Mortgage Programs for Every Situation

Conventional loans are backed by Fannie Mae or Freddie Mac and typically require better credit (620+) and higher down payment (3%+). They usually have lower rates. FHA loans are government-insured, require only 3.5% down, and accept credit scores of 580+. They require mortgage insurance. Conventional is better for strong credit; FHA is better for limited down payment or credit challenges.

That depends on your income, credit, debts, and down payment. Most lenders use a 43% debt-to-income ratio maximum. Using our affordability calculator, you can estimate your buying power. For exact numbers, we'll need to review your financial situation. Call us at (512) 956-6010 or apply for a free pre-approval.

A hard inquiry for a mortgage pre-approval does impact your credit slightly (usually 5-10 points temporarily), but mortgage inquiries have less impact than other credit inquiries. Plus, multiple mortgage inquiries within 14-45 days count as one inquiry. The impact is temporary and worth getting pre-approved to be competitive in the Austin market.

Closing costs typically range from 2-5% of the loan amount and include appraisal, title insurance, recording fees, and lender fees. They vary by property, location, and loan type. Adam will provide an itemized estimate before you apply. Many costs can be negotiated or rolled into the loan (ask about no-cost refinances).

Pre-approval can happen in 24 hours. The full loan process typically takes 30-45 days from application to closing. With our streamlined process and commitment to speed, we often close in 21 days. For construction loans and complex situations, timelines may extend. We'll keep you updated every step.

Non-QM (Non-Qualified Mortgage) loans are designed for borrowers who don't fit traditional Fannie Mae/Freddie Mac guidelines. This includes self-employed borrowers, business owners, real estate investors, medical professionals with high student debt, retirees with assets but limited income, and foreign nationals. Instead of standard W-2 income verification, Non-QM programs use bank statements, asset depletion, DSCR (rental income), or P&L statements to qualify. Rates are typically slightly higher than conventional, but these programs open doors when traditional lending says no.

Yes! A cash-out refinance lets you borrow against your home equity. You can use funds for home improvements, debt consolidation, or other needs. Rates and terms depend on your equity, credit, and how much you want to withdraw. Use our refinance calculator to see if it makes sense.