monthly Income
One of the most important components of the loan underwriting process is determining the borrower's monthly income. The income of all borrowers and co-borrowers is included in the calculation. The income can be derived from several sources, but it must be supported by historical documentation and have a high likelihood of continuation. The following outlines the types of income that are used and the means to support them:
  • Salary:
    Income derived from any kind of salary, whether monthly, weekly or hourly is acceptable. Two year employment history is usually required.
  • Commission and bonus:
    Commissions and bonuses can be used for income. The underwriter will average the last two years of income shown on federal income tax returns and the year-to-date earnings from the written verification of employment or pay stubs.
  • Self-employment income:
    Generally, the underwriter will average the income derived through self-employment for the last two years from the applicant's federal tax returns and the year-to-date earnings from a profit and loss statement on the business. Underwriters will take into consideration the income trends in the business, as well.
  • Other income:
    Other income can be used for loan qualification. Income derived from rental properties, interest, dividends, pensions and social security can be used. Some restrictions apply regarding the amount of time the income has been recognized and the amount of time remaining.


Income To Debt Ratios
After determining the monthly income of the borrower and any co-borrowers, the monthly housing expenses and the total monthly debt obligations, the underwriter calculates two ratios that are helpful in the loan underwriting process.

Primary Housing Expense/Income Ratio(front end ratio)
This ratio is the result of dividing the housing expenses for the proposed loan by the monthly income of the borrower(s).

For example:
Primary housing expenses $1,000
Total monthly income $4,000
The ratio will be 25% ($1,000 divided by $4,000 = 25%)

Total Obligations/Income Ratio (back end ratio)
This ratio is the result of dividing the housing expenses for the proposed loan plus the borrower(s) other monthly credit obligations by the monthly income of the borrower(s).

For example:
Total obligations of the borrower $1,400
Housing expenses $1,000
Other credit obligations $400
The ratio would be 35% ($1,400 divided by $4,000 = 35%)

Qualifying ratios are only one component of the underwriting process and many other variables are considered in the final decision.

Funds to Close
When the proposed loan is being used to finance the purchase of a home, underwriters will determine the source of funds for the down payment and closing costs.

The following are acceptable sources of funds for closing:
  • Cash
    Cash in any depository institution or investment company is acceptable.
  • Stocks, bonds, mutual funds, etc.
    Cash equivalent investments are acceptable forms of funds. They can be validated through statements from investment companies for the last two months.
  • Sale of existing property
    Many times the source of funds for the down payment on a home comes from the equity in a property that will be sold. The sales price of the property being sold is indicated on the loan application and any existing loan is verified on the credit report or through a verification of previous mortgage.
  • Gift from family members
    Gifts from family members for the down payment and/or closing costs are acceptable so long as there is no requirement for repayment. Some loan programs limit the amount of gift funds allowed.


Credit Analysis
Another part of the underwriting process is determining the credit worthiness of the borrower. Loan underwriters review the borrower's credit report to find evidence of debt repayment behavior.

Some of the important areas that are reviewed are:
  • Past and existing mortgage debt:
    The past repayment history on mortgage debt can be a good indication of a borrowers attitude toward mortgage obligations. A good payment history on mortgage debt is very important in the credit analysis.

    Generally, payments received 30 days past the due date are reflected in the credit report as late. Lenders vary in strictness and some may not allow any late mortgage payments, while others will allow 1 or 2 in the last two years if there is a good explanation.
  • Installment and revolving credit:
    Other items on the credit report can also indicate a borrower's attitude toward credit obligations. Credit reports indicate the outstanding balance, current balance and terms of payment on the borrower's revolving and installment debt. Underwriters review these credit obligations to determine the borrower's patterns of credit use and repayment behavior. Revolving credit encompasses department store and bank credit cards. Installment credit encompasses longer term credit with structured payment plans, such as car loans.

    Generally, underwriters are not concerned over isolated and minor slow payments indicated on the credit report.
  • Collections, repossession, foreclosures and bankruptcies:
    Credit reports also indicate public records such as collections, repossessions, foreclosures and bankruptcies. Though these items may indicate past credit problems, they sometimes have valid explanations. Underwriters may require a letter of explanation on items noted in the public records. Many times consumers have re-established credit and have an excellent payment history on their current obligations.


