Every loan we write, in plain English.
Tap any program to expand it. Not sure which fits? That's literally our job: get a quote and we'll price the two or three that make sense for you, side by side.
VA loans
Best for: veterans, active duty & surviving spouses
VA loans
The strongest mortgage in America, and our specialty. $0 down, no monthly mortgage insurance, and rates below conventional because the VA guarantees the loan. We stack it with Texas Vet (VLB) discounts and disabled-veteran tax exemptions.
Conventional fixed-rate
Best for: most buyers with solid credit
Conventional fixed-rate
The workhorse. A fixed rate for 15, 20, or 30 years, down payments from 3% for first-time buyers, and mortgage insurance that cancels once you reach 20% equity, unlike FHA. Above roughly 740 credit, conventional usually prices best of the non-VA options.
FHA loans
Best for: thinner credit or higher debt ratios
FHA loans
Backed by the Federal Housing Administration, FHA allows lower credit scores and higher debt-to-income ratios than conventional, with 3.5% down. The trade-off is mortgage insurance that typically lasts the life of the loan, so we often use FHA as a starting loan and refinance you out later.
Jumbo loans
Best for: loan amounts above conforming limits
Jumbo loans
For homes priced beyond the conforming loan limit, jumbo financing steps in. Pricing and requirements vary more lender-to-lender than any other product, which is exactly where a broker earns their keep: we shop jumbo hard, and veterans should ask about VA jumbo, which can still be $0 down with full entitlement.
Adjustable-rate (ARM)
Best for: shorter time horizons
Adjustable-rate (ARM)
A lower fixed rate for the first 5, 7, or 10 years, then the rate adjusts with the market within caps. If you're likely to move or refinance inside the fixed window, say, a PCS in four years, an ARM can beat a 30-year fixed meaningfully. We'll show both side by side.
First-time buyer programs
Best for: getting in the door
First-time buyer programs
Reduced down payments, flexible credit, and down-payment assistance where it exists. Texas programs come and go, so rather than list ones that may expire, we check what's live when you apply and layer whatever helps. Start with the homebuying guide if you're early in the process.
USDA loans
Best for: eligible rural & outer-suburban areas
USDA loans
$0 down for homes in USDA-eligible areas, which cover more of Texas than people expect, including the outskirts of most metros. Income limits apply. If your target area qualifies, USDA competes head-to-head with FHA and often wins.
Refinance & cash-out
Best for: lowering your rate or using equity
Refinance & cash-out
Rate-and-term refinances lower your payment or shorten your term; cash-out turns equity into money for repairs, consolidation, or investment, within Texas's 50(a)(6) rules, which we navigate weekly. VA borrowers get the IRRRL streamline: minimal paperwork, often no appraisal.
Interest-only mortgages
Best for: cash-flow flexibility with a strong file
Interest-only mortgages
Pay only the interest for the first 5–10 years for a lower early payment — then the loan amortizes and the payment steps up. A legitimate cash-flow tool for commission earners, investors, and jumbo buyers; the wrong tool for stretching into more house. We explain it straight.
Reverse mortgages
Best for: homeowners 62+ accessing equity
Reverse mortgages
A HECM reverse mortgage lets homeowners 62 and older convert home equity into cash or a payment-free mortgage while staying in the home. It's the most misunderstood product we offer, so we insist on a family conversation and independent counseling before anyone signs.