Texas Mortgage Loans
Updated: May 29, 2026
Alpine Mortgage Services, LLC has been serving Texas mortgage borrowers for many years. As an independent wholesale broker we shop multiple wholesale lenders to find the right loan program and best rate for each borrower's specific situation. Whether you're buying your first home in Houston, refinancing in Dallas, purchasing in Austin or investing in San Antonio rental property, our team has the expertise to assist you throughout the Texas mortgage loan process. Texas has unique lending laws including the Section 50(a)(6) home equity restrictions, and we know how to navigate them.
We recognize that every client's situation is different, which is why we offer a diverse array of Texas mortgage programs.
Why Texas Borrowers Choose Alpine Mortgage Over a Bank
When you walk into a bank you see one lender's pricing and loan products. As an independent Texas mortgage broker, Alpine Mortgage shops your loan across a network of wholesale lenders for the most competitive pricing and you work with the same loan officer from application through closing.
See how Alpine's wholesale broker model usually beats a retail bank →
Real Texas Borrowers. Real Results.
Two recent Texas closings where Alpine Mortgage's broker model gave borrowers options a retail bank couldn't:
Need a competitive rate in Texas? Get a custom quote in minutes.
Texas Loan Programs
Alpine offers a comprehensive range of mortgage products for Texas borrowers from first-time buyers to seasoned investors. Click any program for details on requirements, rates and how to qualify:
How to Choose a Texas Mortgage Broker
Not all Texas mortgage brokers are the same. Before choosing one, here are the questions to ask:
Residential mortgage origination in Texas is regulated by the Texas Department of Savings and Mortgage Lending. Any legitimate broker has a license number you can look up for free on NMLS Consumer Access at nmlsconsumeraccess.org. Alpine Mortgage Services, LLC operates under NMLS #56905 and founder Steven Parangi is a licensed mortgage loan originator (NMLS #76024) and attorney with over 20 years of experience in residential lending.
Yes. Section 50(a)(6) of the Texas Constitution governs cash-out refinances on Texas homestead properties and includes unique restrictions like the 80% combined loan-to-value cap and a 12-day cooling-off period between application and closing. Once a property is touched with a 50(a)(6) loan, it remains classified as a 50(a)(6) loan on future refinances. Many out-of-state lenders avoid Texas home equity loans entirely because of the specialized requirements, but Alpine handles them routinely.
More lenders means more options and better odds of finding the most competitive rate for your specific situation. Some brokers work with just 2-3 lenders. Alpine works with a large network of over 30 wholesale lenders covering conventional, government, jumbo, Non-QM, DSCR and reverse mortgage programs.
Many large lenders shuffle borrowers between application specialists, processors and closing teams. At Alpine Mortgage, the loan officer who took your application stays with you through closing. You have their direct phone number and questions get answered the same day.
Closing speed often determines whether you win a competitive bid. Alpine's streamlined process means we typically close purchases in 21-30 days. Texas 50(a)(6) refinances require a 12-day cooling-off period built into the timeline. We've closed loans in as little as 2 weeks when the circumstances allowed.
Who We Help in Texas
Alpine Mortgage offers residential loan programs for a variety of situations below from first-time buyers in San Antonio to Austin tech relocators, Dallas investors and military families near the state's many installations.
Texas Real Estate Investors
Texas has some of the strongest rental markets in the country. Alpine offers Texas DSCR loans that qualify on the property's rental income rather than your personal income, ideal for the active rental markets in Austin, Dallas-Fort Worth, Houston and San Antonio. LLC vesting is available and a key Texas advantage: Section 50(a)(6) home equity restrictions apply only to homestead properties and not investment properties so investors have more flexible cash out options.
Fits if you: are purchasing or refinancing a rental, want to qualify on rental income or prefer to title in an LLC.
Texas Homeowners Seeking Cash Out (50(a)(6))
Cash out refinances on Texas homestead properties are governed by Section 50(a)(6) of the Texas Constitution, with an 80% combined loan-to-value cap, a 12-day cooling off period and specific disclosure requirements. Many out-of-state lenders avoid Texas home equity loans entirely. Alpine handles them routinely, structuring compliant cash out refinances for home improvements, debt consolidation and investment capital.
