Mortgage FAQ

It really depends on the loan type, and it's probably less than you think. FHA loans need as little as 3.5% down. Conventional loans can start around 3% if you qualify. VA loans for eligible veterans and active-duty military can be 0% down. Jumbo loans usually run higher, closer to 10–20%. We'll walk through your situation and figure out which program actually fits your goals, not just which one sounds familiar.

It depends on the loan type, but there's more flexibility than people expect. Conventional loans typically want a 620 minimum, and 740 or higher usually gets you the best rate. FHA loans go as low as 580 with 3.5% down. VA loans don't have an official minimum, though most lenders like to see 620+. Jumbo loans generally need 700 or better. And if your credit isn't where you'd like it to be, that's not the end of the conversation. We can help you understand where you stand and build a real plan to get you into a home.

We're a full-service mortgage broker, which means we've got a lot of options on the table: conventional loans (fixed and adjustable rate), FHA loans for first-time buyers, VA loans for veterans and active-duty military, jumbo loans for higher-priced homes, HELOCs, closed-end second mortgages, construction loans for builders and custom home projects, and temporary buydown programs. Whether you're buying, refinancing, investing, or building, we've got a program that can work for you across the greater Houston area.

With the right documents in hand, pre-approval can often happen in 24–48 hours. A full closing usually takes 21–45 days, depending on the loan type, the property, and whatever the appraisal or title work turns up. Working with a local Houston broker helps speed things along too, since we already know the market, the title companies, and the appraisers around here. We're with you every step of the way, from that first conversation all the way to keys in hand.

When you go straight to a bank, you’re stuck with just that one institution’s products, guidelines, and pricing. We work with multiple lenders instead, so we can shop the market on your behalf and find the loan program and rate that actually fits your situation. Think of us as your personal shopper for your mortgage.

More options. We’ve got access to dozens of lenders and hundreds of loan programs, including some that banks don’t even advertise to the public.

Competitive pricing. Since we send business to multiple lenders, we can lay out real options across the market instead of just one offer, so you’re the one making the informed decision.

We work for you, not the bank. Our job is to find the loan that’s right for your life, not to hit a quota for somebody else’s institution.

Local expertise. As a Houston-based brokerage, we know the local market, Harris County appraisal trends, neighborhood price points, and school district tax rates in a way a national bank just can’t match.

Personalized service. You’ll work directly with Andie and Kate, not a call center. We answer our own phones, we know your name, and we’re with you from application to closing.

A bank can only offer you their own loan products, period. We work with multiple lenders to find the best rate and program for your specific situation, which means more options, more flexibility, and usually a more personalized experience along the way. We work for you, not the bank.

Houston homebuyers really have three options: big banks, credit unions, and mortgage brokers. Working with a local broker like us gets you access to multiple lenders and loan programs, which usually means more options and better rates than walking into a single bank. We're a locally owned brokerage right here in Houston, and we specialize in conventional, FHA, VA, jumbo, HELOC, and construction loans. We also know the neighborhoods, school districts, and property tax rates across the greater Houston area, from Memorial and Spring Branch to The Woodlands, Katy, Cypress, and beyond.

Mortgage rates in Houston, and across Texas, change daily based on the broader financial market. Your actual rate depends on your credit score, loan type, down payment, and the lender you go with. As your broker, we shop multiple lenders on your behalf to find the most competitive rate for your specific situation. Reach out for a personalized rate quote and we'll give you real numbers, not a guess.

In Houston and Harris County, your property taxes come from a few different places: your local school district (ISD), Harris County, and the city or municipality where your home sits. Texas doesn't have a state income tax, but property tax rates here do run higher than the national average. If you occupy your home as your primary residence, you can file for a homestead exemption, which currently knocks $140,000 off your school district taxable value, plus a 20% exemption on county and other entities. Try our free Houston Property Tax Estimator to get a real sense of your estimated annual taxes by school district.

A Texas homestead exemption lowers the taxable value of your primary residence, which lowers your annual property tax bill. Right now, the state school district exemption sits at $140,000, and Harris County adds another 20% on top of that. You can file online through the Harris County Appraisal District (HCAD) at hcad.org. You just need to own and occupy the home as your primary residence as of January 1st of that tax year. It's free to file, and it can save most Houston homeowners thousands of dollars a year.

Refinancing makes sense when you can lower your interest rate, reduce your monthly payment, shorten your loan term, or tap into your home's equity. A good rule of thumb is to refinance if you can knock at least 0.5–1% off your rate. That's exactly what our free Refi Watch service is for. Sign up, and we'll let you know the moment rates drop enough to actually make refinancing worth it for your specific loan. No need to keep checking rates yourself. Just let us watch the market for you.