Mortgage programs, compared honestly
There is no single best loan — it depends on your credit, income, down payment, property, and goals. Explore each program, then we compare the ones your situation supports side by side.
Foundational Programs
The core mortgage programs most buyers compare. Each has different credit, down-payment, and property considerations.
Guidelines vary by lender, investor, and borrower. This page is for educational purposes only and is not a commitment to lend or a rate quote.
Specialty Income Programs
For borrowers whose income doesn't fit the standard W-2 mold.
Investor Options
Financing that qualifies on the property's cash flow, not your personal income.
Home Equity & Refinance
Tap equity or refinance under Texas's specific homestead rules.
Assistance Programs
Programs that may help bridge the gap to a down payment or closing costs.
Renovation
Finance purchase and renovation together — or fund improvements through your mortgage.
Quick comparison
A high-level view. We compare the specifics for your situation during your consultation.
| Program | Who it may help | Key consideration |
|---|---|---|
| Conventional Loans | Buyers with steady income, solid credit, and funds for a down payment — including many move-up buyers and those purchasing standard homes in The Woodlands, Spring, and Katy. | Credit and down-payment expectations are generally higher than government-backed programs |
| FHA Loans | First-time buyers, buyers building or rebuilding credit, and those with smaller down-payment funds across Greater Houston and The Woodlands. | Upfront and annual mortgage insurance premiums typically apply |
| VA Loans | Active-duty service members, veterans, and eligible surviving spouses across Texas, including the large military and veteran community around Houston. | A VA funding fee typically applies, though exemptions exist for some borrowers |
| USDA Loans | Buyers purchasing in eligible rural and suburban areas — relevant for parts of Waller, Grimes, Walker, Austin, and other counties around Greater Houston. | Property must be in a USDA-eligible rural/suburban area |
| Jumbo Loans | Buyers purchasing higher-priced homes in The Woodlands, parts of Houston, and other premium Greater Houston markets. | Stricter credit, income, and reserve requirements |
| DSCR Loans | Real-estate investors purchasing or refinancing rental properties in Greater Houston, including investors building portfolios across Montgomery and Harris counties. | Terms and requirements vary significantly by lender |
| Bank Statement Loans | Self-employed borrowers, business owners, freelancers, and contractors across Greater Houston whose tax returns do not fully reflect their real income. | Typically requires a larger down payment than full-documentation loans |
| HELOC | Homeowners in Greater Houston looking to access equity for renovations, major expenses, or debt consolidation. | Variable rates are common, so payments can change |
| Down Payment Assistance | First-time and qualifying buyers across Greater Houston who need help bridging the gap to a down payment or closing costs. | Income and purchase-price limits often apply |
| FHA 203K Loans | Buyers purchasing a home that needs repairs or updates in Greater Houston, including older inventory in established Houston neighborhoods. | Process is more complex than a standard purchase loan |
| Renovation Loans | Buyers purchasing a home that needs updates, and current homeowners looking to fund improvements, across Greater Houston. | Process adds steps beyond a standard purchase or refinance |
Requirements vary by lender, investor, and borrower. Not a commitment to lend.
Not sure which program fits? Let's compare them for you.
We review your full picture and show the options your situation supports — side by side.