Fits if you: own a Texas homestead with equity and want to access it or have been told another lender does not do Texas home equity loans.
Veterans and Active Duty Service Members
Texas has more major military installations than nearly any other state, including Fort Hood (Killeen), Fort Bliss (El Paso), Joint Base San Antonio, NAS Corpus Christi, Sheppard AFB and Dyess AFB. Eligible veterans, active duty service members and qualifying surviving spouses can purchase with zero down through VA loans, with no monthly mortgage insurance and competitive rates. Texas also has no state income tax which can make qualifying easier.
Fits if you: have a valid Certificate of Eligibility, are active duty or are a qualifying surviving spouse.
Self Employed and 1099 Borrowers
Banks routinely decline self employed borrowers because of how tax returns understate true income. Alpine uses Non-QM programs that qualify on 12 to 24 months of bank statements, P&L statements, or 1099 income, no tax returns required. Texas's large population of business owners, contractors and energy sector consultants makes this one of the most used programs in the state.
Fits if you: are self employed or 1099, have been declined by a bank or your tax returns understate your actual income.
Out-of-State Relocators to Texas
Texas continues to attract relocators from California, the Northeast, and elsewhere, drawn by job growth and no state income tax. Alpine's multi-state licensing means an out-of-state buyer can work with one broker familiar with both their departure state and Texas. We handle the timing coordination between selling an existing home and purchasing in Austin, Dallas, Houston or San Antonio.
Fits if you: are relocating to Texas, are coordinating the sale of an out-of-state home or are a remote worker buying in a Texas metro.
First-Time Texas Homebuyers
Alpine works with first-time buyers on FHA loans with as little as 3.5% down and conventional loans with as little as 3% down. As a wholesale broker, Alpine shops your scenario across multiple lenders to find competitive pricing. San Antonio and the more affordable Texas metros remain accessible markets for first-time buyers.
Fits if you: are buying your first home, have 580+ FICO and want to keep more cash on hand.
Borrowers with Credit Issues
Recent bankruptcy, prior foreclosure or a low FICO score do not automatically disqualify you. Alpine offers FHA loans with FICO scores as low as 580 with 3.5% down or as low as 500 with 10% down, post-bankruptcy and active Chapter 13 financing, and imperfect credit programs.
Fits if you: have a FICO under 620, have a bankruptcy or foreclosure in your history or have been told you cannot qualify.
Foreign National Buyers
Texas attracts significant international investment particularly from Mexico and Latin America in the major metros. Alpine offers foreign national loans for non-US citizens purchasing Texas property, typically requiring 25 to 30% down, without requiring US credit history or a Social Security number.
Fits if you: are a non-US citizen buying Texas property or do not have US credit history or a Social Security number.
Borrowers Looking for Competitive Rates
If you are actively shopping rates and quotes, Alpine's wholesale broker model is built for this. We compare pricing across multiple wholesale lenders for your specific scenario rather than offering a single bank's rate sheet. Alpine also backs its pricing with a Best Rate Guarantee: show us a competing lender's locked rate and Loan Estimate on the day the loan was locked and we will work to match or beat it. Get a custom quote in minutes.
Fits if you: have quotes from other lenders, want to verify you are getting competitive pricing or have been told a rate is the "best" you can get.
Serving All of Texas
Alpine Mortgage provides mortgage loans throughout the state of Texas. Each region has its own market dynamics.
Houston Metro
Markets: Houston, Sugar Land, The Woodlands, Katy, Pearland, Cypress
Largest Texas metro by population with a diverse housing market from affordable suburbs to luxury areas like River Oaks and Memorial. Strong energy sector employment plus growing healthcare and tech presence. Houston is notable as one of the few major Texas metros where FHA loan limits sit at the standard floor.
