Texas Mortgage Broker: 100+ Lenders, DSCR to FHA, Written Guarantees

Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026

Quick answer
A Texas mortgage broker compares loan programs and pricing from many wholesale lenders instead of offering one bank's rates. iQRATE Mortgages (NMLS 1862492) is licensed in Texas and shops more than 100 lenders on complex deals for buyers, homeowners and investors in Houston, Dallas-Fort Worth, Austin and San Antonio. Texas has no state real estate transfer tax and no state income tax, but property taxes are high and Texas home-equity rules are strict: a cash-out refinance on a homestead is capped at 80% of the home's value. In 2026 the conforming limit is $832,750 statewide, and FHA limits run from $541,287 (Harris County) to $571,550 (Travis County). Most of our loans close in under 30 days, full-doc in about 17.

Get My Custom Rate Now · or call (702) 766-3744

5.0 stars from 76 Google reviews (October 2026) · See our Google reviews

Texas lending has its own rulebook. Homestead cash-out loans fall under Section 50(a)(6) of the Texas Constitution, title insurance premiums are set by the state, and property taxes weigh heavily in your payment. We work Texas files remotely from our Las Vegas office and place them with Texas-approved lenders whose guidelines fit, whether you're a first-time buyer in Katy, a self-employed owner in Plano, or an investor buying rentals in San Antonio.

Loan programs we offer in Texas

As a broker, we don't have one bank's product list. We compare wholesale lenders on every file, more than 100 on complex deals, and place you with the one whose rules and pricing fit you.

• Conventional loans: Fannie Mae and Freddie Mac loans up to the 2026 conforming limit for your county (see the county list below), with as little as 3% down for eligible first-time buyers.
• FHA loans: 3.5% down with a 580+ credit score under HUD guidelines, up to the county FHA limit.
• VA loans: for eligible veterans and service members, with no down payment required by VA for eligible borrowers with full entitlement.
• Jumbo loans: for loan amounts above the conforming limit.
• DSCR loans: investment-property loans that qualify on the rent instead of your personal income.
• Bank statement loans: for self-employed borrowers who qualify on 12 or 24 months of deposits instead of tax returns.
• Other non-QM options: asset-based (asset depletion), 1099, and foreign national loans, matched to the lender whose guidelines fit your file.
• Refinance and cash-out: rate-and-term and cash-out refinances on primary homes, second homes and rentals.

Texas closing costs and taxes in 2026

• Your closing costs, itemized: costs vary by county, price and loan type, so we don't quote a one-size range. Your Loan Estimate shows every line, and we add no fees of our own.
• No transfer tax: Texas has no state or local real estate transfer tax or deed stamps.
• Title insurance: premiums are promulgated (set) by the Texas Department of Insurance, so the base rate is the same at every title company; what differs is endorsements and escrow fees.
• Property taxes: Texas has no state property tax; cities, counties and school districts levy their own. Combined rates are among the highest in the country, so taxes are a big part of your payment and escrow deposit. On a $500,000 home, typical combined rates of about 1.5–2.2% mean roughly $7,500–$10,000 a year, about $625–$835 a month in escrow. Because Texas bills taxes in October and collects them in arrears, lenders often collect several months of taxes into escrow at closing, commonly 2–6 months depending on the closing month. The seller credits you its prorated share of the current year's taxes, which offsets part of it. Even so, Texas buyers usually bring noticeably more cash to close than Nevada buyers. The homestead exemption and a 10% annual cap on appraisal increases help owner-occupants after the first year.
• No state income tax: Texas has no personal income tax.
• Home equity rules (Section 50(a)(6)): a cash-out loan on a homestead is limited to 80% of fair market value, requires a 12-day waiting period after the required notice, and generally can be done only once a year.

Closing costs vs. prepaids: closing costs are not the same as cash to close

Closing costs are not the same as cash to close. Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close is your closing costs plus your prepaids, plus your down payment.

