Buying a home
From pre-approval to closing, with someone who can read every page of your tax return.
Before you look at houses
Get pre-approved first. A pre-approval tells you the price range the underwriter will accept and makes your offer credible to the seller. It starts with a short pre-application and a review of income documents; credit is pulled only with your permission.
Programs we compare
| Program | Typical minimum down | Good fit for |
|---|---|---|
| Conventional | 3% (first-time buyers) to 5% | Solid credit; mortgage insurance drops off as equity grows |
| FHA | 3.5% | Lower credit scores or higher debt ratios |
| VA | 0% | Eligible veterans and service members |
| USDA | 0% | Eligible rural and suburban areas, income limits apply |
| Jumbo | Usually 10% or more | Loan amounts above the conforming limit |
| Non-QM / bank statement | Usually 10% or more | Self-employed borrowers whose tax returns understate cash flow |
Requirements vary by lender and change over time. We confirm the current guidelines for your file.
Documents to gather
- Two years of federal tax returns, all schedules
- Last 30 days of pay stubs and two years of W-2s or 1099s
- Two months of bank and investment statements, all pages
- Photo ID
- For self-employed borrowers: year-to-date profit and loss and business returns if you own 25% or more
What happens after your offer is accepted
The lender orders an appraisal and title work, underwriting reviews the file and issues conditions, and you receive your Closing Disclosure at least three business days before closing. We review it with you line by line against your Loan Estimate.
Buying in Texas
Most of our buyers purchase in Texas, and most of our work is here. Texas has no state income tax, but property taxes are among the highest in the country, so the escrow part of your payment matters as much as the rate. Apply for the homestead exemption with your county appraisal district once you move in; it lowers the taxable value of your primary residence. Title insurance premiums in Texas are set by the state, so they do not vary between title companies, and most lenders require a survey. We put estimated taxes and insurance for the specific property into your numbers before you make an offer.
Buying in Florida
We are also licensed in Florida. Florida purchases add documentary stamp tax and intangible tax on the mortgage, and homeowners insurance often costs more, especially near the coast. Put those into the payment calculator before you settle on a price.
Talk to someone who reads tax returns for a living
A short pre-application takes about five minutes. We call you back, look at your numbers and tell you plainly which loan programs fit.