Guarantee Mortgage · Texas

Texas Home Loan Programs

You do not need to know the name of the mortgage program before you start. Tell us whether you are buying, refinancing, investing, building, self-employed, using VA eligibility, or trying to access home equity. We can compare eligible loan structures across multiple wholesale lenders and help narrow the options around your actual goal.

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Home purchase Low & zero down VA, FHA & USDA Self-employed & Non-QM Investment properties Refinance & home equity
Start With Your Goal

What sounds most like you?

Choose the situation that is closest to yours. We will take you to the programs and strategies most worth comparing first.

I'm buying a home Compare conventional, FHA, VA, USDA and jumbo purchase options. See purchase loans → I want a lower down payment Explore first-time-buyer, low-down-payment, zero-down and seller-credit strategies. See affordability options → I'm VA eligible Start with VA purchase financing, then compare VA refinance options if you already own. See VA options → I'm self-employed Compare traditional qualification with Bank Statement and other alternative-documentation paths. See self-employed options → I'm a doctor or medical professional Explore physician mortgage options with specialized down-payment, student-debt and employment-contract guidelines. See doctor loan options → I'm buying or refinancing a rental Compare conventional investment financing, DSCR, jumbo and other eligible investor structures. See investor loans → I'm building or buying before I sell Explore construction financing, bridge loans and buy-before-you-sell strategies. See specialty financing → I'm refinancing my current mortgage Compare rate-and-term, Texas cash-out, VA IRRRL and other refinance paths. See refinance options → I want to use my home equity Compare cash-out, HELOC or second-lien possibilities, and reverse mortgage options for eligible homeowners. See equity options → I'm financing a higher-priced home Explore jumbo structures when the loan amount or borrower profile falls outside standard conforming financing. See jumbo loans →
Core Home Purchase Programs

Start with the major mortgage paths.

For a primary residence, the right starting point usually comes down to your eligibility, down payment, credit profile, property, loan amount and how the complete payment compares across programs.

FHA Loans

Government-insured financing for eligible primary residences with a low-down-payment path and underwriting rules that may provide flexibility for some borrowers.

Explore FHA Loans

USDA Home Loans

Eligible rural and suburban primary-residence financing with household-income, property-location and underwriting requirements, including potential 100% financing for qualifying transactions.

Explore USDA Loans
Affordability & Purchase Strategy

Sometimes the strategy matters as much as the loan type.

A buyer may have several ways to solve the same problem: reduce the down payment, use eligible assistance, negotiate a seller credit, or structure the financing differently.

Self-Employed & Alternative Documentation

Your tax return is not always the only way to tell the income story.

Business owners, entrepreneurs, freelancers and independent contractors can compare traditional agency qualification with eligible alternative-documentation programs when the standard calculation does not reflect the business's actual cash flow.

Alternative Income Documentation

Texas Bank Statement Loans

Eligible self-employed borrowers may qualify using qualifying personal or business bank-statement deposits instead of relying solely on taxable income shown on traditional tax returns.

Explore Bank Statement Loans
Real Estate Investor Financing

Rental properties can be financed more than one way.

The best investor structure depends on whether qualification is driven by personal income, property cash flow, loan size, reserves, ownership structure and the specific property.

Property Cash Flow

Texas DSCR Loans

Business-purpose financing for eligible non-owner-occupied investment properties where qualifying rental income and the proposed housing expense drive the DSCR analysis.

Explore DSCR Loans
Building, Moving & Renovating

Some transactions need a financing plan built around timing or the property itself.

Construction, buy-before-you-sell and renovation scenarios often require more coordination than a standard resale purchase. Start with the problem you are trying to solve.

Renovation Financing

Selected renovation programs may combine eligible purchase or refinance financing with funds for qualifying improvements, subject to contractor, appraisal, property and program requirements.

Ask About Renovation Financing
Refinance, Home Equity & Retirement

Start with what you want your current mortgage or equity to do differently.

A refinance is not automatically worthwhile just because a new loan is available. Compare the new payment, costs, equity position, expected hold period and the specific goal before deciding.

HELOC & Second-Lien Options

When replacing the entire first mortgage does not make sense, a home-equity line or second-lien structure may be worth comparing, subject to equity, credit, Texas law and current lender guidelines.

Review Home Equity Options
Age 62+ Homeowners

Reverse Mortgage / HECM

For eligible homeowners age 62 or older, learn how an FHA-insured HECM reverse mortgage works, including proceeds, costs, counseling, responsibilities, spouse and heir considerations, and alternatives.

