Texas mortgages · every county

Mortgages in Texas.

Nick Grisanti
Nick Grisanti
Mortgage Loan Originator · NMLS #2719729FL #LO138662 · OH #MLO-OH.2719729 · TN #2719729 · TX SML licensedC2 Financial Corporation · NMLS #135622

Purchase, refinance, home equity and investment property loans in all 254 Texas counties, from 100+ wholesale lenders through C2 Financial Corporation.

  • 100+Wholesale lenders
  • 254Texas counties
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What can we help you with?
LicensedStatewide in Texas C2 Financial CorporationLicensed mortgage broker 100+ lendersWholesale network
Loans in Texas

Loan programs

Buyers move into Houston, Dallas–Fort Worth, Austin and San Antonio every year. Nick is licensed as a Mortgage Loan Originator in Texas and works with buyers, homeowners and investors statewide.

Most common Conventional Fannie Mae and Freddie Mac loans for primary homes, second homes and investment property. Conventional loans → Flexible credit FHA Low down payment and flexible credit guidelines for a primary home. FHA loans → Veterans VA For eligible veterans, service members and surviving spouses. VA loans → Higher prices Jumbo Loan amounts above the conforming limit. Jumbo loans → Investors DSCR Investment property loans that qualify on the property's rental income. DSCR loans → Self-employed Bank statement For self-employed borrowers whose tax returns understate their income. Bank statement loans → Home equity HELOC and cash-out Borrow against your home's equity with a line of credit or a cash-out refinance. Compare options →

Not every lender offers every program in every state, and all loans are subject to credit approval and program guidelines. Nick compares 100+ wholesale lenders through C2 Financial Corporation to find the programs that fit your scenario.

Local rules and costs

What's different about Texas

Home equity Texas Constitution rules Cash-out refinances, home equity loans and HELOCs on a homestead fall under Article XVI, Section 50(a)(6): total debt can't exceed 80% of the home's value, one such loan at a time, no prepayment penalty, and lender fees are capped.
Timing A 12-day wait A Texas home equity loan can't close until at least 12 days after the later of your application or the required Texas notice, and you have three days to cancel after closing.
Taxes No income or transfer tax Texas has no state income tax and no real estate transfer tax, but property taxes are among the higher ones in the country, so the escrow part of your payment matters.
Title State-set title rates The Texas Department of Insurance sets title insurance premiums, so the base premium is the same whichever title company you use.
Homestead Homestead exemptions Owner-occupants can apply for a homestead exemption with their county appraisal district to lower the home's taxable value.
Investors Rental property in Texas A DSCR loan qualifies on the property's rent rather than your personal income, which suits investors who own several properties or live outside Texas. How DSCR works →
2026

Loan limits in Texas

Conforming · 1 unit $832,750 Baseline limit for most Texas counties, set by FHFA.
FHA · 1 unit From $541,287 The national floor; some higher-cost counties go up to $1,249,125.
VA No set cap With full entitlement. Lender limits still apply.

Check your county's FHA limit with HUD's lookup. Two- to four-unit properties have higher limits. Nick confirms the current figures for your county before every rate lock.

Any state

Guides and tools

Calculators Tools Payment, affordability, DSCR, refinance and rent vs. buy. Quick estimates. Open tools → Start here Mortgage 101 Rates, APR, points, mortgage insurance and the terms you'll see on a Loan Estimate. Read the guide → Buying Pre-approval What a real pre-approval involves and why sellers care. Read the guide → Applying Document checklist What to gather before you apply, by income type. See the checklist → Investors DSCR explained How rental income qualifies an investment property loan. Read the guide → All guides Guides Every guide on the site, plus free PDF downloads. Browse guides →
Questions

FAQ

Is Nick Grisanti licensed in Texas?
Yes. Nick Grisanti is licensed as a Mortgage Loan Originator with the Texas Department of Savings and Mortgage Lending, and loans are originated through C2 Financial Corporation. License numbers are at the top of this page.
Can I do a cash-out refinance on my Texas home?
Usually, yes, within the Texas rules: total debt on the home can't exceed 80% of its value, you can have one home equity loan at a time, and there's a 12-day waiting period before closing.
Can I get a HELOC in Texas?
Yes. Texas allows HELOCs on a homestead under the same constitutional rules as other home equity loans, including the 80% combined limit.
Can I buy a rental property in Texas if I live in another state?
Yes. DSCR and conventional investment loans don't require you to live in Texas. Business-purpose loans are subject to lender guidelines.
Does Nick lend everywhere in Texas?
Yes. Nick is licensed throughout Texas and works with buyers and homeowners in all 254 Texas counties.
Also licensed in

Other states

Investment property in another state? Business-purpose loans (for example, DSCR loans for rental and investment properties) may be available in other states, subject to state rules and lender guidelines. Call Nick or email Nick for details.