• Closing costs are non-refundable fees paid to the companies that make the loan and the transfer happen: lender origination, discount points, appraisal, credit report, title insurance, escrow or settlement, recording fees, and any transfer tax the buyer pays. They're in Sections A–E of your Loan Estimate.
• Prepaids are your own future housing bills, collected up front: the first year of homeowners insurance (and flood insurance, if required), daily interest from closing to the end of the month, and an initial escrow deposit of several months of property taxes and insurance. They're in Sections F and G. They aren't fees. This is money that pays your own bills.

Prepaids are the main reason cash to close varies so much between states. A state with high property taxes or expensive insurance can require thousands more at closing even when the fees are similar. The comparison below shows how.

Nevada vs. California vs. Texas vs. Florida: who pays what at closing

Transfer or deed tax

• Nevada: $2.55 per $500 in Clark County ($5.10 per $1,000, 0.51%) and $2.05 per $500 in Washoe. By custom the seller pays it, and the contract decides.
• California: a county documentary transfer tax of $1.10 per $1,000, plus city taxes in some cities, such as LA's Measure ULA (4% above $5.4 million, 5.5% at $10.9 million or more). By custom the seller usually pays.
• Texas: none.
• Florida: deed doc stamps of $0.70 per $100 (0.70%; $0.60 in Miami-Dade). By custom the seller pays.

State taxes on the buyer's new mortgage

• Nevada, California and Texas: none.
• Florida: doc stamps on the note at $0.35 per $100 (0.35% of the loan) plus intangible tax at 0.2% of the loan, both paid by the buyer. On a $400,000 loan that's $2,200.

Property tax after you buy

• Nevada: the tax bill on a primary residence can rise at most 3% a year (up to 8% on other property). The value isn't reset to your price when you buy, but you must file the county's primary-residence claim to get the 3% cap. Clark County's median bill is about 0.5% of home value.
• California: Prop 13 reassesses the home to its purchase price when it sells: 1% plus local voter-approved levies, often about 1.1–1.3% in total, then at most 2% a year in value increases. A supplemental tax bill usually follows the purchase.
• Texas: combined local rates often run about 1.5–2.2% of value. On a $500,000 home that's roughly $7,500–$10,000 a year (about $625–$835 a month) before exemptions. For owner-occupants, the homestead exemption and a 10% cap on yearly appraisal increases apply after the first year.
• Florida: the homestead exemption and Save Our Homes (assessed value rises at most 3% a year) apply to owner-occupants, but the assessment resets to market value when the home sells.

The buyer's biggest prepaids

• Nevada: small, because tax rates are low. Taxes are paid in advance, so you reimburse the seller for the part of the period after closing.
• California: the first year of homeowners insurance, plus an escrow deposit based on taxes at the new assessed value.
• Texas: property-tax escrow. Taxes are billed in October and paid in arrears, so lenders often collect several months into escrow, commonly 2–6 months depending on the closing month. The seller credits you its prorated share of the year's taxes, which offsets part of it.
• Florida: the first year of homeowners insurance, plus flood insurance where required, plus escrow months. Often the largest prepaids of the four states.

Bottom line for a buyer

• Nevada: usually the lowest cash to close of the four. The seller customarily pays the transfer tax, there's no tax on the mortgage, and property taxes are low. Our Nevada clients' closing costs typically run about $6,000–$8,000 on full-doc loans and about $15,000 on some non-QM loans.
• California: moderate fees, but high prices, and the property tax resets to your purchase price.
• Texas: no transfer tax, but high property taxes push escrow, and cash to close, well above Nevada.
• Florida: usually the most expensive of the four for buyers, because of the buyer-paid mortgage taxes (0.55% of the loan) plus insurance prepaids.

The transfer-tax and mortgage-tax rates are set by statute. Property-tax ranges are typical effective rates, not quotes. Your Loan Estimate shows your actual numbers.

