MORTGAGE BROKER IN
DENTON, TX.
College town, growing market, USDA-eligible just outside city limits.
DENTON BUYERS don't fit one box.
Denton has three distinct files I see weekly: investors buying near UNT or TWU for student rentals (DSCR fits perfectly), first-time buyers in established Denton neighborhoods like Robson Ranch-adjacent or older central Denton, and outer-county families heading toward Argyle, Justin, and Krum for bigger lots.
The student-rental angle on UNT- and TWU-area properties cash-flows well — Denton's rental demand stays steady year-round. DSCR loans qualify the property, not your income, so investors stacking 3-5+ units don't hit the conventional 10-property wall.
USDA opportunity: a meaningful chunk of Denton County outside the city limits qualifies for zero-down USDA loans — Sanger, Krum, much of Aubrey/Pilot Point, and parts of Justin. Income caps apply, but if you qualify you can buy with literally nothing down. I check USDA eligibility on every outer-Denton-county file.
HOW WE GET YOU CLOSED.
15-min call.
Tell me about the file. I'll tell you straight what's possible.
Pre-underwrite.
Real pre-approval letter, not the printable kind. Typically within 24 hours of documents in.
Close.
21-day average from accepted contract to clear-to-close.
DENTON, ANSWERED.
Yes — significant portions outside Denton city limits qualify. I check the USDA eligibility map on every outer-county file and flag if your address qualifies for zero down.
Yes — UNT and TWU rentals are a steady DSCR play. I match the loan to the property's rental income, not your DTI.
Yes — Denton is still one of the more affordable DFW metros for first-time buyers. FHA at 3.5% down, conventional 97 at 3% down, or USDA at 0% down for eligible addresses.
Denton County effective rates run ~2.0-2.3%, varying by ISD. Quoted with the real escrowed full monthly payment, always.
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