Explore Reverse Mortgages
How We Compare Loan Programs

The lowest advertised rate is not automatically the best mortgage.

The useful comparison is the complete transaction: what it costs today, what it requires to qualify, what the payment looks like, and how the structure fits your longer-term plan.

As an independent Texas mortgage broker, Guarantee Mortgage can compare eligible options across multiple wholesale lenders instead of limiting every borrower to one institution's product shelf.

Monthly payment: principal, interest, taxes, insurance, mortgage insurance and applicable HOA dues.
Cash to close: down payment, closing costs, prepaid items, credits, assistance and required reserves.
Pricing: interest rate, discount points, lender credits and applicable lender or third-party fees.
Underwriting fit: income, assets, credit, occupancy, property type and lender-specific overlays.
Long-term strategy: expected hold period, liquidity, refinance assumptions and total borrowing cost.
Not Sure Where to Start?

You do not need to choose the mortgage program yourself.

Tell us what you are trying to accomplish, where the property is located, how you plan to use it, and a little about your financial scenario. We can identify the eligible loan structures that are actually worth comparing.

Find My Loan Options Call (979) 977-3900
Frequently Asked Questions

Texas Home Loan Program FAQs

What mortgage program is best for me?

There is no universal best mortgage. The right structure depends on occupancy, credit, income, assets, property type, down payment, loan amount, military eligibility, goals and how long you expect to keep the financing.

Can I buy a home in Texas with less than 20% down?

Potentially. Eligible borrowers may have conventional, FHA, VA, USDA or assistance-related options that require substantially less than 20% down. The best comparison should include mortgage insurance, rate, payment, cash to close and any assistance repayment terms.

What loan options are available for self-employed borrowers?

Self-employed borrowers may qualify using traditional income documentation or, in eligible scenarios, alternative methods such as Bank Statement, 1099, Profit & Loss or Asset Utilization programs. For eligible investment properties, DSCR financing may provide another path.

What mortgage options are available for real estate investors?

Eligible investors may compare conventional investment-property financing, jumbo loans, DSCR loans and other specialty programs. Qualification can depend on personal income, property cash flow, reserves, loan size, entity structure and the property itself.

Can I buy a new home before selling my current home?

Potentially. Bridge loans and buy-before-you-sell programs may help qualified homeowners access equity, reduce a departing-home DTI issue or remove a home-sale contingency. The cost and structure should be compared with simply carrying both homes, a HELOC or other available strategies.

What is the difference between a temporary seller-paid buydown and permanently buying down the rate?

A temporary buydown subsidizes the borrower's payment for a defined initial period while the mortgage note rate remains unchanged. Paying discount points for a permanent buydown changes the note-rate pricing for the loan. The same seller credit can have very different value depending on how long the borrower expects to keep the mortgage.

What refinance options can Guarantee Mortgage compare?

Depending on eligibility and the current loan, options may include rate-and-term refinancing, Texas cash-out refinancing, VA IRRRL or VA cash-out, and home-equity or second-lien structures. The correct starting point depends on the goal and whether replacing the current first mortgage is worthwhile.

Is a reverse mortgage the same as a normal cash-out refinance?

No. A reverse mortgage such as an FHA-insured HECM is a different product designed for eligible homeowners age 62 or older and has its own counseling, eligibility, repayment, occupancy and property-charge requirements. A conventional cash-out refinance replaces the current mortgage with a new forward mortgage and requires regular scheduled payments.

Can I start without knowing which loan program I need?

Yes. In many cases that is the better approach. Start with the property, intended occupancy, financial profile, available cash and your goal. From there, the mortgage team can identify which eligible programs and lenders are worth comparing.

Start With Your Scenario

One conversation. More than one way to finance the property.

Start online or talk with a Texas mortgage broker first. We will review your scenario, identify eligible loan structures and help you understand the tradeoffs before you decide.

Get My Loan Options Talk to Guarantee Mortgage

Guarantee Mortgage, LLC | Company NMLS #279696 | Equal Housing Opportunity. For informational purposes only. This is not a commitment to lend or extend credit. All loans are subject to credit approval, underwriting, property review, appraisal when applicable, lender and program eligibility, and current guidelines. Rates, terms, costs and program availability are subject to change without notice. Additional restrictions may apply. Guarantee Mortgage is not affiliated with or acting on behalf of FHA, VA, USDA or any other government agency.

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