Underwriting the Appraisal
Generally, underwriters are not professional appraisers and do not re-appraise the property. They will review the appraisal to assure that it meets the requirements of the investor and sometimes request additional information to substantiate the value. They may request that a second appraisal or review appraisal be performed. A review appraisal can be completed from a site inspection or review of the written appraisal. In both cases, another professional appraiser will perform the review.

Compensating Factors:
The underwriters consider many variables in their analysis. No two borrowers have the same credit and income profiles and underwriters use all of the information in the loan file to render a decision.

Many times, borrowers fall outside the guidelines, but have strong compensating factors that reflect low credit risk. Some compensating factors are history of savings, long-term job stability, history of making monthly credit payments that equal or exceed the proposed payments, a substantial down payment or a large cash reserve after the close of escrow.

Final Credit Decision
After the underwriter has reviewed the entire loan package, there can be four outcomes:
  • Approval
    If the loan is "picture perfect" and the underwriter has no questions, the loan will be approved with no conditions.
  • Approval with conditions
    The most common response. There are two types of conditional approvals: (a) If the underwriter needs additional documentation before a final credit decision can be made, a "prior-to-document" conditional approval will be rendered. In essence, the loan documents will not be prepared until the condition has been satisfactorily met. An example of a "prior-to-document" condition could be a pay stub to validate the borrower's income. (b) If the loan can be approved, but a condition must be met prior to closing, a "prior to funding" conditional approval will be rendered. In this case, the loan documents will be prepared and sent to the closing agent, but the lender will not fund the loan until the condition has been met. An example of a "prior to closing" conditional approval could be proof of sale of existing home where the equity will be used as a down payment.
  • Suspended
    Sometimes the underwriter will be unable to make a decision on a loan file because it is either incomplete or there are many unanswered questions. In these cases, the underwriter will ask for additional information from the borrower before an underwriting decision is made. An example of a suspension may be large gaps in the borrower's previous employment history and no tax returns to indicate the place of employment.
  • Denial
    Underwriters will be unable to approve a loan if the loan file has substantial deficiencies and does not meet the minimum standards of the lender or the lender's secondary market investors require a second underwriter review of the loan package before a final denial is communicated to the borrower. Denial letters with the reason for denial are sent to borrowers within 3 days of the final credit decision.
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ALL CITIES IN KENTUCKY INCLUDING: berea, bowling green, brandenburg, campbellsville, covington, crestview hills, danville, dawson springs, elizabethtown, erlanger, fort mitchell, fort thomas, fort wright, frankfort, georgetown, glasgow, harrodsburg, henderson, hopkinsville, kentucky lake area, lake barkley, lebanon, lexington, louisville, mammoth cave, monticello, mount sterling, owensboro, paducah, prospect, radcliff, richmong, springfield, west liberty, williamstown, winchester. ALL CITIES IN LOUISIANA INCLUDING: abbeville, addis, alexandra, baker, baton rouge, bogalusa, bossier city, cajun coast, covington, delcambre, erath, eunice, french settlement, gretna, gueydan, hammonnd, harahan & metairie, houma, iberia, kaplan, kenner, kentwood, kinder, lafayette, lafitte, lake charles, laplace, mandeville, minden, monroe, natchitoches, new orleans, opelousas, palmetto, pineville, ponchatoula, rayne, ruston, st. francisville, shreveport, slidell, springhill, vidalia, ville platte, vivian, walker, westwego, winnsboro. ALL CITIES IN MARYLAND INCLUDING: aberdeen, adamstown, annapolis, baltimore, bel air, beltsville, berlin, berwyn