Buying a home is a big step. Your loan shouldn't feel like one.

Guide · New construction · Forney, TX

How Buyers Are Getting $24,000 in Seller Concessions on New Construction in Forney, TX

What is a seller concession, in plain English?

A seller concession is a credit from the seller — in this case, the builder — that goes toward your closing costs instead of coming out of your pocket at the closing table. Think of it as the seller agreeing to pick up part of the bill for setting up your loan and closing your purchase.

One thing to understand up front: a concession is negotiated into the deal. It is not automatic, and it is not guaranteed. How much you can get depends on the builder, the loan type you are using, and how the negotiation goes.

What can a seller concession pay for?

• Lender and title closing costs — the fees for processing your loan, the appraisal, title work, and closing the sale.
• Prepaid taxes and insurance — the property taxes and homeowners insurance you pay ahead into your escrow account at closing.
• Buying down your interest rate — in some cases, part of the credit can be used to pay points and lower your rate.

What it cannot pay for is your down payment. Concessions cover the costs around the loan — the down payment itself still has to come from you (or from a down payment assistance program, which is a different thing entirely).

Why new construction in Forney is concession-friendly

Forney is one of the fastest-growing communities on the east side of the Dallas area, and builders there are competing hard for buyers. When a builder has finished homes standing ready — or a new phase to fill — offering a closing-cost credit is often more attractive to them than cutting the price, because it helps the buyer without lowering the recorded price of the home. That combination — lots of new construction and builders competing — is exactly why buyers in Forney are in a good position to ask for concessions.

A real example: Jani's deal in Forney

This is not a hypothetical. In October 2026, Jani from Forney bought a new construction home built by Bloomfield Homes with $24,000 in seller concessions built into the deal. The loan closed on time, and the rate and fees came in as expected — no surprises at the closing table. Jani's realtor was Danielle Jones Alberson, and having her own agent in the negotiation is part of how a deal like this comes together.

Before you count on concessions, know the cautions

• Concessions are negotiated, not promised. They have to be agreed to in the contract — ask early, and get it in writing.
• Loan programs set limits. How much a seller can contribute depends on your loan type and how much you are putting down. Your lender can tell you the limit for your loan before you negotiate.
• The credit can't be more than your actual costs. If your allowable closing costs come to less than the concession, the extra doesn't turn into cash back — it simply goes unused. A good lender sizes the concession to your real numbers.
• Bring your own realtor to the builder's model home on the first visit. The salesperson in the model home works for the builder, not for you. If you visit without your agent the first time, the builder may not let you add one later — and you'll be negotiating alone against the builder's own team.

Guide · Down payment help · Texas

0% Down Payment Assistance in Texas: What It Really Means

The two ways "0% down" actually works

• A loan program that itself requires no down payment. Some loan types are simply built with a zero down payment for buyers who qualify for them.
• Down payment assistance that covers the down payment for you on a loan that normally requires one. The assistance pays the down payment portion, and you bring the rest of the picture — credit, income, and a home that fits the program.

Route one: VA and USDA loans

VA loans are for eligible veterans, active-duty service members, and certain surviving spouses, and they require no down payment. If you've served, this is usually the first route to look at.

USDA loans also require no down payment, for eligible buyers purchasing in qualifying rural and small-town areas — which covers more of Texas than many people expect, including communities outside the big metro areas.

Route two: Texas statewide down payment assistance

Texas offers statewide assistance programs that help cover the down payment on a regular loan. The help generally comes in one of two forms:

• A grant — money toward your down payment that does not have to be repaid.
• A deferred or forgivable second loan — a small second loan behind your main mortgage. "Deferred" means no monthly payment is due on it; "forgivable" means it can be wiped away over time if you stay in the home as required.

Who this can help

First-time buyers most of all — people who can handle a monthly payment but haven't had years to save a down payment. These programs are also commonly aimed at teachers, first responders, and veterans. If you're a renter with steady income and decent credit, this is worth a real conversation.

The catches, honestly stated

• Income and purchase-price limits apply, and they vary by county — a home or income that qualifies in one county may not in another.
• A minimum credit score is required. It's a floor, not perfect credit — but your score does have to clear it.
• A homebuyer education course is usually required. It's typically an online course you complete before closing — a small time investment, but plan for it.
• Primary residence only. Assistance is for a home you're going to live in, not an investment property.