2026 loan limits in major Texas counties (one-unit homes)

• Travis County (Austin): conforming $832,750; FHA $571,550.
• Dallas, Tarrant and Collin counties (Dallas-Fort Worth): conforming $832,750; FHA $563,500.
• Bexar County (San Antonio): conforming $832,750; FHA $557,750.
• Harris County (Houston): conforming $832,750; FHA $541,287.
• Most other Texas counties: conforming $832,750; FHA $541,287 floor.

Above $832,750 you need a jumbo loan. Duplexes have higher limits ($1,066,250 conforming).

Texas down payment assistance

• TSAHC Homes for Texas Heroes and Home Sweet Texas (Texas State Affordable Housing Corporation): down payment and closing cost help of up to 5% of the loan amount, as a grant or a forgivable second lien, for eligible teachers, first responders, veterans and moderate-income buyers.
• TDHCA My First Texas Home and My Choice Texas Home (Texas Department of Housing and Community Affairs): assistance paired with an eligible first mortgage, subject to income and price limits.
• City programs: Houston, Dallas, Austin and San Antonio each fund their own programs when budgets allow.

These need participating lenders. Ask early, and we'll check what you qualify for before pricing.

The iQRATE guarantees (in writing, in every state we serve)

Every guarantee has terms on its own page; see all of them here.

• Rate Match Guarantee: lock with us, then within 3 calendar days show us a competitor's locked Loan Estimate and rate lock agreement for identical terms. We match it, or pay you $1,000 after you close with them.
• Bare Bones Closing Cost Guarantee: no processing, admin, doc-prep, lock or broker fees of our own. Lender and third-party fees pass through at cost and are itemized on your Loan Estimate and Closing Disclosure.
• 17-Day Closing Commitment: our goal for eligible conventional, FHA and VA purchase loans is closing within 17 calendar days of signing initial disclosures.
• All Costs Covered Guarantee: after preliminary underwriting approval on a purchase, if the loan fails to close solely because of our processing or underwriting error, we reimburse up to $1,000 of out-of-pocket costs and a forfeited earnest money deposit up to $5,000.
• $5,000 Seller Guarantee: if a seller accepts your offer based on our fully verified pre-approval and the loan fails solely because of our error, we pay the seller $5,000. That makes your offer stronger.
• 12-Month Rate Drop Guarantee: if rates fall enough within 12 months of closing to lower your rate at least 0.50%, typical lender fees on the refinance are covered through premium pricing, subject to lender availability.
• Lifetime Automated Rate Monitoring: free for closed clients; we email you when the market drops about 0.50% or more below your rate.
• Moving Assistance Mortgage Offer: finance with us and buy through a participating partner agent, and you get help with professional moving costs, tiered by loan amount.

Most of our loans close in under 30 days, and full-documentation loans close in about 17.

Broker vs. bank vs. online lender in Texas

• Bank or credit union: one lender's products and pricing. If your file doesn't fit their box, the answer is no.
• Online lender: fast for simple files, but also one lender's guidelines, and often a call center.
• Mortgage broker: one application, many lenders. If one lender says no or prices high, we move the file to another without starting over. Brokers access wholesale pricing, and the compensation is disclosed on your Loan Estimate.

How it works with iQRATE, step by step

1. Call or apply online. A 15-minute call at (702) 766-3744 or our online application.
2. We price your file across our lenders. You see real options side by side, with every fee itemized.
3. Fully verified pre-approval. Underwriting reviews income, credit and assets before you make an offer, which is what backs the $5,000 Seller Guarantee.
4. Lock and disclose. You lock when you're ready, and the Rate Match window opens.
5. Close. Full-doc purchase loans target 17 days from initial disclosures; most of our loans close in under 30 days.

Where we lend in Texas

Houston, Katy, Sugar Land, The Woodlands and Pearland; Dallas, Fort Worth, Plano, Frisco, McKinney and Arlington; Austin, Round Rock, Georgetown and Cedar Park; San Antonio and New Braunfels; and El Paso.

