Loan options
Whatever the situation actually is
First house, fifth house, self-employed, rebuilding credit, or just tired of the payment you have. There is usually a path — and we shop a network of lenders to find it instead of selling you one bank’s menu.
Six programs
Start with the one that sounds like you.
Not sure? Start anywhere. The differences matter less than getting an actual look at your file.
VA
You earned this one. A VA loan is usually the strongest option on the table for an eligible veteran — and a lot of people who qualify never find out they do.
Read more Steady income, solid creditConventional
The standard route, and often the cheapest over the life of the loan if you qualify for it. Less flexible than FHA, but fewer strings attached once you're in.
Read more First house, or credit still healingFHA
Built for people the conventional box doesn't fit. Lower down payment, more forgiving credit requirements, and the most common first step into a first house.
Read more Just outside town, or nothing savedUSDA
The most overlooked program in East Texas. Zero down payment on eligible properties — and far more of the area around Longview qualifies than people assume.
Read more Above the conforming limitJumbo
For a purchase above the conforming loan limit. Different underwriting, a different set of lenders, and the place where being a broker rather than a bank matters most.
Read more Tired of the payment you haveRefinance
Three reasons people refinance: a lower payment, a shorter term, or getting at equity. The honest answer is that it isn't always worth doing — and we'll tell you when it isn't.
Read moreThe honest part
No single program is best for everyone.
FHA beats conventional on some files and costs more on others. USDA is effectively free money if the address qualifies and useless if it does not. VA is almost always the strongest option for someone eligible — and a lot of eligible people never find out they are.
That is the whole reason a broker beats a bank here. We are not paid to steer you toward one answer.
How it goes
Tell us the situation
A short conversation or the online estimator. No hard credit pull to begin.
We shop it
We take your file to a network of lenders rather than a single menu, and bring back what is actually available.
You decide
Options side by side, in plain English, including the option of doing nothing.
Questions
Straight answers
How do I know which loan I need?
You do not have to. That is our job. Tell us the situation and we will lay the options out side by side in plain English, including what each one actually costs you over time.
Can I switch programs later?
Often, yes. Plenty of people start on FHA and refinance to conventional once credit and equity improve. It is a legitimate strategy, not a workaround.
What does it cost to find out where I stand?
Nothing, and there is no hard credit pull to begin the conversation.
Why use a broker instead of my bank?
A bank can only offer you what that bank has. We are licensed in five states and we shop a network of lenders, which matters most on the files banks find awkward — self-employed income, thinner credit, jumbo amounts, or rural addresses.
Let's find out where you stand.
A short conversation, a straight answer either way, and no hard credit pull to begin.
Not a commitment to lend. Subject to credit approval and underwriting.