What's going on in Texas.
Market updates, rate trends, and real talk about what's happening in the real estate and mortgage world right now.
Where Austin housing actually is right now (it is a buyer market and nobody is saying it)
Past Articles
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The VLB Home Improvement Loan is pausing April 30. Your move.
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What to expect from Austin housing this spring (it is not a comeback)
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Texas just raised the VLB Land Loan cap. Here is who it actually helps.
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Six things that quietly changed for Texas borrowers on January 1
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2026 Texas loan limits: who actually cares about a 3.26% bump
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Texas voters just raised your homestead exemption to $140K
Austin Mortgage & Texas Real Estate FAQ
What is the conforming loan limit in Texas for 2026?
The 2026 conforming loan limit for Texas is $832,750 for a single-family home. Loans above this amount are classified as jumbo and have different underwriting requirements.
Do I need 20% down to buy a house in Austin?
No. Multiple programs allow much less than 20% down. FHA, HomeReady, HomePossible, VA, and USDA all have lower down-payment paths than conventional 20%. Eligibility and qualifying terms differ by program and borrower. Talk to me about which fits your income, credit, and property situation.
What's the difference between a mortgage broker and a bank?
A bank offers its own products at its own pricing. A mortgage broker shops your loan across a network of wholesale lenders and presents you with multiple options. Brokers typically have access to more competitive pricing because lenders compete for the business.
How long does it take to close on a house in Texas?
Most loans clear to close within 21 to 30 days from application. My fastest clear-to-close was 6 days; rush timelines depend on the loan type, documentation readiness, and lender turnaround.
What areas near Austin qualify for USDA financing?
More than most people expect. Bastrop, Elgin, Liberty Hill, parts of Hutto, Wimberley, Lockhart, and several other communities within commuting distance of Austin fall within USDA-eligible boundaries. Eligibility is checked by specific property address.
Should I refinance right now?
It depends on your current rate, how long you plan to stay, and what closing costs look like. The break-even test is simple: total closing costs divided by monthly savings equals months to recoup. If you're staying past that point, the math works.
What credit score do I need to buy a home?
It varies by program. Conventional loans generally require higher scores for favorable pricing. FHA is more flexible with lower scores. VA has no official minimum. The right program depends on your full financial picture, not just the score.
Texas mortgage news, only when it matters.
What is actually moving in Austin housing and Texas lending, in plain English. I send it only when there is something worth your time, which usually averages about once a month, and you can unsubscribe from any email. Want rate-alert calls too? That is a separate opt-in over on Rate Watch.