Home purchase loans in Texas, matched to your situation
First home, next home, or your first rental: we compare every program that fits, shop a panel of lenders, and get you pre-approved with a plan you can trust.
Free, no obligation · or call 512-588-2771
Buying a home is a lot to figure out alone.
Most buyers start with the same four worries.
The right plan removes the guesswork. Start with a conversation about your goals, and we handle the rest.
From pre-approval to keys, in five steps
Pre-approval
Not a quick pre-qualification. We verify credit, income and assets so you get a real letter to shop with.
Find your home
Shop with a clear budget and a payment you have already seen, not a guess.
Make your offer
Your pre-approval strengthens your offer, and we help you plan your costs and cash to close.
Underwriting and appraisal
We manage the file and the paperwork while you handle the move.
Close and get your keys
We keep you updated through the final steps so closing day is simple.
A broker in your corner, not a bank’s sales pitch
We shop the market
As a broker, we compare a panel of lenders to find the best fit for your file, not one rate sheet.
Program matching
FHA, VA, USDA, conventional, jumbo, bank statement and DSCR, all under one roof.
Down payment assistance
We check state, city and lender programs for you, and stack them where we can.
One person, start to finish
You work with a licensed loan officer who knows your file, not a call center.
A realistic timeline
We tell you what to expect at each step and keep your file moving.
Honest advice
If waiting a few months or fixing one thing saves you money, we tell you.
Not sure where to start? Start here.
A short call gets you a clear picture of your budget, your options, and your next step.
Pick your path
Each program has its own page, with requirements, costs and an honest comparison. Start with the one that sounds like you.
FHA loans
Flexible credit and debt-to-income guidelines, and gift funds allowed. The workhorse for first-time buyers.
Conventional loans
Mortgage insurance that cancels as you build equity, and the program that covers primary homes, second homes and rentals.
VA loans
For veterans, active duty, Guard, Reserve and eligible surviving spouses. A benefit you can use more than once.
USDA loans
100% financing in USDA-eligible communities. More of the Austin metro qualifies than buyers expect.
Jumbo loans
For higher-priced homes, with a plan to avoid a jumbo loan when it is smarter to.
DSCR loans
The property’s rent covers the payment, so no personal income documentation. Close in an LLC.
Down payment assistance
TSAHC, TDHCA and City of Austin programs as a grant or deferred second lien.
Fix & flip and hard money
Asset-based funding for purchase plus renovation when a deal cannot wait.
Pre-approval, not just pre-qualification
A pre-qualification is a quick estimate. A pre-approval is a real review of your credit, income and assets, and it is what lets you make an offer with confidence. We do the full version up front so there are no surprises later.
Read the difference in our guide to pre-approval vs. prequalification, see how the pre-approval process works, and estimate your budget with how much home you can afford in Austin.
Ready to get pre-approved?
It is free, it is fast to start, and it puts you in a position to make a strong offer.
The four most common programs side by side
Most buyers choose between these. We run all of them on your numbers.
| FHA | Conventional | VA | USDA | |
|---|---|---|---|---|
| Minimum down | 3.5% | As low as 3% | 0% | 0% |
| Mortgage insurance | Upfront + annual | PMI that cancels | None monthly | Guarantee fees |
| Credit | From 580 | About 620+ | Flexible | About 640 typical |
| Who qualifies | Most buyers | Most buyers | Eligible service members | Eligible area + income |
| Occupancy | Primary | Primary, second, investment | Primary | Primary |
Credit scores shown are typical minimums, and lenders may set their own. Your actual options depend on your full file.
Find money you did not know you had
Buyers regularly leave assistance on the table. Texas programs can offer 3% to 5% of the loan amount as a grant or deferred second lien, and many pair with FHA, VA, USDA and conventional loans. Learn more about down payment assistance in Texas and read our Austin guide.
Choosing where to buy? See the best Austin suburbs for first-time buyers, or the rent vs. buy math.
Local help across Texas
We are an Austin-based broker serving buyers across Texas. Start with Austin, Round Rock, Cedar Park, Georgetown, Kyle and San Antonio, or see all service areas.
Meet your Purchase loan officer
Matthew MontsDeOca is an independent mortgage broker based in Austin — Texas’s state capital — licensed to help buyers and homeowners across the entire state, from Houston and San Antonio to Dallas-Fort Worth and everywhere between. Because Wise Capital shops a panel of lenders instead of selling one bank’s products, you get advice on which program actually fits, including when this one is not the right answer.
Your questions, answered
How much do I need to buy a home in Texas?
What credit score do I need to buy a home?
What is the difference between pre-approval and pre-qualification?
Do you charge anything to get started?
Why use a mortgage broker instead of a bank?
Can I get help with the down payment?
I am self-employed or buying a rental. Can you help?
How long does it take to buy a home?
Book a free 30-minute call
Not ready to apply? Talk it through first. We will look at your numbers and tell you honestly what your best move is.
- 30 minutes, by video (Google Meet) or phone
- Free, with no obligation to apply
- A clear next step, whether that is applying now or fixing one thing first
- You talk to a licensed loan officer, not a call center
Pick a time that works for you
Choose a slot on the calendar and you will get a confirmation by email. No obligation, no pressure.
Prefer to talk now? Call 512-588-2771 · open the calendar in a new tab.
Let us show you what you qualify for.
Check your options in a few minutes, or book a quick call and we will walk you through it.
Or call 512-588-2771 · Free, no obligation
Keep learning, in plain English
Other loan programs
*Minimum down payments vary by program: VA and USDA loans may allow 0% down for eligible borrowers, conventional loans as low as 3% (some programs limited to first-time buyers or eligible incomes), and FHA loans 3.5% with a credit score of 580 or higher. Mortgage insurance, guarantee fees, funding fees and property, credit and income requirements apply. Wise Capital Mortgage is not affiliated with HUD, the FHA, the VA, the USDA or any government agency. Interest rates and APR depend on your credit profile, loan amount and market conditions. Ask us for a personalized Loan Estimate.
Wise Capital Mortgage, LLC · 5900 Balcones Drive #23333, Austin, TX 78731 · NMLS #2092335 · Equal Housing Lender. Matthew MontsDeOca, NMLS #1034513. This page is for general information and is not a commitment to lend or an offer of credit. Loan programs, eligibility, terms and rates are subject to change and to underwriting approval. You can verify our licensing at the NMLS Consumer Access website, nmlsconsumeraccess.org.