Texas Home Loan Programs
Find the right starting point for your next move. Explore mortgage options by your goal, property and income.
Home purchase programs
Compare conventional, government-backed, jumbo and physician mortgage options.
Conventional & Fixed-Rate
- FICO
- Varies
- LTV
- Up to 97%*
Flexible financing for your primary home, second home or eligible investment property.
- Fixed-rate mortgage options
- Low-down-payment paths for eligible buyers
- Primary, second and investment homes
*97% LTV is for eligible owner-occupied programs.
Learn MoreFHA Loans
- FICO
- Varies
- LTV
- Up to 96.5%*
A government-insured mortgage path with a low down payment for eligible primary residences.
- Low-down-payment purchase options
- Flexible underwriting for eligible buyers
- Primary residences only
*96.5% base purchase LTV; financed FHA premium is separate. Credit rules apply.
Learn MoreVA Home Loans
- FICO
- Varies
- LTV
- Up to 100%*
Home financing for eligible Veterans, active-duty service members and qualifying surviving spouses.
- Potential zero-down purchase financing
- VA eligibility and entitlement apply
- Finance an eligible primary home
*Subject to sufficient entitlement, appraisal and lender approval.
Learn MoreUSDA Home Loans
- FICO
- Varies
- LTV
- Up to 100%*
A homeownership option for eligible rural and suburban properties and qualifying households.
- Potential 100% purchase financing
- Eligible property locations required
- Household-income limits apply
*Subject to address, household income and program eligibility.
Learn MoreTexas Jumbo Loans
- FICO
- Varies
- LTV
- Up to 89.99%*
Higher-balance financing when your loan amount exceeds applicable conforming limits.
- Primary, second and investment homes
- Purchase and refinance options
- Lender-specific qualification paths
*Selected programs only; occupancy and scenario limits vary.
Learn MoreDoctor & Physician Loans
- FICO
- Varies
- LTV
- Up to 100%*
Specialized home financing for eligible physicians and medical professionals.
- Low- or zero-down options may apply
- Selected options without monthly MI
- Flexible employment or student-loan review
*Selected primary-residence programs; profession and lender rules apply.
Learn MoreBrowse another categoryEligibility and lender guidelines apply.
Low down payments & buyer strategies
Explore ways to approach your down payment, closing costs and overall purchase plan.
First-Time Home Buyers
- FICO
- Varies
- LTV
- Varies
Explore mortgage paths with your payment, cash to close and reserves in mind.
- Compare conventional and government loans
- Review eligible assistance strategies
- Plan your down payment and closing costs
FICO and LTV depend on the selected mortgage program.
Learn MoreLow & Zero Down
- FICO
- Varies
- LTV
- Up to 100%*
Compare eligible low-down-payment and zero-down options for your home purchase.
- Conventional and FHA paths
- VA and USDA options for eligible buyers
- Down-payment assistance may be available
*100% financing is limited to eligible programs, including VA and USDA.
Learn MoreSeller-Paid Buydowns
- FICO
- Varies
- LTV
- Varies
Explore how seller credits can reduce your payment during the first years of your mortgage.
- Compare temporary buydown structures
- Review permanent points and credits
- Weigh upfront savings against your plans
FICO and LTV follow the underlying mortgage program.
Learn MoreMortgage With Rewards
- FICO
- Varies
- LTV
- Varies
Explore eligible mortgage-payment rewards through the applicable UWM + Bilt program.
- Qualifying serviced mortgages only
- On-time digital payments required
- Program terms and eligibility apply
Rewards eligibility is separate from mortgage qualification.
Learn MoreBrowse another categoryEligibility and lender guidelines apply.
Self-employed mortgage options
Compare traditional qualification with alternative ways to document your income.
Self-Employed Loans
- FICO
- Varies
- LTV
- Varies
Compare traditional income documentation with alternative qualification methods for eligible borrowers.
- Bank statement and 1099 options
- Profit & Loss or asset-based paths
- DSCR options for eligible investments
Available documentation, FICO and LTV vary by lender and program.
Learn More1Y or 2Y Full Doc Non-QM
- FICO
- 620 or no score*
- CLTV
- Up to 90%*
Traditional income documentation with flexible Non-QM options for eligible business owners and self-employed borrowers.
- One or two years of full income documentation
- Loan amounts up to $4 million
- Primary, second and investment homes
*90% CLTV applies to eligible purchases. Credit, occupancy and program restrictions apply; maximums may not be combined. Interest-only requires at least 680 FICO.
Learn MoreBank Statement Loans
- FICO
- Varies
- LTV
- Varies
A mortgage path using eligible bank deposits for qualifying self-employed borrowers.