heights, bethesda, bowie, catonsville, chesapeake city, chestertown, cheverly, college park, columbia, crisfield, cumberland, delmar, denton, district heights, easton, emmitsburg, federalsburg, frederick, frostburg, fruitland, gaithersburg, garrett park, glen echo, grantsville, greenbelt, hagerstown, heampstead, hancock, havre de grace, hyattsville, indian head, kensington, laurel, leonardtown, manchester, mount airy, mount ranier, myersville, new carrollton, north beach, north chevy chase village, new market, new windsor, oakland, ocean city, ocean pines, pikesville, poolesville, prt towns, preston, princess anne, ridgley, riverdale park, rock hall, rockville, st. mary's city, st. michaels, salisbury, silver spring, smithsburg, snow hill, solomons island, southern maryland, sykesville, takoma parek, taneytown, tilghman island, union bridge, upper marlboro, washington grove, westminster. ALL CITIES IN MASSACHUSETTS INCLUDING: acton, andover, ashland, attleboro, bedford, bellingham, belmont, berkshire, beverly, billerica, boston, brookfield, brookline, cambridge, cape ann, cape cod, carlisle, charlestown, chelmsford, chicopee, clinton, concord, douglas, dracut, eastham, easthampton, easton, essex, everett, fall river, falmouth, framingham, fitchburg, freetown, gloucester, grafton, great barrington, greenfield, groton, hadley, hampden, harwich, haverhill, holliston, holyoke, hopkinton, hudson, hull nantasket, hyannis, jamaica plain, lancaster, lenox, leominster, lexington, lincoln, longmeadow, lowell, malden, manchester by the sea, marlborough, martha's vineyard, mashpee, maynard, medfield, medford, middleborough, mildford, nantucket, needham, new bedford, newburyport, newton, north adams, northampton, northborough, old strubridge, peabody, plymouth, provincetown, quincy, revere, rockport, salem, sandwich, saugus, scituate, shrewsbury, somerville, southern berkshire, springfield, stoneham, sudbury, raunton, tewksbury, tyngsborough, walpole, waltham, wellesley, westborough, weston, westfield, westford, wilbraham, winchester, woods hole, worcester. ALL CITIES IN MICHIGAN INCLUDING: albion, alma, alpena, ann arbor, auburn hills, battle creek, belleville, benzie county, big bay, big rapids, brimingham, bridgman, boyne city, brighton, cadillac, canton, carson city, cass city, cedar springs, charlevoix, charlotte, charlevoix, cheboygan, clinton township, croswell, dearborn, dearborn heights, delhi townsip, delta county, delta township, detriot, dexter, dundee, durand, east grand rapids, east lansing, eastpointe, evart, farmington, farmington hills, ferndale, flat rock, flint, gaylord, grand blanc township, grand haven township, grand ledge, grand marais, grand rapids, grayling, grosse pointe woods, harbor country, harbor springs, hart, hell, holland, homer, houghton lake, howell, hudson, hudsonville, huntington woods, huron township, ionia, jackson, kalamazoo, keego habor, lake odessa, lansing, lansing township, livonia, ludington, mackinac island, manchester, midland, milan, mount pleasant, munising, muskegon, nashville, niles, northville, novi, oak park, oakland township, orion township, owosso, oxford township, petoskey, plymouth, port huron, port sanilac, portage, richmond, rochester, rochester hills, rockford, roseville, saint clair, saint clair shores, saint ignace, saint johns, saint joseph, saugatuck & douglas, sault ste marie, shelby township, south haven, south lyon, southfield, stephenson, sterling geights, sturgis, summit township, taylor, traverse city, trenton, vermontville, wayne, westland, zeeland. ALL CITIES IN NEBRASKA INCLUDING: abie, adams, ainsworth, albion, alda, alexandria, allen, alliance, alma, alvo, amherst, anoka, anselmo, ansley, arapahoe, arcadia, arlington, arnold, arthur, ashland, ashton, atkinson, atlanta, auburn, aurora, avoca, axtell, ayr, bancroft, barada, barneston, bartlett, bartley, bassett, battle creek, bayard, bazile mills, beatrice, beaver city, bee, beemer, belden, belgrade, bellevue, bellwood, belvidere, benedict, benkelman, bennet, bertrand, berwyn, big springs, bladen, blair, bloomfield, bloomington, blue hill, blue springs, boelus, bradshaw, brady, brainard, brewster, bridgeport, bristow, broadwater, brock, broken bow, brownville, brule, bruning, bruno, brunswick, burchard, burr, burton, burwell, bushnell, butte, byron, cairo, callaway, cambridge, campbell, carleton, carroll, cedar