Loan options
Programs, grouped by the problem they solve.
Nothing on this page is an offer or an approval. It is a starting point for a conversation about your actual scenario.
Home Purchase and Refinance
The core financing most buyers and homeowners use. Conventional loans cover primary homes, second homes, and investment property, and jumbo financing handles loan amounts above conforming limits. On a refinance the question is rarely just the rate. It is what the new term costs you in total, how long you plan to keep the property, and whether the savings survive the closing costs.
Conventional
Standard agency financing for primary homes, second homes, and investment property.
Jumbo
Loan amounts above conforming limits, common on higher priced Austin area properties.
Bridge Loans
Short term financing used when timing between two properties does not line up.
Not sure where you fit? Walk me through the complete scenario and we will narrow it down together.
Low Down Payment and Government Loans
FHA and VA financing exist for specific situations, and down payment assistance programs can help with the cash side when a borrower and property qualify. These programs carry their own documentation, property condition, and eligibility requirements, and those requirements change. The right question is not which program is best in general, but which one your file can actually satisfy.
FHA
Government backed financing often used when down payment or credit history is the constraint.
VA
Financing for eligible service members, veterans, and surviving spouses.
Down Payment Assistance
Program based help with down payment or closing costs where a borrower and property qualify.
Not sure where you fit? Walk me through the complete scenario and we will narrow it down together.
Investor and Alternative Documentation
When tax returns do not tell the whole story, other structures may. DSCR programs look primarily at the property's cash flow. Bank statement programs use deposits. Asset depletion looks at documented assets. Each one trades documentation flexibility for something else, usually pricing or reserves, and each depends on current guidelines.
DSCR
Investment property financing evaluated largely on the property's cash flow.
Bank Statement
Alternative documentation using business or personal deposits instead of tax returns.
Self Employed Borrowers
Full documentation or alternative documentation depending on how the business files.
Asset Depletion
Qualifying approaches that consider documented assets rather than monthly income alone.
Not sure where you fit? Walk me through the complete scenario and we will narrow it down together.
Specialty Property and Borrower Situations
Some files are unusual by nature: a condo project that does not meet agency requirements, a borrower who files with an ITIN, income and credit established outside the United States, or a property type most lenders will not touch. These are workable more often than people expect, but only after reviewing the specific details.
Non Warrantable Condos
Financing for condo projects that do not meet standard agency project requirements.
ITIN
Programs for borrowers who file with an individual taxpayer identification number.
Foreign National
Programs for borrowers whose income and credit are established outside the United States.
Other Specialty Programs
Renovation, construction to permanent, and other niche structures where a program fits.
Not sure where you fit? Walk me through the complete scenario and we will narrow it down together.
Program availability and terms depend on the borrower's qualifications, the property, documentation, underwriting, and current program guidelines. Nothing here is an offer, an approval, or a commitment to lend.
Related reading: Austin home loans and investment property financing.
You do not need to know which loan you need. You just need a clear place to start.
An initial conversation is about understanding your scenario and the options in front of you. It is not an application, and it is not an approval.