- Personal or business statement options
- Alternative income-documentation approach
- Deposits and business profile reviewed
Statement requirements, FICO and LTV vary by program.
Learn MoreBrowse another categoryEligibility and lender guidelines apply.
Investment property financing
Compare financing based on your personal income, property cash flow and investment goals.
Investment Property Loans
- FICO
- Varies
- LTV
- Varies
Compare financing structures for rental-property purchases and refinances across Texas.
- Conventional and jumbo options
- DSCR programs for eligible properties
- Compare personal income and cash-flow paths
FICO, LTV and occupancy requirements vary by lender.
Learn MoreTexas DSCR Loans
- FICO
- Varies
- LTV
- Up to 85%*
Investment-property financing that evaluates qualifying rental income against the proposed housing expense.
- Rental cash-flow qualification
- Non-owner-occupied investment properties
- Purchase and refinance options
*85% LTV is an outer purchase-program limit; scenario and lender rules apply.
Learn MoreJumbo Investor Loans
- FICO
- Varies
- LTV
- Varies
Higher-balance financing for eligible investment properties above conforming loan limits.
- Rental-property purchase financing
- Refinance options may be available
- Lender-specific income and reserve rules
Investment-property limits differ from primary-home jumbo programs.
Learn MoreBrowse another categoryEligibility and lender guidelines apply.
Building, moving & renovating
Explore financing for a new build, a move before you sell, or eligible improvements.
Construction Financing
- FICO
- Varies
- LTV
- Varies
Explore how land, builder draws and your permanent mortgage fit into a custom-home plan.
- Land and construction planning
- One-time-close options may be available
- Builder and property requirements apply
FICO, LTV and loan structure depend on the selected program.
Learn MoreBridge & Buy Before You Sell
- FICO
- Varies
- LTV
- Equity-based
Explore options that may help you move forward before your current home sells.
- Potential access to existing home equity
- Review home-sale contingency strategies
- Compare departing-home payment treatment
Provider, equity and credit requirements vary by structure.
Learn MoreRenovation Financing
- FICO
- Varies
- LTV
- Varies
Explore eligible purchase or refinance options that include funds for qualifying home improvements.
- Purchase-plus-improvement options
- Refinance with eligible renovation funds
- Contractor and appraisal review required
Property, project and lender guidelines determine eligibility.
Learn MoreBrowse another categoryEligibility and lender guidelines apply.
Refinance, home equity & retirement
Compare ways to change your mortgage, access eligible equity or plan for retirement.
Mortgage Refinance
- FICO
- Varies
- LTV
- Varies
Compare the costs and potential benefits of replacing your current mortgage.
- Rate-and-term refinance options
- Explore changes to your loan term
- Review closing costs and break-even timing
FICO and LTV depend on the refinance program and property.
Learn MoreTexas Cash-Out Refinance
- FICO
- Varies
- CLTV
- Up to 80%*
Access eligible home equity while comparing your new loan amount, payment and closing costs.
- Access equity through a new mortgage
- Texas homestead-equity rules apply
- Review total debt against property value
*For Texas homestead cash-out under Section 50(a)(6); combined liens count.
Learn MoreVA Refinance & IRRRL
- FICO
- Varies
- LTV
- Varies
Compare VA refinance paths based on your current loan and financing goals.
- IRRRL for eligible existing VA loans
- Full VA cash-out options may be available
- Compare costs and borrower benefit
Loan type, VA rules and lender overlays determine requirements.
Learn MoreHELOC & Second Liens
- FICO
- Varies
- LTV
- Varies
Compare ways to access eligible equity while keeping your first mortgage in place.
- Home-equity line or second-lien options
- Compare with a full mortgage refinance
- Texas equity and lender rules apply
FICO and combined loan-to-value limits vary by product.
Learn MoreReverse Mortgage / HECM
- Credit
- Assessment
- Proceeds
- Age-based
Learn about an FHA-insured reverse mortgage for eligible homeowners age 62 and older.
- Counseling and eligibility review required
- Occupancy and property-charge duties remain
- Review costs, spouse and heir considerations
Proceeds depend on age, rates and home value; no standard forward-loan LTV.
Learn MoreBrowse another categoryEligibility and lender guidelines apply.
Compare the complete mortgage.
The rate is one part of the decision. Look at the payment, upfront costs and how the loan fits your plans.
Prefer to pay property taxes and homeowners insurance yourself? Explore mortgage escrow waivers for eligible VA and conventional loans, including requirements and a payment comparison.
What we compare for you
As an independent Texas mortgage broker, Guarantee Mortgage can compare eligible options across multiple wholesale lenders.
- 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.
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 compare traditional agency financing and 1Y or 2Y Full Doc Non-QM using traditional income documentation. Eligible borrowers may also consider 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.
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.