And the part nobody should skip: closing costs

Even with 0% down, buying a home is not a zero-cash event. There are still closing costs, prepaid property taxes and homeowners insurance, and the escrow account setup your lender establishes at closing. Sometimes seller concessions or assistance can help with those too — but going in, budget for them, and let your lender show you the full cash-to-close number before you fall in love with a house.

Guide · Non-QM · Texas

Non-QM / Bank Statement Loans in Texas: When Your Tax Return Doesn't Show What You Really Earn

The problem: deductions shrink your income on paper

Here's the problem a lot of self-employed buyers in Texas run into. You run a real business. Money comes in every month. You pay your bills, you live on it, and you could afford the house payment. But when you file taxes, you take every deduction the tax code allows — and that's the right thing to do. The trouble is, a conventional lender looks at that tax return and sees a much smaller income than the one you actually live on. So the loan you should qualify for gets turned down, or the amount comes back far lower than it should be.

A different way to prove income

A bank statement loan works differently. It's a Non-QM loan — "Non-QM" just means it doesn't follow the standard conventional income rules. Instead of your tax returns, the lender looks at your bank statements, usually over the last year or two, and adds up the deposits that actually came in. That gives a much truer picture of what your business brings in.

That fits a lot of people in Texas: business owners, freelancers, contractors, 1099 workers, gig workers, and real estate investors. If your income is real but your paperwork doesn't show it the conventional way, this is the loan built for that situation.

How it works, in plain terms

Here's how it works in plain terms. You provide your personal and business bank statements for the period the lender asks for. The lender totals your deposits and applies an expense factor — because gross deposits aren't pure profit, and a business has costs. The result is your qualifying income. What you need to have ready: complete, consecutive statements, proof you've been self-employed, and a clear picture of your business. A profit-and-loss statement can sometimes help, too.

The honest cautions

A few honest cautions. These loans are priced for the flexibility — expect the terms to be different from a conventional loan, and expect to put more down. Not every lender offers them, and the exact requirements depend on the lender and your file. And a bank statement loan doesn't fix everything: you still need steady deposits, a solid credit history, and a home that appraises.

If you've been told no because of your tax returns, don't take that as the final answer. It may just mean you were looking at the wrong kind of loan. Bring me your statements and let's look at what your business actually earns — then we'll see if a bank statement loan fits.

Guide · Refinancing · Texas

Refinancing in Texas: When It Makes Sense, and When It Doesn't

The question homeowners are asking

Rates have eased a little lately, and a lot of homeowners are asking the same question: is it time to refinance? Here's how to think about it in plain English, without the sales pitch.

Three reasons people refinance

A refinance replaces your current mortgage with a new one. People do it for three main reasons. First, to lower the rate and the monthly payment. Second, to drop mortgage insurance — for example, if you bought with an FHA loan and now have enough equity, refinancing to conventional can get rid of the monthly mortgage insurance premium that otherwise stays with the loan. Third, to change the loan itself — moving from an adjustable rate to a fixed rate, or shortening the term so you pay the house off faster and pay less interest over the life of the loan.

The break-even test

The test is simple, and it's the same one I run with every borrower: add up the closing costs, divide by the monthly savings, and that's your break-even — the number of months before the refinance has actually saved you money. If you'll stay in the home well past that point, it can make sense. If you'll sell or move before then, the lower rate never pays for itself, and you're better off staying put. How long you'll keep the home matters just as much as the rate.

Texas wrinkles worth knowing

Texas has a few wrinkles worth knowing. Property taxes here are high, and taxes are a big part of your monthly payment — so a rate cut moves your total payment less than it would in a low-tax state. Cash-out refinances are capped by the Texas Constitution: your total mortgage debt can't exceed 80% of your home's appraised value, and lender fees on a cash-out are capped, too. A rate-and-term refinance — where you're not taking cash out — doesn't have that same 80% cap. And there's no state transfer tax in Texas, which helps keep closing costs down.

The honest cautions

A few honest cautions. Refinancing resets the clock on your loan, so if you're 20 years into a 30-year mortgage, starting over may cost you more in the long run than just making extra payments. A cash-out refinance trades equity for a higher balance, so weigh the cost on the whole loan, not just the cash in hand. And don't refinance for a small rate drop if the closing costs eat the savings — the math has to work, and I'll show you the math before you decide anything.

If you're wondering whether your loan is a candidate, call me. Tell me your current rate, your balance, and how long you plan to stay — and I'll run the break-even with you, straight, and tell you honestly whether it pencils out or not. If it doesn't, I'll say so.