The right loan for your situation.

Backed by Fannie Mae or Freddie Mac. Great for borrowers with 620+ credit. Down payments from 3% (HomeReady / Home Possible) to 20%+ to avoid PMI.

• As little as 3% down (first-time buyer programs)
• PMI required under 20% — auto-cancels at 78% LTV
• Fixed (15/20/30 yr) and ARM options
• Loan limits up to ~$806,500 in most TX counties (2025)

Insured by the Federal Housing Administration. Designed for first-time buyers and borrowers rebuilding credit. Down payment as low as 3.5%.

• 3.5% down with 580+ credit (10% with 500–579)
• More forgiving on debt-to-income and credit history
• MIP (mortgage insurance premium) for the life of the loan in most cases
• Strict property condition standards (FHA appraisal)

Guaranteed by the Department of Veterans Affairs. One of the most generous loan programs available — no down payment, no PMI.

• 0% down payment
• No private mortgage insurance
• Competitive interest rates
• Funding fee may apply (waived for service-connected disability)

For Houston neighborhoods like River Oaks, Memorial, and West University, jumbo loans handle purchase prices that exceed conventional conforming limits.

• Loan amounts above ~$806,500 (2025 TX conforming limit)
• Typically requires 700+ credit and 10–20% down
• Reserves (cash on hand) typically required
• Fixed and ARM options; high-balance pricing

Backed by the U.S. Department of Agriculture. Designed for low-to-moderate income borrowers in eligible (often suburban) areas.

• 0% down payment
• Income limits apply (typically 115% of area median)
• Property must be in a USDA-eligible area
• Lower mortgage insurance than FHA

Combines Fannie Mae HomeReady, Freddie Mac Home Possible, and Texas Department of Housing & Community Affairs (TDHCA) assistance programs to lower out-of-pocket costs.

• 3% down options
• TDHCA My First Texas Home — DPA grants & second-lien options
• Reduced PMI for income-eligible borrowers
• Education courses required by some programs

The FHA 203(k) program lets you finance the purchase price AND the cost of repairs/renovation in a single mortgage. Perfect for distressed properties, dated homes, or buyers who want to customize before move-in.

• Standard 203(k) — major structural repairs, room additions
• Limited 203(k) — up to $35,000 in cosmetic & minor repairs (no structural)
• 3.5% down (same as standard FHA)
• One closing, one monthly payment — repairs financed at mortgage rates
• Funds released in draws as work is completed
• Property does NOT need to meet FHA standards at purchase

Debt-Service Coverage Ratio loans qualify rental properties based on the income the property itself generates. Ideal for self-employed investors, LLC-titled properties, and portfolio builders who don't want to document personal income.

• No personal income, W-2s, or tax returns required
• Qualify based on the property's rent vs. PITIA (DSCR ≥ 1.0 typical, 0.75+ accepted)
• Title in your name or an LLC
• Down payments typically 20–25% · 30-yr fixed, ARM, interest-only available
• Unlimited properties · scale your portfolio
• Short-term rental (Airbnb / VRBO) income accepted on many programs

Beyond DSCR, we offer Bank Statement loans, Asset-Based / Asset Depletion qualification, Fix-and-Flip / Bridge financing, and portfolio loans for multi-unit and mixed-use properties. Designed for serious Houston-area investors.

• Bank Statement loans (12 or 24 months) for self-employed buyers
• Asset-Based / Asset Depletion qualification — no income docs
• Fix-and-Flip & Bridge loans — short-term, ARV-based
• 1–4 unit residential, 5+ unit multifamily, and mixed-use available
• Foreign National programs (no SSN / no US credit required)
• Cash-out refinance for portfolio recycling

A Home Equity Conversion Mortgage (HECM) lets homeowners age 62+ convert a portion of their home equity into tax-free cash, a line of credit, or monthly income — while still owning and living in the home. No monthly mortgage payments are required (you continue to pay taxes, insurance, and maintenance).

• Must be 62 or older (youngest borrower)
• Home must be your primary residence
• No monthly mortgage payments — loan repaid when home is sold or owner moves out
• Receive funds as lump sum, monthly income, line of credit, or combination
• Proceeds are tax-free and don't affect Social Security or Medicare
• FHA-insured (HECM) — most common · non-recourse (you/heirs never owe more than the home's value)
• HUD-approved counseling required before applying

Refinancing replaces your current mortgage with a new one — typically to reduce your monthly payment, shorten your term, eliminate PMI, or extract equity for renovations, debt consolidation, or investments.

• Rate-and-Term — lower your interest rate or change loan length
• Cash-Out Refinance — borrow against your home equity
• FHA Streamline & VA IRRRL — minimal-doc refinances with no appraisal in many cases
• Conventional, FHA, VA, Jumbo, and Non-QM refinance options
• Drop PMI once you reach 80% LTV
• Texas (a)(6) cash-out rules respected — 80% max LTV on primary residence

Keep your existing low-rate first mortgage and tap your equity through a second lien. A HELOC works like a credit card secured by your home (variable rate, draw period); a Home Equity Loan is a fixed-rate lump sum with predictable payments.

• HELOC — revolving line of credit, 10-year draw + 20-year repayment typical
• Home Equity Loan — fixed rate, fixed term lump sum
• Up to 80% combined LTV on primary residence (Texas Constitution)
• Use for renovations, debt consolidation, tuition, emergencies
• Interest may be tax-deductible if used for home improvement (consult your CPA)
• Faster to close than a first-lien refinance

A single-close construction-to-permanent (C2P) loan funds the lot purchase and construction draws during the build, then automatically converts to a permanent 15- or 30-year mortgage when the home is complete. One application, one closing, one set of fees.

• Single close = lower fees than two separate loans
• Interest-only payments during construction (typically 9–12 months)
• Converts to a permanent fixed or ARM mortgage at completion
• Conventional, FHA, VA, and Jumbo construction options
• 10–20% down typical · custom homes, tear-downs, major additions
• Builder must be approved · contingency reserve required

Specialty mortgage programs that recognize the unique financial picture of medical professionals — high student debt, late-career start, and strong future earning potential. Designed so a young doctor can buy a home before paying off training debt.

• 0–10% down up to high loan amounts (often $1M–$2M+)
• No PMI — even with low down payments
• Student loan debt calculated favorably (often excluded from DTI)
• Eligible: MD, DO, DDS, DMD, DPM, OD; residents & fellows on many programs
• Employment-contract income accepted (start within 60–90 days)
• Primary residence only on most programs

ITIN (Individual Taxpayer Identification Number) loans allow non-citizen buyers — including many DACA recipients and immigrants paying U.S. taxes — to qualify for a mortgage using their ITIN instead of an SSN. A path to homeownership for hard-working Houstonians without traditional documentation.

• No Social Security Number required — ITIN accepted
• 2 years of U.S. tax returns filed under the ITIN
• Down payments typically 15–25%
• Primary residence, second homes, and many investment properties eligible
• Standard credit underwriting · alternative credit (rent, utilities) considered when needed
• Fixed-rate 15/30 yr and ARM options available