bluffs, cedar creek, cedar rapids, center, central city, ceresco, chadron, chambers, chapman, chappell, chester, clarks, clarkson, clatonia, clay center, clearwater, clinton, cody, coleridge, colon, columbus, comstock, concord, cook, cordova, cornlea, cortland, cotesfield, cowles, cozad, crab orchard, craig, crawford, creighton, creston, crete, crofton, crookston, culbertson, curtis, cushing, dalton, danbury, cannebrog, davenport, davey, david city, dawson, daykin, decatur, denton, deshler, deweese, dewitt, dickens, diller, dix, dixon, dodge, doniphan, dorchester, douglas, dubois, dunbar, duncan, dunning, dwight, eagle, eddyville, edgar, edison, elba, elgin, elk creek, elmwood, elsie, elwood, elyria, emerson, emmet, endicott, ericson, eustis, ewing, exeter, fairbury, fairfield, fairmont, falls city, farnam, farwell, filley, firth, fordyce, fort calhoun, foster, franklin, fremont-inglewood, friend, fullerton, funk, gandy, garland, garrision, geneva, genoa, gibbon, bilead, giltner, glenvil, goehner, gordon, gothenburg, grafton, grainton, grand island, grant, greeley, greenwood, gresham, gretna, gross, guide rock, gurley, hadar, haigler, hallam, halsey, hamlet, hampton, harbine, hardy, harrison, hartington, harvard, hastings, hay springs, hayes center, hazard, heartwell, hebron, hemingford, henderson, hendley, henry, herman, hershey, hickman, hildreth, holbrook, holdrege, holstein, homer, hoper, hordville, hoskins, howells, hubbard, hubbell, humboldt, humphrey, huntley, hyannis, imperial, indianola, inman, ithaca, jackson, jansen, johnson, johnstown, julian, juniata, kearney, kennesaw, kennard, kilgore, kimball, lamar, laurel, lawrence, labanon, leigh, leshara, lewellen, lewiston, lexington, liberty, lincoln, lindsay, linwood, litchfield, lodgepole, long pine, loomis, lorton, louisville, loup city, lushton, lyman, lynch, lyons, madison, madrid, magnet, malcolm, malmo, manley, marquette, marsland, martinsburg, maskell, mason city, maxwell, maywood, mccook, mccool junction, mcgrew, mclean, mead, meadow grove, melbeta, memphis, merna, merriman, milford, miller, milligan, minatare, minden, mitchell, monowi, monroe, moorefield, morrill, morse bluff, mullen, murdock, murray, naper, naponee, nebraska city, nehawka, neligh, nelson, nemaha, nezel, newcastle, newman grove, newport, nickerson, niobrara, nora, norfolk, norman, north bend, north loup, north platte, oak, oakdale, obert, oconto, octavia, odell, ogallala, ohiowa, omaha-ralston-bennington-boystown, o'neill, ong, orchard, ord, orleans, osceola, oshkosh, osmond, otoe, overton, oxford, page, palisade, palmer, palmyra, panama, pawnee city, paxton, pender, peru, petersburg, phillips, pickrell, pierce, pilger, plainview, platte center, plattsmouth, pleasant dale, pleasanton, plymouth, polk, ponca, potter, prague, preston, primrose, prosser, ragan, randolph, ravenna, raymond, red cloud, republican city, reynolds, richland, rising city, riverdale, riverton, roca, rockville, rogers, rosalie, roseland, royal, rulo, rushville, ruskin, saint edward, saint helena, saint paul, salem, santee, sargent, saronville, schuyler, scotia, scottsbluff-gering-terrytown, scribner, seneca, seward, shelby, shelton, shickley, sholes, shubert, sidney, silver creek, smithfield, snyder, south bend, south sioux city, spalding, spencer, sprague, springfield, springview, stamford, stanton, staplehurst, stapleton, steele city, steinauer, stella, sterling, stockham, stockville, strang, stratton, stromsburg, stuart, sumner, superior, surprise, sutherland, sutton, swanton, syracuse, table rock, talmage, tamora, tarnov, taylor, tecumseh, tekamah, thayer, thedford, thurston, tilden tobias, trenton, trumbull, uehling, ulysses, unadilla, union, upland, utica, valentine, valley, valparaiso. ALL CITIES IN NEVADA INCLUDING: boulder city, carson city, central sierra, crystal bay, elko, fallon, fernley, henderson, incline village, lake tahoe, las vegas, laughlin, mesquite, north las vegas, pahrump, reno, reno-sparks, sparks, virgina city, wells, wendover, winnemucca, yerinton. ALL CITIES IN OREGON INCLUDING: adair village, adams, adrian, albany, amity, antelope, arlington, ashland, astoria, athena, aumsville, aurora, baker city, bandon, banks, barlow, bay