FIRST-TIME HOME BUYER
LOANS IN TEXAS.
First set of keys. Mapped to your budget.
Nobody hands you a manual for your first home. I'll map every dollar — down payment, closing costs, assistance programs you didn't know you qualified for — before you sign anything. Most of my first-time buyers close with 3-5% down. Some with zero. Let's find your number.
EVERY OPTION on the table.
FHA (3.5% down). The workhorse first-time loan. Accepts 580+ credit. Forgiving on debt-to-income. Mortgage insurance for the life of the loan, so plan to refinance once you hit 20% equity.
Conventional 97 (3% down). Slightly better long-term economics — PMI drops at 78% LTV. Needs 620+ credit. Best for buyers with strong scores and stable income.
VA (0% down). If you served, this beats every other option. No down payment, no PMI ever, competitive rates. See the VA loans page.
USDA (0% down). For homes in eligible rural/suburban areas — much of the outer DFW ring counts. Income-capped but zero down.
Texas DPA on top. TSAHC and TDHCA offer grants and forgivable second liens you can layer onto FHA or conventional. I run the eligibility check on every first-time file.
RUN YOUR number.
Drop in price, down payment, and rate. We show the full PITIA — principal, interest, taxes, insurance, PMI — not the teaser P&I.
What's it really cost?
Move the sliders. The number on the right is your full monthly - PITI.
- Principal & interest$2,483
- Taxes & insurance (est)$595
- Loan amount$378,000
Illustrative only. Taxes estimated at 1.3% of price annually, insurance at 0.4%. Actual rates depend on credit, income, property, and lender. Run real numbers in a 15-min call.
FIRST-TIME BUYER, ANSWERED.
Most first-time buyers close with 3-5% down using FHA or conventional 97. Some qualify for zero down via USDA or VA. With Texas DPA programs you can sometimes layer assistance on top.
FHA accepts lower credit (580+) with 3.5% down but carries mortgage insurance for the life of the loan. Conventional needs 620+ and 3% down minimum, but PMI drops off at 78% LTV. I run both quotes side by side.
Maybe. TSAHC and TDHCA both run statewide programs with income and county-based eligibility. I check this on every first-time file — you might be leaving free money on the table if no one looked.
580 for FHA, 620 for conventional, 620 for VA (most lenders). Higher scores get materially better pricing — above 720 typically unlocks the best tier.
Pre-approval in 24 hours once documents are in. Close in 21 days from accepted contract on average. Total timeline from first call to keys is usually 30-45 days.
Roughly 2-3% of the loan amount. Some loans let you roll a portion in; some sellers will cover part as a concession. I'll tell you straight what to expect on your specific file.
Let's talk.
Fifteen minutes.
Bring me your file - even if three other brokers said no. We'll run the numbers, structure it right, and figure out the path. No pressure, no script.
Book a 15-min call
I'll review your situation and tell you straight what's possible. Same-day slots usually open.
Pick a timeApply online
Full secure application in ~12 minutes and document submission, if turned in before 12pm. I'll have a pre-approval letter in your inbox tomorrow morning.
Start applicationJon Taw · Mortgage Broker & Advisor
NMLS #2607503 · Last updated May 2026