Explore Program Types
Every loan type, shopped across the whole panel
Each of these has its own page explaining what it is, what it usually takes, and who it tends to fit. No rates and no dollar figures, because both depend entirely on your file and the day it goes out.
Purchase
First-Time Homebuyer
A first-time homebuyer loan is any loan structured around the fact that you have not done this before, usually a lower down payment, flexible credit guidelines, and help covering closing costs. Most first-time buyers in Central Texas use FHA or conventional financing, often paired with seller concessions or a seller-paid rate buydown.
Read moreConventional
A conventional loan is a mortgage that meets Fannie Mae and Freddie Mac guidelines instead of running through a government insurance program. It can start as low as 3 percent down on a primary home, and once you reach 20 percent equity the mortgage insurance falls off for good. It generally works best for buyers with solid credit who want the lowest cost over the life of the loan.
Read moreFHA
An FHA loan is insured by the Federal Housing Administration, which gives lenders more room on credit score and debt load than a standard loan. It starts at 3.5 percent down, and it usually wins when your credit is still being rebuilt or your debt-to-income ratio is tight.
Read moreJumbo
A jumbo loan is a mortgage larger than the conforming loan limit set each year for your county, which means it cannot be sold to Fannie Mae or Freddie Mac. Underwriting is stricter, reserves matter more, and pricing varies a lot between lenders, which is exactly why shopping it matters.
Read moreBridge
A bridge loan lets you tap the equity in your current home to fund the down payment on the next one, so you can make an offer that is not contingent on selling first. You carry it short term, then pay it off when your existing home closes.
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Unique Income
Self-Employed / Bank Statement
Yes. A bank statement loan qualifies you on deposits into your business or personal accounts, typically over 12 or 24 months, instead of the net income on your tax returns. It is built for self-employed and 1099 borrowers whose write-offs make their tax return income look far smaller than what they actually earn.
Read moreDSCR Investor
A DSCR loan qualifies an investment property on the rent it generates rather than on your personal income. DSCR stands for debt service coverage ratio, which is simply the property's rent divided by its total monthly payment. If the rent covers the payment, the deal generally works, and the lender does not need your tax returns or your debt-to-income ratio.
Read moreNon-QM
Non-QM stands for non-qualified mortgage. It covers every loan that sits outside the standard government-defined underwriting box, including bank statement, asset-based, DSCR, and profit-and-loss programs. Non-QM is not subprime. It is a category for borrowers whose income is real but does not document itself in the conventional way.
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Refinance & Equity
Refinance
A refinance replaces your current mortgage with a new one, usually to lower your rate, shorten your term, or pull cash out of your equity. Whether it is worth doing comes down to your break-even point, how many months of savings it takes to cover the closing costs, measured against how long you plan to stay in the home.
Read moreHome Equity
Home equity financing lets you borrow against the value you have already built in your house, usually through a cash-out refinance, a home equity line of credit, or a second mortgage. Which structure fits depends on whether you want a lump sum, a flexible line you draw from, and whether you want to touch your first mortgage's rate at all.
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Build & Renovate
Construction
A construction loan funds the build itself, released in stages as work is completed, then converts into a standard mortgage once the home is finished. It is a different process than a purchase loan because the lender is financing a plan and a builder, not an existing property.
Read moreRenovation
A renovation loan rolls the cost of repairs or updates into your mortgage, either as part of a purchase or a refinance, so you are not financing the work separately at a higher rate. It is built for homes that need work before or after you move in, from cosmetic updates to a full structural rebuild.
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Programs & Savings
Down Payment Assistance
Down payment assistance programs provide grants or low-cost second loans to help cover your down payment and closing costs, usually paired with an FHA or conventional first mortgage. Eligibility depends on your income, the purchase price, and sometimes the county or city you are buying in, so which programs you qualify for is a real conversation, not a guess.
Read more2-1 Buydown
A 2-1 buydown temporarily reduces your interest rate by 2 percent in year one and 1 percent in year two, then settles at your permanent rate in year three, funded by a deposit at closing rather than a change to the loan itself. It is often paid by the seller or builder, which makes it functionally free money toward your monthly payment.
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Texas Grants
Tell me what you are trying to do
Send me the situation in your own words. I will tell you honestly what it can do and what it cannot, before anybody pulls your credit.