city, beaverton, bend, boardman, bonanza, brookings, brownsville, burns, butte falls, canby, canyon city, cannon beach, canyonville, carlton, cascade locks, cave junction, central point, chiloquin, clatskanie, coburg, columbia city, condon, coos bay, coquille, cornelius, corvallis, cottage grove, cove, creswell, culver, dallas, the dalles, dayton, dayville, depoe bay, detriot, donald, drain, dufur, dundee, dunes city, durham, eagle point, echo, elgin, elkton, enterprise, estacada, eugene, fairview, falls city, florence, forest grove, fossil, garibaldi, gaston, gates, gearhart, gervais, gladstone, glendale, gold beach, gold hill, granite, grants pass, grass valley, greenhorn, gresham, haines, halfway, halsey, happy valley, harrisburg, helix, heppner, hermiston, hillsboro, hines, hood river, hubbard, huntington, idanha, imbler, independence, ione, irrigon, island city, jacksonville, jefferson, johnson city, john day, jordan valley, joseph, junction city, keizer, king city, klamath falls, lafayette, la grande, lake oswego, lakeside, lakeview, lebanon, lexington, lincoln city, lonrock, long creek, lostine, lowell, lyons, madras, malin, manzanita, maupin, maywood park, mcminnville, medford, merrill, metolius, millersburg, mill city, milton-freewater, milwaukie, mitchell,molalla, monmouth, monroe, monument, moro, mosier, mt. angle, mt. vernon, myrtle creek, myrtle point, nehalem, newberg, newport, north bend, north plains, north powder, nyssa, oakland, oakridge, ontario, oregon city, paisley, pandleton, philomath, phoenix, pilot rock, portland, prot orford, powers, prairie city, prescott, prineville, rainier, redmond, reedsport, richland, riddle, rivergrowve, rockaway beach, rogue river, roseburg, rufus, salem, sandy, scapposose, scio, scotts mills, seaside, seneca, shady cove, shaniko, sheridan, sherwood, siletz, silverton, sisters, sodaville, spray, springfield, stanfield, stayton, st. helens, st. paul, sublimity, summerville, sumpter, sutherlin, sweet home, talent, tangent, the dalles, tigard, tillamook, toledo, troutdale, tualatin, turner, ukiah, umatilla, union, unity, vale, veneta, vernonia, waldport, wallowa, warrenton, wasco, waterloo, weston, west linn, westfir, wheeler, willamina, wilsonville, winston, woodvillage, woodburn, yachats, yamhill, yoncalla. ALL CITIES IN OKLAHOMA INCLUDING: ada, altus, alva, anadarko, ardmore, bartlesville, bixby, blackwell, boise city, broken arrow, broken bow, chandler, cherokee, cheyenne, claremore, cleveland, clinton, collinsville, cushing, duncan, durant, edmond, el reno, elk city, enid, erick, eufaula, grove, guthrie, guymon, haskell, henryetta, hobart, idabel, jenks, kingfisher, laverne, lawton, lindsay, locust grove, madill, mangum, marlow, mcalester, medicine park, miami, midwest city, moore, mountain view, muskogee, mustang, newkirk, norman, oklahoma city, okmulgee, oologah, pauls valley, pawhuska, pawnee, piedmont, ponca city, poteau, pryor, salina, sallisaw, sand springs, sapulpa, sayre, seiling, shawnee, skiatook, stillwater, tahlequah, talihina, tulsa, vinita, walters, watonga, waynoka, weatherford, wewoka, woodward, yukon. ALL CITIES IN PENNSYLVANIA INCLUDING: abington township, allegheny township, allentown, altoona, arnold, aston township, avondale, baldwin, bally, bath, bedminster, bellefonte, bellevue, bethel township, bethlehem, bethlehem township, birchrunville, blacklick township, bloomsburt, blossburg, bradford, brentwood borough, bridgeville, brighton township, bristol township, brookhaven, brookville, caernarvon township, camp hill, carbondale, carlisle, carroll valley, carrolltown, castle shannon, chalfont, chambersburg, champion, charleroi, charlestown township, chester, chestnuthill township, clarion, clarks summit borough, college township, collegeville, concord township, conemaugh township, connellsville, conshohocken, corry, courtdale, covington township, cranberry township, cumru township, danville, downingtown, doylestown township, dublin, dubois, east brandywine township, east caln township, east goshen township, east rock hill, easton, easttown township, eddystone, edgewood, edinboro, elizabethtwon, elverson, emlenton, ephrata, erie, exeter township, fairview township, falls township, ferguson township, franklin, franklin township, franklintown, gettysburg, girard, gladwyne, green township, greentree, grove