Dallas-Fort Worth
Markets: Dallas, Fort Worth, Plano, Frisco, McKinney, Arlington
Major corporate headquarters concentration, luxury jumbo markets in Highland Park and University Park and rapid suburban growth in north Dallas. One of the strongest investment property markets in the state.
Austin Metro
Markets: Austin, Round Rock, Cedar Park, Georgetown, Pflugerville
Tech employment hub with significant California and out-of-state relocator buyers, luxury jumbo market in West Austin and Westlake and a strong investment and short term rental market.
San Antonio & Hill Country
Markets: San Antonio, New Braunfels, Boerne, Fredericksburg
More affordable than other major Texas metros with a strong military presence (Joint Base San Antonio) driving VA loan activity and active first-time buyer demand. The adjacent Hill Country has a growing second home and weekend property market.
Other Texas Markets
Markets: El Paso, Killeen, Corpus Christi, Lubbock, Midland-Odessa
Strong VA loan markets near major installations: Fort Bliss (El Paso), Fort Hood (Killeen), and NAS Corpus Christi. The Permian Basin (Midland-Odessa) has an energy driven housing market.
Ready to Get Started?
Whether you're buying your first Texas home, refinancing, or investing in property, Alpine is ready to help. The next step depends on where you are in the process:
Or call (201) 488-8809 to speak with a Texas mortgage originator today.
Steven Parangi is a licensed mortgage loan originator (NMLS #76024) and attorney with over 20 years of experience in residential home lending. As the founder of Alpine Mortgage, Steven works directly with borrowers to review their mortgage options and assist them throughout the home financing process. Content published on AlpineBanker.com is reviewed regularly by Steven to reflect current lending guidelines and market conditions.
View full author profile →Texas Mortgage FAQs
Section 50(a)(6) of the Texas Constitution governs cash-out refinances and home equity loans on Texas homestead properties. The key restrictions include: maximum 80% combined loan-to-value (CLTV), a required 12-day cooling-off period between application and closing, specific disclosure requirements, and a one-time refinance every 12 months on the same homestead. Once a Texas homestead has been refinanced under 50(a)(6), the loan is permanently classified as a 50(a)(6) loan on all future refinances. Texas borrowers should work with a lender experienced with these requirements.
Most Texas mortgages close within 30-45 days of contract signing. The exact timeline depends on the loan program, the appraisal turnaround in your area, the title company's schedule, and how quickly you provide requested documentation. Texas Section 50(a)(6) home equity refinances require a built-in 12-day cooling-off period that extends the typical refinance timeline. Refinances typically close in 30-45 days. Alpine has closed purchase loans in as little as 2 weeks when contract terms required it.
Yes. Texas has more major military installations than nearly any other state including Fort Hood (Killeen), Fort Bliss (El Paso), Joint Base San Antonio, NAS Corpus Christi, Sheppard AFB, Dyess AFB, and others. VA loans offer zero down financing for eligible veterans and active duty service members. Texas also has no state income tax which can make qualifying easier compared to high-tax states. Alpine has significant experience originating VA loans for Texas military borrowers.
Yes, Texas investors have multiple mortgage options for investment properties. Conventional loans for investment properties typically require 15-25% down with FICO 620+. DSCR (Debt Service Coverage Ratio) loans qualify investors based on the rental income of the property rather than personal income, ideal for the strong rental markets in Austin, Dallas-Fort Worth, Houston, and San Antonio. Note that Texas Section 50(a)(6) home equity restrictions apply only to homestead properties, not investment properties, which means more flexible cash-out options for investment properties.
Mortgage brokers and banks each have advantages. Banks offer relationship pricing and convenience if you already bank there. Mortgage brokers shop multiple wholesale lenders to find the best rate and program for your situation, which often means more competitive pricing and more flexibility. For Texas-specific situations like Section 50(a)(6) home equity loans, self-employed Texas business owners, VA loans near military installations, and investment property buyers, a broker's lender network often produces better options than a single bank. Brokers also have access to specialized programs like Non-QM and DSCR loans that most banks don't offer.
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