Texas mortgage FAQs

What does a mortgage broker do in Texas?

A Texas mortgage broker compares programs and pricing from many wholesale lenders and places your loan with the best fit. iQRATE Mortgages is licensed in Texas under company NMLS 1862492 and shops more than 100 lenders on complex deals.

Does Texas have a real estate transfer tax?

No. Texas has no state or local transfer tax or deed stamps on home sales.

What is the 2026 FHA loan limit in Texas?

For one-unit homes it is $541,287 in most counties, including Harris (Houston), $557,750 in Bexar (San Antonio), $563,500 in Dallas, Tarrant and Collin, and $571,550 in Travis (Austin).

What is the 2026 conforming loan limit in Texas?

$832,750 for a one-unit home in every Texas county.

How much cash can I take out of my Texas home?

On a homestead, a Texas cash-out (Section 50(a)(6)) loan is limited to 80% of the home's fair market value, including all liens, and generally once a year. Investment properties don't fall under that rule.

Why are Texas title insurance rates the same everywhere?

The Texas Department of Insurance sets the basic premium rates, so the base premium is the same at any title company. Escrow fees and endorsements can differ.

How fast can you close a Texas mortgage?

Most of our loans close in under 30 days. Our goal for eligible full-documentation conventional, FHA and VA purchase loans is 17 calendar days from initial disclosures.

Can I get a DSCR loan in Texas?

Yes. DSCR loans qualify on the property's rent compared with its payment, can close in an LLC, and are a common tool for Texas rental investors.

Can self-employed Texans get a mortgage without tax returns?

Yes. Bank statement loans calculate income from 12 or 24 months of deposits; 1099 and asset-based loans are also options.

What down payment assistance is available in Texas?

TSAHC's Homes for Texas Heroes and Home Sweet Texas offer up to 5% of the loan amount, and TDHCA's My First Texas Home pairs assistance with an eligible first mortgage, subject to income and price limits.

Can a broker based in Las Vegas do my Texas loan?

Yes, if the company and loan officer are licensed in Texas. iQRATE Mortgages is licensed in Texas; verify it on NMLS Consumer Access under NMLS 1862492.

Why is cash to close higher in Texas than in Nevada?

Closing costs are not the same as cash to close. Texas has no transfer tax, but its property taxes are high, so lenders collect several months of taxes into escrow as prepaids at closing. On a $500,000 home, taxes of about $7,500 to $10,000 a year mean roughly $625 to $835 for each escrow month.

Sources

• FHFA, Conforming Loan Limit Values for 2026 (county file)
• HUD Mortgagee Letter 2025-23, 2026 FHA forward loan limits
• HUD FHA Mortgage Limits lookup
• Texas Constitution, Article XVI, Section 50(a)(6)
• Texas Department of Insurance, title insurance rates
• Texas Comptroller, property tax basics
• TSAHC, Homes for Texas Heroes
• TDHCA, My First Texas Home
• Nevada Department of Taxation, Real Property Transfer Tax FAQs
• NRS 361.4723, partial abatement (3% cap)
• Clark County, property tax abatement
• California Board of Equalization, change in ownership (Prop 13)
• Los Angeles Office of Finance, Measure ULA FAQ
• Texas Comptroller, property tax basics and homestead exemptions
• Florida Department of Revenue, Documentary Stamp Tax
• Florida Statutes §199.133, nonrecurring intangible tax
• CFPB, Loan Estimate explainer
• 12 CFR 1024.17, escrow cushion limit

Get started

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. Verify us on NMLS Consumer Access. David Ghazaryan, Mortgage Broker, NMLS 1486726. Equal Housing Opportunity. Loan programs, rates and terms change and are subject to credit, property and lender approval. This page is general information, not a commitment to lend.

Related: Nevada · California · Texas · Florida · DSCR loans · Bank statement loans · Our guarantees

‍