— ABOUT TEXAS LIFESTYLE & DESTINATION MARKET LOANS

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— AUSTIN & CENTRAL TEXAS

Austin – anchored by the University of Texas and transformed by the arrival of Apple, Amazon, Tesla, Oracle, and Dell Technologies – is one of the highest-profile real estate markets in the country and home to one of the most concentrated populations of complex-income tech borrowers in the United States. The Austin market entered a buyer’s market dynamic entering 2026 following several years of historic price appreciation, creating genuine opportunity for buyers who were priced out during the 2021–2022 peak while the underlying demand fundamentals of job growth, in-migration, and Texas’s zero state income tax remain intact.

Key Austin Markets

Financing in Austin commonly involves RSU and stock option income from Apple, Amazon, Tesla, Oracle, and Dell employees, self-employed tech founders requiring bank statement or asset-based qualification, California transplant buyers with equity from California property sales, and jumbo loan amounts for Westlake Hills and lakefront properties.

The northern Austin suburbs – Round Rock, Cedar Park, Georgetown, and Leander – have become the primary landing zone for families pricing out of Austin proper, with Williamson County’s strong school districts, newer construction, and accessible price points. The southern corridor – San Marcos, Kyle, and Buda along I-35 – is one of the fastest-growing residential corridors in Texas.

→ Jumbo Loans
→ Explore Non-QM Mortgage Programs
→ Portfolio Loans & Flexible Financing Solutions

— TEXAS HILL COUNTRY

— SAN ANTONIO & SOUTH TEXAS

Go Spurs Go! San Antonio is Texas’s second-largest city and home to one of the most extraordinary military presences in the country. Joint Base San Antonio – encompassing Lackland Air Force Base, Randolph Air Force Base, and Fort Sam Houston – is one of the largest military installations in the United States, supporting tens of thousands of active-duty service members, veterans, and military families for whom VA loans are the dominant financing product across the entire South Texas market.

VA loan benefits available to eligible borrowers include 0% down payment on primary residence purchases, no private mortgage insurance requirement, competitive interest rates, and the VA IRRRL streamline refinance for existing VA loan holders. Our team is experienced with PCS relocation timelines, BAH income documentation for JBSA’s active-duty population, and entitlement scenarios common among personnel who have used VA benefits at prior duty stations. The communities surrounding JBSA – Converse, Schertz, Cibolo, Universal City, and Live Oak – are among San Antonio’s most active VA lending markets.

San Antonio Luxury Market – Beyond the military market, San Antonio’s luxury segment is concentrated in established in-city enclaves and the northern suburbs. The Dominion is a guard-gated luxury community in northwest San Antonio with custom estate properties and among the city’s highest residential values. Alamo Heights and Terrell Hills are San Antonio’s most prestigious in-city addresses. Stone Oak and far north San Antonio serve the growing corporate and technology buyer base with master-planned communities and newer luxury construction.

Rio Grande Valley – The Rio Grande Valley – McAllen, Brownsville, Harlingen, and Edinburg along the Texas-Mexico border – is a distinct, affordable, and growing market with strong first-time buyer activity and a large population of buyers who benefit from ITIN loan programs. The Valley’s accessible price points and McAllen’s rapid growth driven by US-Mexico trade create one of Texas’s most active FHA and ITIN loan markets.

→ Explore VA Loan Programs
→ VA Renovation Loan
→ VA IRRRL Streamline Refinance
→ Jumbo Loans
→ ITIN Loan Programs

— AUSTIN TECH INDUSTRY FINANCING

Austin’s tech industry has created one of the most concentrated populations of complex-income borrowers in the country. RSU vesting schedules, stock option exercises, signing bonuses, founder equity distributions, and variable performance compensation are the income norm rather than the exception for a significant share of Austin’s buyer population.

Common tech industry income scenarios our team qualifies regularly include RSU income from Apple, Amazon, Tesla, Oracle, Dell, and the broader Austin tech ecosystem, stock option exercise income, bank statement qualification for startup founders, asset-based qualification for buyers with significant investment portfolios accumulated through equity events, and 1099 programs for independent contractors in the technology sector.

→ Explore Non-QM Mortgage Programs
→ Explore Portfolio Loans & Flexible Financing Solutions

— WHY PACIFIC HOME LOANS

• Austin Tech Industry Expertise – Specialized experience qualifying RSU income, stock option compensation, startup founder equity, and the complex income structures of Apple, Amazon, Tesla, Oracle, and Dell employees.
• Westlake Hills & Austin Luxury Depth – Jumbo and portfolio programs for Austin’s most prestigious and consistently high-value residential communities.
• Texas Hill Country DSCR & Ranch Specialists – DSCR vacation rental programs for Fredericksburg wine country investments and portfolio lending for complex ranch estate and vineyard acquisitions.
• San Antonio VA Loan Depth – Full VA purchase, renovation, and streamline refinance programs for JBSA’s extraordinary military community at Lackland, Randolph, and Fort Sam Houston.
• ITIN & Rio Grande Valley Programs – Dedicated ITIN loan programs for the Rio Grande Valley’s significant buyer population without Social Security numbers.
• In-House Portfolio Capital – In-house underwriting and portfolio capital for ranch estate transactions, complex income structures, and scenarios requiring maximum flexibility.
• Licensed Across 10 States – Hawaii-headquartered with multi-state licensing, serving borrowers wherever their investment journey takes them.

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