Gerry Nicodemus NMLS # 286371 
Mortgage rates just hit their highest level in nearly three years, and more Texas buyers are asking whether they can take over a seller’s FHA loan. Here is how an assumable FHA loan works under HUD rules: the credit review, occupancy, fees, the seller’s release, the equity gap and why subject-to deals are risky.
Texas REALTORS say many buyers this year were surprised by how much property taxes affected what they could afford. Here is how escrow works, why the seller’s tax bill is not your tax bill, and how the $140,000 school homestead exemption and the 10% homestead cap apply to new owners.
FHA will accept VantageScore 4.0 and FICO 10T for case numbers assigned on or after January 1, 2027, and Fannie Mae and Freddie Mac aligned pricing across score models on October 1. Here is what is changing, what is not, and how Texas buyers can get their credit ready.
Texas REALTORS says buyers faced less competition in 2026, and rising borrowing costs make cash to close more important. Here is how seller concessions work, the FHA, VA and conventional limits, and how to ask for one in your offer.
Texas lawmakers held an Oct. 5 hearing on soaring home insurance premiums, and TDI is pushing discounts for stronger roofs. Here is what that means for buyers, how escrow works, and how to shop for coverage before you make an offer.
Texas buyers heading into fall are getting two things at once: more room to negotiate and more expensive borrowing. A Texas mortgage credit certificate (MCC) is one lesser-known tool that may help eligible first-time buyers offset part of that cost. In September 2026, the Texas State Affordable Housing Corporation (TSAHC) announced it is implementing a 2026 MCC … Read more
You may have noticed far fewer moving vans and for-sale signs in your area as Texas housing turnover sinks to a decade low, leaving the market effectively frozen. High mortgage rates, elevated prices, and economic uncertainty are keeping many homeowners glued to low-rate loans. At the same time, buyers hover on the sidelines, creating rare … Read more
The 2026 FHA one-unit loan limit floor is $541,287, and the ceiling is $1,249,125, effective for case numbers assigned on or after January 1, 2026. HUD Mortgagee Letter 2025-23] Most Texas counties sit at that floor, but 25, including the Austin, Dallas-Fort Worth, and San Antonio metro groups plus Glasscock County, allow more. Check your … Read more
Texas First-Time Homebuyer Programs: How to Qualify and Apply Texas offers two main paths to first-time homebuyer assistance: statewide programs through TDHCA (My First Texas Home and My Choice Texas Home) and nonprofit grants through TSAHC. Your fastest next step is to take an eligibility quiz or call an approved lender that works directly with … Read more
A mortgage payment that once felt manageable can become heavier as life changes. Property taxes may rise. Homeowners’ insurance can increase. Household expenses grow, and the room left in your monthly budget begins to feel smaller. If your current mortgage is FHA-insured, an FHA Streamline Refinance may offer a simpler way to improve your loan … Read more