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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
Quick answer
A Frisco mortgage broker compares builder-lender incentives against outside lenders and handles the PID and MUD assessments that come with new construction. iQRATE Mortgages (NMLS 1862492) is licensed in Texas and shops more than 100 lenders on complex files. Frisco spans Collin and Denton counties, where the 2026 limits are $832,750 conforming and $563,500 FHA. The 2025 combined tax rate with Frisco ISD was about 2.20%, before any PID or MUD. Texas has no transfer tax. Full-doc loans close in about 17 days.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Frisco has been one of the fastest-growing cities in the country, with new master-planned communities, the PGA of America headquarters and The Star in Frisco. Many purchases are new builds, which means choosing between a builder's preferred-lender incentive and an outside quote, planning around construction timelines and rate locks, and pricing in PID or MUD assessments.
Part of our Texas mortgage broker coverage. We're licensed in Texas under company NMLS 1862492 and work Frisco files from our Las Vegas office, closing with local escrow and title.
Neighborhoods and ZIPs we lend in: Starwood and Stonebriar (75034), Phillips Creek Ranch (75033, 75034), Newman Village and Richwoods (75033, 75036), Frisco Lakes (75036, a 55+ community), Hollyhock and Lexington Country (75033, 75034), and Frisco Square (75034, 75035).
Texas basics that apply here: Texas has no transfer tax and no state income tax, and title insurance premiums are set by the Texas Department of Insurance. Property taxes are high and billed each October and paid in arrears, so lenders usually collect about 2–6 months of taxes into escrow at closing, depending on the closing month; the seller's prorated tax credit for the months they owned the home offsets part of that. Owner-occupants get the homestead exemption and a 10% cap on yearly appraisal increases after the first year. A cash-out loan on a homestead is limited to 80% of value under Section 50(a)(6). Statewide down payment help includes TSAHC (Homes for Texas Heroes, Home Sweet Texas) and TDHCA (My First Texas Home).
Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In Frisco, property-tax escrow (often 2–6 months, partly offset by the seller's prorated tax credit) and the first year of homeowners insurance are the main prepaids, and PID or MUD assessments on new builds go into escrow as well. Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Collin and Denton counties: conforming $832,750 and FHA $563,500 for a one-unit home. Many Frisco purchases above $832,750 need a jumbo loan.
Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.
Terms for each are on its own page; see all iQRATE guarantees.
Compare first. Builder incentives can be valuable, but an outside lender may cost less in total. Our Rate Match Guarantee pays $1,000 if we can't match a competitor's locked Loan Estimate for identical terms.
A Public Improvement District assessment that funds infrastructure in many new communities. It's billed yearly, and lenders count it.
About $2.20 per $100 of value in 2025 with Frisco ISD, before exemptions and before any PID or MUD.
Yes, with an extended lock or a float-down option, which costs more the longer the lock. We price both.
$563,500 for a one-unit home in Collin and Denton counties. The conforming limit is $832,750.
They need city registration and hotel occupancy tax, and most HOAs restrict them.
Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in Frisco, property-tax escrow (often 2–6 months, partly offset by the seller's prorated tax credit) and the first year of homeowners insurance are the main prepaids, and PID or MUD assessments on new builds go into escrow as well.
Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.
Get My Custom Rate Now · or call (702) 766-3744
iQRATE Mortgages · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access. Equal Housing Opportunity. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.
More: Texas mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state
