Conventional
As little as 3% down on some programs. Mortgage insurance can come off as equity grows.
Buy in the Rio Grande Valley
Buy with a plan.
A written strategy, honest numbers on every home, and every Texas deadline handled.
The Texas process
Six steps to the keys.
Texas contracts run on firm deadlines. I walk you through each one before it arrives.
Strategy call
Budget, timing and areas, then a written buyer agreement.
Pre-approval
Your real budget, and an offer sellers take seriously.
Tours
In person or by live video. I flag what photos hide.
Offer
Price, earnest money, option period and closing date.
Option period
Inspect, then negotiate repairs, credits or price.
Closing
Appraisal, title and survey cleared. Sign, fund, keys.
Financing
Know your options.
The right loan shapes your down payment, your payment and your offer.
FHA
From 3.5% down with qualifying credit and flexible guidelines. Mortgage insurance applies.
VA
Zero down with full entitlement and no monthly PMI. A funding fee may apply.
VA loan guideUSDA
Zero down on eligible rural properties, within income limits. I can check any address.
ITIN
Mortgages for buyers who file taxes with an ITIN. Larger down payment, different pricing.
ITIN guideTSAHC and TDHCA
Texas programs for down payment help and mortgage credit certificates, within income and price limits.
General information, not a loan offer. Your lender confirms terms and eligibility.
VA home loans
You earned it. Use it well.
I served as a Captain in the U.S. Army Reserve. I know how to write a VA offer sellers take seriously.
- No down payment with full entitlement
- No monthly private mortgage insurance
- Funding fee waived for some veterans with service-connected disabilities
Bring me to the first visit.
Many builders require your agent at your first model-home visit. Walk in alone and you may lose representation on that home.
The builder's rep works for the builder. I work for you: incentives, the builder contract and independent inspections.
Plan a builder visit
Guide
Homes with casitas
Permits, utilities, appraisal and rental income.
Read the guideBuyer questions
Straight answers.
How much do I need for a down payment?
It depends on the loan. VA and USDA can be zero down for eligible buyers, FHA starts at 3.5% and some conventional programs start at 3%. Budget for closing costs, earnest money and the option fee too.
Who pays the buyer's agent?
It is set in writing in our buyer agreement and is negotiable. You can pay it, ask the seller to cover it in your offer, or combine both.
Can I buy a home with an ITIN?
Yes. Some lenders offer mortgages to buyers who file taxes with an ITIN. Expect a larger down payment and different pricing than a conventional loan.
Do I need a new survey?
Not always. If nothing has changed, the seller can often provide the existing survey with a T-47 affidavit. If the title company or lender will not accept it, a new one is ordered and the contract says who pays.
Buyer consultation
Start with a 20-minute strategy call.
Tell me what you want and when. I reply personally.
- Your budget as a monthly payment
- Which loans to ask lenders about
- Areas that fit your must-haves