— ABOUT TEXAS HOME LOANS
Texas’ Mortgage
Lending Specialists
Pacific Home Loans provides mortgage financing throughout Texas, including Dallas, Fort Worth, Frisco, Plano, Houston, The Woodlands, Sugar Land, Austin, San Antonio, Fredericksburg, and communities across all regions of the state. We offer conventional, FHA, VA, jumbo, portfolio, PrimeResort™, and Non-QM loan programs structured for Texas’s diverse property landscape and the complex borrower profiles that define its most active markets.
Texas has become one of the most dynamic and consequential real estate markets in the United States – driven by a convergence of economic forces that few other states can match. Texas’s zero state income tax has attracted a historic wave of corporate relocations and high-income buyers from California, New York, and Illinois, anchoring luxury real estate demand across Austin and the Dallas-Fort Worth metro. Austin’s emergence as a world-class technology hub has created one of the highest concentrations of complex-income tech borrowers in the country. Houston’s energy, healthcare, and port commerce economy sustains one of the largest and most diverse mortgage markets in the nation. San Antonio’s extraordinary military footprint – Joint Base San Antonio is one of the largest military installations in the country – makes VA loans a primary product across South Texas. And the Texas Hill Country has developed into one of the most active short-term rental and wine tourism markets in the South, generating consistent DSCR and PrimeResort™ financing demand from investors statewide and nationally.
The 2026 conforming loan limit across all Texas counties is $832,750 – the statewide baseline, with no high-cost county designations in Texas. Properties above this threshold require jumbo or portfolio financing, a common scenario across DFW luxury suburbs, Austin’s Westlake Hills, Houston’s River Oaks and Memorial neighborhoods, and the Texas Hill Country’s luxury ranch estate segment.
— TEXAS’S KEY REAL ESTATE MARKETS
Texas’s Key
Real Estate Markets
— POPULAR STARTING POINTS
— TEXAS TAX ADVANTAGE & RELOCATOR FINANCING
Texas Zero Income Tax &
Corporate Relocator Financing
Texas’s zero state income tax is one of the most powerful financial relocation incentives in the country – driving a sustained wave of corporate headquarters relocations, high-income individual moves, and investment capital deployments that have fundamentally reshaped Texas real estate. For a household earning $500,000 annually relocating from California, the elimination of state income tax can represent annual savings approaching $50,000 – a compelling financial argument that continues to drive luxury buyer demand across Austin and the Dallas metro.
Major corporate relocations anchoring luxury buyer demand include Toyota North America, JPMorgan Chase, Goldman Sachs, and Liberty Mutual in Collin County; Apple, Amazon, Tesla, Oracle, and Dell Technologies in Austin; and a broad expansion of financial services, technology, and logistics operations across the DFW Metroplex.
Common financing scenarios for high-income Texas relocators include jumbo and portfolio loan amounts for luxury primary residences, bank statement and asset-based qualification for self-employed business owners and tech executives, bridge financing for buyers simultaneously selling California or northeastern property, and RSU and stock option income documentation for Austin tech sector employees.
→ Explore Non-QM Mortgage Programs
→ Explore Portfolio Loans & Flexible Financing Solutions
— TEXAS VA LOAN MARKET
Texas VA Loans &
Military Buyer Financing
Texas has one of the largest and most geographically distributed military presences of any state in the country. Joint Base San Antonio – encompassing Lackland AFB, Randolph AFB, and Fort Sam Houston – is one of the largest military installations in the United States. Fort Bliss in El Paso, NAS JRB Fort Worth, and Fort Cavazos near Killeen round out a military footprint that makes VA loans an active product across multiple Texas markets.
Pacific Home Loans offers VA purchase, renovation, and streamline refinance loans throughout Texas, with experienced navigation of PCS relocation timelines, BAH income documentation, and VA entitlement scenarios common among Texas’s active-duty and veteran buyer population.
→ VA Loan Programs
→ VA Renovation Loan
→ VA IRRRL Streamline Refinance
— FINANCING OPTIONS
Investor & Non-QM
Borrowers in Texas
Texas attracts a high concentration of self-employed borrowers, tech professionals, energy sector executives, business owners, and real estate investors whose income structures benefit from flexible Non-QM qualification programs. The state’s investment property markets – particularly in Austin, the Hill Country, and the Dallas metro – also support strong DSCR financing demand.
Available Non-QM programs include:
— PROGRAM OPTIONS
Full-Service Texas
Mortgage Programs
Conventional – Standard financing for primary residences, second homes, and investment properties across Texas’s diverse markets.
→ Buying a Home
FHA Loans – Low down payment financing for eligible primary residence purchases and refinances.
→ FHA Loan Details
VA Loans – Zero down payment financing for eligible veterans, active-duty service members, and surviving spouses — a primary product across San Antonio, Fort Worth, El Paso, and all Texas military markets.
→ VA Loan Details
Jumbo Loans – High-balance financing for DFW luxury suburbs, Austin’s Westlake Hills, Houston’s River Oaks and Memorial, and high-value transactions above the conforming limit.
→ Jumbo Loan Details
Non-QM / Alt-Doc – Alternative documentation programs for tech executives, energy sector professionals, self-employed business owners, and high-income relocators with complex income structures.
→ Non-QM Programs
DSCR Loans – Investor cash flow programs for Texas Hill Country vacation rental investments, Houston investment properties, and Austin short-term rental acquisitions.
→ DSCR Loan Programs
ITIN Loans – Financing for buyers without Social Security numbers, particularly relevant in San Antonio, the Rio Grande Valley, and Houston.
→ ITIN Loan Programs
Portfolio Loans – In-house portfolio capital for ranch estate transactions, complex financial profiles, and scenarios requiring maximum flexibility.
→ Portfolio Loans
— WHY PACIFIC HOME LOANS
Pacific Home Loans
Texas Mortgages
DFW Corporate Relocator Expertise – Experienced financing executive relocations to Frisco, Plano, McKinney, and the Collin County corridor’s major corporate campuses.
Austin Tech Industry Specialists – Non-QM and portfolio programs for RSU compensation, stock option income, self-employed founders, and California transplants with complex financial profiles.
Texas VA Loan Depth – Full VA purchase, renovation, and streamline programs for Texas’s extraordinary military community across San Antonio, Fort Worth, El Paso, and Killeen.
Hill Country Resort & Ranch Expertise – DSCR, portfolio, land, and PrimeResort™ programs for Fredericksburg vacation rental investments, vineyard estates, and luxury ranch acquisitions.
Houston Energy Sector Programs – Bank statement and Non-QM qualification for energy sector professionals with variable, bonus-heavy, and non-traditional income structures.
In-House Portfolio Capital – In-house underwriting and portfolio capital for non-standard scenarios, complex income structures, and transactions requiring maximum flexibility.
Licensed Across 10 States – Hawaii-headquartered with multi-state licensing, serving borrowers wherever their investment journey takes them.
— COMMON QUESTIONS
Texas Mortgage
FAQ
Have a question not answered here? Our team is available to walk through your specific scenario.
Start Your Texas Financing Strategy
Whether you are purchasing a luxury estate in Frisco, a tech professional home in Austin, a VA purchase in San Antonio, a vacation rental investment in Fredericksburg, or a primary residence anywhere across Texas, our team can help structure the right financing solution for your goals.