city, hampden township, hanover, harborcreek township, harris township, harrisburg, hatboro, hatfield township, hazleton, hermitage, hershey, hilltown township, hollidaysburg, homer city, horsham township, huntingdon, irwin, ivyland, jefferson hills, jenkintown, johnstown, jones township, jonestown, kane, kennett square, king of prussia, laceyville, lackawaxen township, lake city, lancaster, lancaster township, landenberg, lansdale, ligonier, lititz, lock haven, london grove township, lower allen township, lower burrell, lower makefield township, lower merion township, lower paxton township, lower pottsgrove township, malvern, manheim, manor township, mansfield, marietta, marple township, meadville, media, mercer, mercersburg, middlesex township, milton, monroe township, monroeville, moon township, mount joy, mt. lebanon, mount pleasant, mountaintop, munhall, murrysville, nanty glo, narberth, nazareth, new albany, new britain township, new castle, new hanover township, new kensington, new london township, newtown township, newville, norristown, north east, northampton township, o'hara township, oil city, palmerton, palmyra, parkesburg, patterson township, patton township, pen argyl, penn township, pennsbury, township, perkasie, peters township, philadelphia, phoenixville, pine township, pittsburgh, pittston, pleasant hills, plum, plymouth township, pottsville, punxsutawney, radnor township, rapho township, reading, reynoldsville, rice township, ridgeway, roaring spring, ross township, st. marys, schuylkill township, schwenksville, scottdale, scranton, sellersville, seven fields, sharpsville, shippensburg, shrewsbury township, silverdale, skippack township, slipperty rock, somerset, south coventry township, south middleton township, springettsbury township, springfield township, state college, stellton, stewartstown, stroud township, stroudsburg, swarthmore, thornbury township, titusville, tobyhanna township, towamencin township, tredyffrin township, tunkhannock township, upper dublin township, upper macungie township,upper makefield township, upper merion township, upper pottsgrove township, upper st. clair township, upper southampton township, uwchlan township, valley forge, wallace township, warwick township, wayne, waynesboro, wellsboro, wernersville, west bradford township, west brandywine township, west chester, west gosher township, west hanover township, west mifflin, west rockhill, west vincent township, west whiteland township, westtown township, white haven, white oak, whitemarsh township, wilcox, wilkes-barre, wilkinsburg, williamsport, willistown township, wilson, wormleysburg, york, youngwood, zelienople. ALL CITIES IN SOUTH DAKOTA INCLUDING: aberdeen, alcester, alexandria, allen, arlington, armour, bellefourche, beresford, bison, black hawk, bonesteel, box, brandon, britton, brookings, burbank, buffalo, bullhead, burke, chamberlain, clark, clear lake, cluster, colome, crow lake, dakota dunes, deadwood, dell rapids, desmet, dupree, eagle butte, edgemont, elder, elk point, elkton, ellsworth air force base, estelline, eureka, faith, faulkton, flandreau, ft. pierre, ft. thompson, gettysburg, glenham, gregory, groton, hamill, harrisburt, hartford, hayti, hermosa, herreid, highmore, hill city, hisega, hot springs, howard, humboldt, huron, ipswich, irene, isabel, jefferson, johnson siding, kadoka, kennebec, keystone, kyle, lake andes, lake preston, lead, letcher, lemmon, leola, little eagle, lower brule, madison, martin, mcintosh, mclaughlin, meckling, midland, milbank, miller, mission, mitchell, mobridge, mound city, murdo, nemo, north sioux city, oelrichs, olivet, onida, parker, philip, piedmont, pierre, pine ridge, plankinton, pollock, rapid city, redfield, rosebud, salem, shelby, sioux falls, sisseton, spearfish, st.francis, st.onge, sturgis, tyndall, unioncenter, vermillion, volga, wakonda, wakpala, wall, wanblee, wasta, watertown, waubay, webster, wessington, wessington springs, white, white river, whitwood, witten, winner, wolsey, woonsocket, yankton. ALL CITIES IN TEXAS INCLUDING: abilene, addison, alvin, amarillo, arlington, athens, austin, baytown, beaumont, bedford, bellaire, benbrook, big bend, boerne hill country, bonham, borger, bremond, brownfield, brownsville, bryan, bryan college