— Travis County

Travis County
Home Loan Specialists

Mortgage financing for Austin luxury homes, tech professional borrowers, urban condominiums, and investment properties across Travis County.

— ABOUT Travis County LOANS

Travis County
Mortgage Financing

Pacific Home Loans provides mortgage financing throughout Travis County, including Austin, Westlake Hills, Rollingwood, Bee Cave, and surrounding communities. We offer conventional, FHA, VA, jumbo, portfolio, and Non-QM loan programs structured for Travis County’s dynamic and rapidly evolving real estate market.

Travis County – anchored by Austin – has undergone one of the most dramatic real estate transformations of any major US metro over the past decade. The arrival of Apple, Amazon, Tesla, Oracle, Dell Technologies, and a dense ecosystem of startups and venture-backed companies has created a high concentration of tech professionals, founders, and executives whose income structures frequently involve RSU compensation, stock options, variable performance bonuses, and business ownership – all requiring sophisticated mortgage structuring. Texas’s zero state income tax has reinforced Austin’s appeal for California tech transplants, creating a sustained wave of luxury buyer demand. The 2026 conforming loan limit in Travis County is $832,750, with many Austin luxury and Westlake Hills transactions requiring jumbo or portfolio financing.

— ABOUT Travis County LOANS

Austin Luxury
Real Estate Financing

Austin’s luxury real estate market has expanded dramatically, with established enclaves like Westlake Hills commanding prices that rival California coastal markets – and a growing urban luxury market in Tarrytown, Pemberton Heights, and the 78703 zip code that attracts buyers seeking walkable proximity to downtown and the University of Texas.

Key Austin Luxury Markets

  • Westlake Hills – Austin’s most prestigious residential enclave, a separate municipality with some of the highest residential values in Texas and top-ranked schools
  • Rollingwood – exclusive in-city community adjacent to Westlake Hills with custom estate properties
  • Tarrytown & Pemberton Heights – established luxury neighborhoods west of downtown with mature tree canopy and high demand
  • Barton Hills & South Lamar – high-appreciation urban neighborhoods with luxury renovated homes
  • Lake Austin waterfront – lakefront estate properties along Lake Austin commanding premium values

Financing in the Austin luxury market commonly involves:

  • Jumbo loan amounts above the $832,750 conforming limit for Westlake Hills and lakefront properties
  • 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 to deploy
  • Competitive multiple-offer environments in Westlake Hills and high-demand neighborhoods

For complex wine country and ranch estate transactions:
→ Portfolio Loans & Flexible Financing Solutions

For jumbo and high-balance financing:
→ Jumbo Loans 

— SPECIALIZED FINANCING

Austin Urban
Condominium Financing

Austin’s urban core – centered on downtown, the Rainey Street district, and the Domain in North Austin – has seen significant high-rise and mixed-use condominium development over the past decade. Many of Austin’s most desirable urban residences involve ownership structures or HOA compositions that require non-agency or portfolio financing.

Properties may include:

  • Non-warrantable condominium characteristics in downtown high-rise and mixed-use buildings
  • High investor ownership concentration above agency thresholds in newer developments
  • Short-term rental designations in select buildings
  • New construction with incomplete HOA reserve funding in recently completed towers

— FOR RESORT & NON-WARRANTABLE PROJECTS

PrimeResort™

Some condominiums – particularly resort-designated or non-warrantable projects – require specialized underwriting that conventional lenders cannot provide.

Investor Qualification

Learn more about qualifying for a home loan utilizing investor and cash-flow-based qualification.

Portfolio Loans

Learn more about our portfolio loan options and flexible financing solutions.

— ABOUT Travis County LOANS

Tech Professional &
RSU Income Financing

Travis County has one of the highest concentrations of RSU-compensated tech employees in the United States outside of the San Francisco Bay Area. Apple’s Austin campus alone employs thousands of engineers, designers, and executives – many of whom relocated from Cupertino with California equity and Texas ambitions. Amazon, Tesla, Oracle, and Dell add tens of thousands more tech professionals to a borrower pool whose compensation structures require experienced mortgage underwriting.

