Loan programs
Plain agency lending, explained in plain numbers.
Every loan is placed with one of our wholesale lending partners. We choose the lender by fit first, then by price. These are the programs we arrange most often.
Conventional purchase
Fannie Mae and Freddie Mac eligible loans for primary residences. Fixed and adjustable rates, loan amounts up to the conforming limit for Texas, and low down payment options for qualified first-time buyers.
Jumbo
Loan amounts above the conforming limit. Several jumbo lenders, so a file one lender declines often fits another.
Rate-and-term refinance
Replace your current loan with a lower rate, a different term, or a fixed rate in place of an adjustable one.
Cash-out refinance
Borrow against your equity for a renovation, a second property, or to consolidate other debt. Texas has its own rules for cash-out loans on a homestead; we walk you through them before you apply.
Second home
Financing for a home you will use yourself part of the year, on the lake, in the Hill Country, or on the coast.
Investment property
Conventional loans on one-to-four unit rentals. Rental income is documented with leases, tax returns, or an appraiser's rent schedule depending on the lender.
Texas questions, answered up front
A few things about Texas loans trip up lenders based elsewhere. We settle them at the start so they do not surface in underwriting.
Homestead cash-out
Texas home equity loans follow their own constitutional rules on loan size, timing, and closing. We confirm eligibility first.
Property taxes
High and variable by county. The escrow estimate is built from the actual tax bill, not a state average.
Survey and title
Texas closings run through a title company, usually with a survey. We line both up early so the closing date holds.
Rental income
Lenders differ on leases, short-term rental history, and vacancy factors. We place the loan where your income counts.
New construction
Builder timelines and rate locks managed together so the lock does not expire before the keys arrive.
Not sure which program fits?
Describe the property and what you want to do, and we will tell you which lenders fit before you apply anywhere.