station, burkburnett, burleson, caldwell, calvert, cameron, canadian, canton, canyon, carrollton, cedar hill, cedar park, centerville, clear lake, cleburne, coleman, college station, colleyville, coppell, corpus christi, daingerfield, dallas, decatur, del rio, denton, duncanville, eldorado, el paso, ennis, farmers branch, flower mound, forney, fort worth, franklin, fredericksburg, freindswood, frisco, galveston, garland, gatesville, georgetown, graham, granbury, grand prairie, grapevine, greenville, hallettsville, halton, hamilton, harlingen, hewitt, hico, hill country, hillsboro, houston, hughes springs, humble area, huntsville, hurst, irving, jefferson, katy, keller, kerrville, kilgore, killeen, kingsville, kingwood, la grange, lampasas, laredo, leander, ledbetter, levelland, lewisville, live oak, llano, longview, lubbock, lufkin, mansfield, marble falls, marlin, marshall, mason, mcallen, mckinney, mesquite, midland, missouri city, mount pleasant, nacogdoches, nassau bay, new braunfels, north richmond hills, odessa, onalaska, padre island, pampa, paris, parker, pasadena, pearland, pecos, pittsburg, plainview, plano, plano town square, portland, possum kingdom lake, ravenna, richardson, richland hills, river oaks, robinson, rosenberg, round rock, round top, rowlett, sachse, salado, san angelo, san antonio, san benito, san marcos, seabrook, seguin, silsbee, smithville, somerville, sour lake, southlake, south padre island, spearman, sugar island, sweetwater, taylor, temple, texarkana, texas city, three rivers, toledo blend lake, tyler, vidor, waco, watauga, webster, weslaco, west university place, westchase district, westlake, wichita falls, wimberley, winnsboro, woodlands, woodway, wylie. ALL CITIES IN WASHINGTON INCLUDING: aberdeen, airway heights, almira, anacortes, auburn, bainbridge island, beaux arts, bellevue, bellingham, benton city, birch bay, blaine, bonney lake, bothell, bremerton, brewster, brinnon, burien, burlington, camano island, camas, carnation, centralia, chehalis, chelan, cheney, chewelah, chimacum, clallam bay, clarkston, clyde hill, colfax, colville, concrete, cosmopolis, coulee city, covington, coupeville, crescent bar, dayton, deer park, des moines, dungeness, duvall, east wenatchee, eastsound, edgewood, edmonds, ellensburg, enumclaw, ephrata, everett, fall city, federal way, ferndale, fife, forks, freeland, fremont, friday harbor, gig harbor, george, goldendale, grand coulee dam, grandview, greenbank, greenwood, haquiam, hunts point, irondale, issaquah, kalama, kelso, kenmore, kennewick, kent, kettle falls, kingston, kirkland, la conner, la crosse, lacey, lake chelan, lake forest park, lake stevens, lakewood, langley, leavenworth, lind, long beach, longview, lopez island, lynden, lynnwood, maple valley, marblemount, marysville, mccleary, medina, mercer island, methow, methowvalley, mill creek, monroe, montesano, morton, moses lake, mount vernon, mountlake terrace, mukilteo, naches, newcastle, nordland, normandy park, north bend, oak harbor, ocean park, ocean shores, odessa, okanogan, olympia, omak, orcas island, othello, pacific, packwood, pasco, pateros, phinney ridge, port angeles, port gamble, port hadlock, port ludlow, port orchard, port townsend, poulsbo, prosser, pullman, puyallup, quilcene, quincy, redmond, renton, republic, richland, rockport, sammamish, san juan islands, sea tac, seattle, sedro, sekiu, sequim, shelton,shoreline, silverdale, snohomish, snoqualmie, soap lake, south bend, spokane, stevenson, sultan, sumner, sunland estates, tacoma, tenino, roledo, tonasket, topenish, tukwila, tumwater, twisp, university place, vancouver, vashon island, walla walla, warden, wenatchee, west plains, west richland, west seattle, westport, whidbey island, white salmon, wilbur, wilkeson, winchester, winthrop, woodinville, woodland, woolley, yakima, yelm, zillah. ALL CITIES IN WYOMING INCLUDING: aladdin, basin, beulah, big piney, buffalo, casper, cheyenne, cody, dubois, evanston, gillette, hulett, jackson, jackson hole, kemmerer, lander, laramie, lusk, medicine bow, new castle, northeast wyoming, pine bluffs, pinedale, powell, rawlins, riverton, rock springs, saratoga, sheridan, star valley, story, sundance, thermopolis, torrington, upton, wind river, worland, worland-ten step, yellowstone.
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