If you’re dreaming about buying a home in Texas—maybe near Houston, Katy, Cypress, Dallas, or Austin—you’ve probably already peeked at Zillow or driven through neighborhoods wondering, “Could we actually afford this?”
Before you fall in love with that perfect kitchen or backyard, here’s a truth that every Texan buyer should know:
👉 Your first step shouldn’t be calling a realtor. It should be calling your loan officer.
That single conversation—before you ever start house hunting—can completely change your homebuying experience.
It can save you time, prevent stress, and sometimes, it can even show you that you can afford more home than you ever expected.
Let’s walk through why starting with a trusted loan officer isn’t just smart—it’s the move that sets the tone for everything that comes after.
Buying in Texas: It’s Different Here
Every state has its quirks, but Texas is its own world when it comes to real estate.
- We don’t have a state income tax ✅
- But we do have higher property taxes and homeowners insurance rates
- Our cities are sprawling—one street over can mean a completely different tax rate, school district, or flood zone
- HOAs, master-planned communities, and new-build neighborhoods are common
- And the market? Still competitive, fast, and local-agent driven
That’s why your first conversation needs to be with someone who can help you understand how your finances fit into the Texas landscape—before you start house hunting.
Step One: Get the Real Picture (Not the Online Estimate)
It’s tempting to rely on online calculators and rough guesses. They make things look simple—plug in your income, pick a rate, and voilà, a “budget.”
The problem? Those calculators don’t know Texas. They don’t factor in:
- Varying property taxes between counties (Harris, Fort Bend, Travis, Bexar, etc.)
- Insurance requirements for windstorm or flood zones
- HOA dues (which can range from $200 a year to $200 a month)
- Local programs, down payment options, or closing-cost assistance
When you talk with me, we go beyond the guesswork.
We’ll look at your full financial picture—income, debt, savings, goals—and create a real Texas-based estimate of what you can comfortably afford each month.
And comfort matters. I never want you “house poor.” I want you proud of your new home and sleeping well at night.
What That First Call Actually Looks Like
No pressure. No jargon. Just a conversation.
We’ll cover:
- Your goals: where in Texas you want to live and what kind of home fits your lifestyle
- Your finances: income, debts, and what you’ve saved
- Your comfort zone: what monthly payment feels right for you
- Your options: we’ll compare loan programs side by side so you can see the differences
At the end, you’ll know:
- Exactly what you can afford
- Which loan options make sense for your situation
- What to do next (apply now or prep over a few months)
It’s about clarity, not commitment. You leave the call empowered.
How Starting Early Can Boost Your Buying Power
Many Texans don’t realize that talking to a loan officer early can sometimes increase what you can comfortably afford.
Not by “stretching” you—but by optimizing your strategy.
Here’s how:
1. Smarter Debt Positioning
Your debt-to-income ratio (DTI) is one of the biggest factors in qualifying for a mortgage.
We’ll pinpoint which debts are actually limiting you—and which ones don’t matter much. Paying down one key balance might make a bigger difference than you think.
2. Down Payment Strategy
Bigger isn’t always better.
Sometimes keeping more cash on hand for emergencies, furniture, or minor home repairs makes more sense than a massive down payment.
Other times, putting more down helps you avoid mortgage insurance and lower your monthly cost.
We’ll look at both so you can choose what feels best.
3. Choosing the Right Loan Type
Texas buyers have options—FHA, VA, Conventional, Jumbo, USDA (for rural areas), and more.
Each has unique benefits and fits different scenarios. For example:
- FHA: Great for first-time buyers or lower credit scores.
- VA: No down payment for eligible veterans.
- Conventional: Flexible for higher credit, allows for lower mortgage insurance over time.
- USDA: No down payment in approved rural zones (many areas outside Houston qualify!).
The earlier we talk, the more options we can explore.
Property Taxes and Insurance: The Texas Twist
If you’ve lived here a while, you know property taxes are part of the Texas story.
But here’s what new buyers sometimes miss: they vary dramatically by county—and even by neighborhood.
For example:
- A $400,000 home in Katy (Fort Bend County) could have a property tax rate near 2.8%.
- The same-priced home in Montgomery County might be closer to 2.2%.
- A new build in a master-planned community might carry a temporary “MUD tax” (Municipal Utility District), which funds community infrastructure.
That difference could mean hundreds of dollars a month.
Insurance matters too—especially if you’re near the Gulf Coast, live in a flood-prone area, or have a newer home with premium-rated coverage.
These costs shape your true monthly payment, and we’ll factor them in from day one.
That’s how you shop smart and avoid falling for a home that “fits” your price range online but doesn’t fit your real budget.
Texas HOAs, New Builds, and Hidden Costs
Texas is full of HOAs, especially in suburban communities.
Some cover amenities like pools, parks, or front-yard maintenance. Others just maintain entry signage. Fees vary widely.
Then there are new-construction homes—an exciting option across the state.
New builds often come with incentives (like covering some closing costs) but also longer timelines and taxes based on the land only until the home is assessed the following year.
When that first full tax bill arrives, it can surprise new homeowners.
Talking with a loan officer early ensures we estimate your future tax bill accurately—so you’re not caught off guard when your escrow adjusts.
“My Credit Isn’t Great…” — That’s Exactly When You Should Call
If your credit score isn’t where you want it to be, please don’t wait.
Talking early means we can design a credit-improvement plan that’s specific to mortgage scoring—not the generic advice you find online.
