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Texas mortgage FAQ

Straight answers to the questions we hear most, plus trusted tools from official sources.

Frequently asked questions

Is talking with you the same as applying for a loan?

No. A conversation or a website request isn't a loan application or a commitment to lend. When you're ready, you'll apply through our secure application, and then you'll receive an official Loan Estimate.

Will you check my credit?

Not to get started. We review your credit only after you apply and give your permission.

Does a consultation cost anything?

No. Talking with us is free, and there's no obligation to apply.

Which areas do you serve?

We're based in Dallas–Fort Worth and licensed to originate loans throughout Texas, from Fort Worth and Dallas to the Hill Country and the Gulf Coast.

What's the difference between a mortgage broker and a mortgage lender?

A mortgage lender funds the loan. As a broker, we work only with wholesale lenders: we compare their loan programs for you, arrange your loan with the lender that fits, and manage it through closing. The lender makes the final credit decision.

How does the Texas 80% cash-out rule work?

On the Texas home you live in, a cash-out refinance is a Texas home equity loan, and all loans on the home combined can't exceed 80% of its value. Texas also requires a 12-day waiting period before closing and gives you 3 days to cancel afterward. More on Texas home equity rules.

What credit score do I need?

It depends on the program. For example, our DSCR programs start at a 640 credit score and doctor loans at 680. We review your credit only after you apply and give your permission, and then we'll tell you which programs fit.

What is a doctor loan?

A non-agency mortgage for medical professionals that can finance up to 100% of the home's value with no mortgage insurance. How doctor loans work.

How do Texas property taxes affect my payment?

Texas has no state property tax. Cities, counties, school districts, and special districts set their own rates, so two homes at the same price can have very different payments. Our mortgage calculator includes taxes, insurance, and HOA dues.

Can you help if I'm moving to Texas?

Yes. We help buyers relocating to Texas, including explaining local costs like property taxes and homeowners insurance that affect your monthly payment.

Do you work with real estate investors?

Yes. We offer DSCR and other investment property loans, and we can review a rental's numbers with you before you make an offer.

How long does it take to close?

It depends on the loan program, the property, and how quickly documents come in. After we review your file, we'll give you a realistic timeline for your situation.

How do I apply?

Go to our application page, choose your loan officer, and start your secure application on Blink+, our application portal.

Is my information secure?

Our website's contact form asks only for basic contact details and your loan goal. Sensitive information, like your Social Security number and financial documents, is collected only through our secure application portal.

When can I reach you?

Our team is available Monday–Saturday, 9 a.m.–5 p.m. Central, and we're closed on Sunday. Send a request anytime, and we'll follow up during those hours.

What languages do you speak?

English and Telugu.

What to have ready

Lenders commonly ask for these. Your loan officer will confirm exactly what your loan needs.

  • Photo ID
  • Recent pay stubs and W-2s, or tax returns if you're self-employed
  • Recent bank and investment account statements
  • Details on current debts and any properties you own
  • For a refinance: your current mortgage statement and homeowners insurance
  • For a rental: leases or a rent roll

Please don't email Social Security numbers or financial documents. Share them only through our secure application portal.

Mortgage terms in plain English

Prequalification and preapproval
A prequalification is an early estimate based on what you tell us. A preapproval follows an application and a credit review, so it carries more weight with sellers.
Loan Estimate
A standard three-page form you receive after you apply. It shows your estimated rate, monthly payment, and closing costs, so you can compare offers.
Closing Disclosure
The final version of your loan terms and costs. You receive it before closing so you have time to review it.
APR
The annual percentage rate. It combines your interest rate with certain fees, which makes it useful for comparing loans.
Rate lock
An agreement to hold your interest rate for a set period while your loan is processed.
Escrow
An account your loan servicer may use to pay property taxes and homeowners insurance for you, funded as part of your monthly payment.
Mortgage insurance
Insurance that protects the lender when your down payment is smaller. Many loans require it, and it adds to your monthly cost.
DSCR
Debt-service coverage ratio: a property's rental income compared with its mortgage payment. Investor loans can use it to qualify you.
Homestead
Your primary residence in Texas. A homestead has special legal protections, including rules for home equity loans.

Official resources

Links to other websites are provided for your convenience. We don't control their content.

Let's look at your numbers together.

Call (817) 259-1972, schedule a consultation, or start your secure application when you're ready. Talking with us is free, and there's no credit check to get started.

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