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Loan Programs
Texas mortgage programs, organized by how they qualify.
Start with the conventional, government, jumbo, investor, or specialty category that fits the file. Each guide explains the documentation path, important limits, and when the category may or may not apply.
Conventional
Agency underwriting, property-type flexibility, and a conforming structure when the loan amount fits the annual limit. The workhorse of mortgage lending.
Conventional loans →
FHA
Flexible credit, low down payment options, wider qualifying ratios. Built for first-time buyers and anyone who needs more room to qualify.
FHA loans →
USDA
Zero down for eligible rural areas. More areas near Austin qualify than people expect. I check eligibility on every property.
USDA loans →
Jumbo
Above the Texas conforming loan limit. Pickier underwriting, more documentation, and pricing that can vary sharply by profile. I handle these regularly.
Jumbo loans →
Bank Statement Loan Guide
How participating lenders review eligible deposits, statement periods, expense methods, reserves, equity, and conventional alternatives.
Read the documentation guide →
DSCR / Investment Property
Qualify based on the rental property's income, not yours. No tax returns, no W-2s. If the rent supports the modeled PITIA, we can review the DSCR path.
DSCR loans →
Refinance (Rate and Term)
Review whether a rate-and-term refinance improves the structure enough to justify the costs. I run the numbers and tell you straight whether the math works.
Refinance options →
Cash-Out Refinance
Tap your equity for renovations, debt payoff, investing, or another property. I show you the real numbers and whether it actually makes sense.
Cash-out refi →
Renovation Loans (FHA 203k)
Buy a fixer and roll the renovation costs into one loan. Purchase and rehab financed together. I handle the bids, inspections, and draws.
Renovation loans →
Family Opportunity Mortgage
A conventional occupancy path that may help an eligible buyer purchase housing for an elderly parent or disabled adult child when current agency requirements are met.
Family Opportunity guide →
Construction Loans
Educational guide for ground-up builds and major rebuilds. I do not originate construction loans, but I explain the financing path and where to look next.
Construction loans →
Non-QM / Alternative Documentation
An educational overview of mortgages outside the federal Qualified Mortgage definition, including how consumer-purpose and business-purpose transactions can follow different rules.
Read the Non-QM guide →
Foreign National Mortgage Guide
Educational reference for definitions, common documents, credit review, ownership, tax questions, and lender-specific requirements. Kellibrooke does not offer or arrange this product.
Read the educational guide →
ITIN Mortgage Guide
Educational reference for ITIN mortgage definitions, common documents, credit review, property use, and lender-specific requirements. Kellibrooke does not offer or arrange this product.
Read the educational guide →
HomeReady (Fannie Mae)
Fannie Mae's affordable program. Flexible down payment sourcing, broader income, non-occupant co-borrowers. Built for buyers below area median income.
HomeReady details →
HomePossible (Freddie Mac)
Freddie Mac's affordable program. Similar to HomeReady but the fit can differ by profile. I run both side by side and explain the trade-offs.
HomePossible details →
Adjustable Rate Mortgages (ARMs)
Not for everyone, but sometimes worth comparing if you plan to sell or refinance within a few years. I show you the full adjustment picture.
ARM details →
Bridge Loans
Short-term financing so you can buy before you sell. No contingencies, no stalling. I coordinate the timing between transactions.
Bridge loan details →
FHA Streamline Refinance
Already have an FHA loan? Review whether a streamline refinance fits, with minimal paperwork and no appraisal in many cases.
FHA Streamline details →
VA IRRRL (Streamline Refinance)
Already have a VA loan? Review whether an IRRRL streamline refinance fits, with minimal documentation and no appraisal in many cases.
VA IRRRL details →
Debt Consolidation Refinance
Compare whether consolidating cards, car notes, student loans, or medical bills into a mortgage structure actually improves your full picture.
Debt consolidation details →
Interest-Only Loans
Pay only interest for a set period. Maximizes cash flow during a hold, renovation, or stabilization. Built for investors with a clear exit strategy.
Interest-only details →
Asset Depletion
How eligible assets may be converted into qualifying income under separate Fannie Mae, Freddie Mac, and lender-specific non-agency methods.
Read the asset-depletion guide →
Home Equity / Second Lien
Tap equity without touching your first mortgage rate. A second lien sits behind your existing loan. I run the math on second lien vs cash-out refi and tell you which wins.
Home equity details →
Not sure which program fits? Tell me your situation and I'll match you.
Send Me Your Scenario →