I’ll show you:
- Which accounts help and which hurt
- How to time payments and balances to get the biggest score bump
- When to avoid opening or closing certain accounts
- How to safely handle collections or medical debt
Many of my clients who thought they’d need “a year or two” were ready in 6–9 months once they had a clear plan.
You don’t need perfect credit to become a homeowner. You just need a strategy and someone to guide you through it.
Pre-Qualification vs. Pre-Approval: Know the Difference
Texas sellers—and their real estate agents—take pre-approvals seriously.
Here’s the difference:
- Pre-Qualification is an estimate based on what you tell a lender.
- Pre-Approval is verified with your actual documents and credit report.
With a pre-approval letter in hand, you’re seen as a serious, ready buyer.
That can give you a real edge in a competitive Texas market, where homes can receive multiple offers the same weekend they’re listed.
What If You’re Self-Employed? (Texas Has a Lot of You!)
From contractors in Katy to small-business owners in Austin, Texas is full of self-made entrepreneurs.
If that’s you, know this: you can absolutely buy a home.
We’ll review your income, business structure, and tax documentation to find the best way to present your file.
Sometimes, using bank-statement or alternative-income programs can help show your true earnings potential.
The key is preparation. Let’s talk early, so when you’re ready to apply, we have everything clean and clear.
Real Stories from Right Here in Texas
1. The Couple Who Thought They Were “Too Early”
A young family in Richmond called me just to “get a sense” of things. They assumed they were a year away.
After reviewing their credit and savings, I showed them a few FHA and Conventional options. With minor debt adjustments, they qualified comfortably—months earlier than expected.
They closed on a home near their kids’ school and are now building equity instead of paying rent.
Lesson: Don’t wait to “be ready.” Let’s get you ready.
2. The Self-Employed Dad in Katy
He owned a small HVAC company and assumed lenders wouldn’t consider his income stable enough. We reviewed his last two tax returns, reorganized his write-offs for clarity, and used business bank statements to verify consistency.
He closed on a home with a big garage for his tools and work truck—his dream setup.
Lesson: You don’t need a W-2 job to own a home.
3. The Veteran in Pearland
He wasn’t sure if his service qualified him for a VA loan. We reviewed his Certificate of Eligibility and got him approved with zero down payment and no mortgage insurance.
He and his wife bought a beautiful home near friends and family, with a monthly payment that beat their rent.
Lesson: Always ask what programs fit you—you might be leaving money on the table.
What If You’re Not Ready Yet? Let’s Build a 12-Month Game Plan
Maybe you’re still saving for a down payment or working on credit. That’s okay.
If you talk to me early, we can turn “not ready yet” into a clear, doable plan.
Here’s what that looks like:
Months 1–3:
- Pull your mortgage credit report and review it together.
- Identify the fastest, safest ways to raise your score.
- Set a savings target for down payment and closing costs.
Months 4–6:
- Pay down specific debts strategically.
- Track progress with updates every few months.
- Avoid new credit lines unless we decide they’ll help.
Months 7–12:
- Re-check your credit and update your financials.
- Start pre-approval once your target score or savings goal is met.
- Begin touring neighborhoods confidently.
By this time next year, you could be ready to buy—with better credit, lower rates, and more money in your pocket.
Texas Buyers’ 7 Most Common Myths (and the Truth)
Myth 1: “I need 20% down.”
Truth: Nope! Many loans require far less. Some VA and USDA loans offer zero down. FHA is 3.5%, and Conventional can be as low as 3–5%.
Myth 2: “I’ll wait until I find the perfect home, then get financing.”
Truth: In Texas, homes move fast. Without pre-approval, you risk missing out.
Myth 3: “All lenders are the same.”
Truth: Some treat you like a file. I treat you like a partner. You deserve someone who understands your goals and your market.
Myth 4: “Pre-approvals hurt my credit.”
Truth: Mortgage inquiries are grouped together and typically count as one when done within a short time frame.
Myth 5: “I can’t buy with student loans.”
Truth: You can! We’ll look at your repayment terms and include them appropriately in your DTI.
Myth 6: “Texas homes are too expensive now.”
Truth: The market is always changing. With creative loan strategies, rate options, and local programs, many buyers are still finding great opportunities.
Myth 7: “I’ll just rent another year—it’s safer.”
Truth: Rent keeps rising in Texas. Buying locks in stability, builds equity, and can cost the same—or less—than renting long-term.
Your Texas Homebuying Starter Checklist
- Call or text Dorota – quick, no-pressure chat to talk about your goals.
- Review your finances – income, debts, and comfort zone.
- Gather key documents – pay stubs, W-2s or 1099s, bank statements, ID.
- Get pre-approved – know your real buying power.
- Connect with a realtor – now that you’re confident in your budget.
- Shop smart – focus on areas and homes that truly fit your lifestyle.
- Close with clarity – and celebrate your new Texas home!
Why This Step Changes Everything
Starting with a loan officer isn’t just about paperwork. It’s about peace of mind.
When you understand your numbers before you shop, everything else becomes easier:
- You won’t waste weekends touring homes outside your range.
- You’ll feel confident making an offer when the right one appears.
- You’ll avoid financial surprises.
- And sometimes—you’ll find out you can afford more than you thought.
It’s not about “how much can I borrow?”
It’s about “how can I buy wisely?”
Ready to Take That First Step?
Whether you’re planning to buy in six weeks or six months, that first conversation could change everything about your homebuying journey.
I’d love to help you find out what’s possible.