Austin Tech Employer Income Considerations

  • Apple – large Austin campus with engineers, designers, and executives carrying significant RSU compensation
  • Amazon – growing Austin presence with technical and operational roles and RSU income structures
  • Tesla – Gigafactory Texas near Austin with executive and engineering workforce
  • Oracle – Austin headquarters with significant tech workforce and equity compensation
  • Dell Technologies – Round Rock headquarters adjacent to Travis County with long-established tech workforce

Our team structures financing for Austin tech borrowers including:

  • RSU income documentation and vesting schedule analysis for major tech employer employees
  • Stock option income consideration in qualifying income calculations
  • Self-employed tech founders and startup executives using bank statement or asset-based qualification
  • California transplant buyers leveraging California equity and Texas no-income-tax advantage simultaneously
  • Dual-income tech households with combined equity compensation structures

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

— Travis County LOAN OPTIONS

Travis County Relocator,
Investor & Non-QM Loans

Texas Cash-Out Refinance — Important Homestead Considerations

Texas homestead cash-out refinances are governed by Article XVI, Section 50(a)(6) of the Texas Constitution. These loans are generally limited to 80% loan-to-value, require a mandatory waiting period prior to closing, and are subject to specific fee limitations and eligibility requirements. Additional constitutional provisions apply, including restrictions on loan structure and closing requirements. These rules apply only to Texas homestead (primary residence) properties and do not apply to investment properties.

Austin Investment Property Financing

Austin’s strong rental market — driven by population growth, University of Texas demand, and a large young professional workforce — supports active investment property financing activity. Both long-term and short-term rental strategies are common across Travis County, with DSCR and Non-QM programs providing flexible qualification paths for investors.

Available investor financing programs include:

  • DSCR / investor cash flow loans — qualification based on rental property income
  • Bank statement loans — for self-employed investors and business owners
  • Portfolio lending solutions — for multi-property scenarios or complex structures
  • Conventional investment property financing

→ DSCR / Investor Cash Flow Loans
→ Explore Non-QM Mortgage Programs

Full-Service Travis County Mortgage Programs

In addition to specialized financing solutions, Pacific Home Loans offers a complete range of traditional agency programs:

→ Conventional Loans
→ FHA Loans
→ VA Loans
→ HomeReady
→ Home Possible 

— WHY PACIFIC HOME LOANS

Pacific Home Loans
Travis County Mortgages

  • Deep experience structuring financing for tech professionals with RSU and equity compensation
  • Expertise with Apple, Amazon, Tesla, Oracle, and Dell income documentation
  • Familiarity with Texas homestead cash-out refinance requirements
  • In-house underwriting and portfolio capital solutions for high-value and complex transactions
  • Access to jumbo, Non-QM, DSCR, and alternative documentation programs

Pacific Home Loans structures financing solutions that match the complexity of Travis County’s real estate market – whether the property is a Westlake Hills luxury estate, a downtown Austin high-rise condominium, or an investment property in Austin’s strong rental market.

Condo Financing Expertise

Expertise in complex condo, condotel, and financing for resort marketplaces.

In-House Service

In-house underwriting and delegated lending capabilities for faster, better service.

Flexible Borrower Solutions

Experienced with high-value and luxury transactions, offering loan amounts up to $30 million.

Licensed Across 10 States

Hawaii-headquartered with multi-state licensing – serving borrowers wherever their investment journey takes them.

Dedicated Loan Team

Every borrower is supported by a dedicated team from application through closing – not passed between departments.

Streamlined Process

Pre-qualify quickly, upload documents securely online, and e-sign mortgage disclosures from anywhere.

— COMMON QUESTIONS

Travis County
Mortgage FAQ

Have a question not answered here? Our team is available to walk through your specific scenario.

The 2026 conforming loan limit in Travis County is $832,750 for a single-family property. Many Westlake Hills, Lake Austin waterfront, and luxury Austin transactions exceed this threshold, requiring jumbo or portfolio financing. Our team offers competitive programs for these transactions.

RSU income from Austin tech employers – including Apple, Amazon, Tesla, Oracle, and Dell – can be used in mortgage qualification when properly documented with vesting schedules, grant histories, and employer confirmation of continued grants. For employees at established public companies with consistent RSU programs, this income can meaningfully strengthen a borrower’s qualifying profile. Our team is experienced with Austin tech RSU income structuring.

Texas constitutional law limits cash-out refinances on homestead properties to 80% combined loan-to-value, requires a mandatory 12-day waiting period before closing, and imposes restrictions on fees and refinance frequency. These rules apply specifically to Texas homesteads – primary residences. Investment properties are generally not subject to the same restrictions. Our team guides Austin homeowners through these requirements.

Yes. Non-warrantable condominium projects in Austin’s urban core may qualify for portfolio or non-agency financing when standard agency guidelines cannot be met. Contact our team for a project-level review before making an offer.

Yes. We regularly structure financing for California buyers relocating to Austin – including bridge financing for those simultaneously selling California property, bank statement loans for self-employed founders, and jumbo programs for buyers deploying California equity into Austin luxury real estate.

Loan amounts vary by program and borrower qualifications. Financing solutions may be available up to $30 million depending on property type, loan structure, and underwriting guidelines.

Start Your Travis County Financing Strategy

Whether you are purchasing a Westlake Hills luxury home, an Austin tech community residence, or an investment property in Travis County, our team can help structure the right financing solution.

Call 1-866-389-2778