Texas Farm & Ranch Financing — Built for Agricultural Operations
Financing a working farm or ranch in Texas requires a lender who understands agricultural operations from the inside out. At First Source Capital Mortgage, we've been financing Texas farm and ranch properties since 1993 — long enough to understand the seasonal cash flow cycles, ag exemption requirements, mineral reservation complexities, and rural appraisal challenges that make agricultural lending different from conventional residential mortgages.
As an independent mortgage broker, we don't offer just one institution's products. We shop your farm and ranch deal across multiple investors and lenders to find the best combination of rate, term, and structure for your specific operation. Whether you're expanding an existing cattle ranch, purchasing cropland, refinancing to eliminate a balloon payment, or buying your first piece of agricultural Texas, we have the expertise and lender relationships to get your deal done.
Our farm and ranch loan programs include true 30-year fixed-rate options — not the 5-year or 10-year terms with balloon payments that many agricultural lenders offer. Your payment stays the same from year one to year thirty, giving you the certainty you need to plan your operation's future.
We serve all Texas counties, from the Panhandle to the Rio Grande Valley, from East Texas timberland to West Texas rangeland. If you're buying, refinancing, or pulling equity from agricultural property in Texas, call Dan at 888-484-1256 for an honest assessment of your options.
Curious how we stack up against Farm Credit? See our full feature-by-feature comparison.
Property Types We Finance
Our farm and ranch lending programs cover the full spectrum of Texas agricultural properties:
Don't see your property type listed? Call us. We've financed nearly every type of agricultural property in Texas over the past three decades. If it has land and agricultural potential, we likely have a program for it.
Qualification Criteria
While every deal is unique, here are the general parameters for our farm and ranch loan programs:
Loan Amounts
$100,000 to $10,000,000+ depending on property and borrower qualifications
Loan Terms
15, 20, 25, and 30-year fixed-rate options available. No balloon payments on most programs.
Down Payment
Typically 15-25% depending on property type and borrower strength
Credit Score
Minimum 640 FICO. Better rates available at 680+. Compensating factors considered.
Property Location
All Texas counties. Rural and semi-rural locations.
Rates
Call for today's rates — 888-484-1256. Rates vary by property type, LTV, and borrower qualifications.
Our Farm & Ranch Loan Process
From first call to closing, here's what to expect when you work with First Source Capital on your farm or ranch financing:
Initial Consultation
Call Dan at 888-484-1256 or submit your information online. We'll discuss your property, goals, timeline, and financial situation. This conversation is free and carries no obligation.
Loan Structuring
We analyze your scenario and present it to multiple investors. Within a few days, we'll come back with your best options — rates, terms, and estimated closing costs.
Application & Underwriting
Once you choose a program, we collect documentation (tax returns, financial statements, property details) and submit to the selected investor for formal underwriting.
Appraisal & Title
We coordinate the rural property appraisal with appraisers experienced in agricultural valuations. Title work proceeds in parallel.
Closing
Once approved, we coordinate closing at a title company convenient to you. You sign, fund, and the property is yours.
Farm & Ranch Loan FAQ
What types of farm and ranch properties do you finance?
We finance working cattle ranches, cropland operations, mixed-use agricultural properties, irrigated farmland, dryland farming operations, and ranch land with improvements including barns, pens, and working facilities. Properties typically range from 20 acres to 10,000+ acres across all Texas counties.
What is the minimum acreage for a farm and ranch loan?
Most of our farm and ranch loan programs require a minimum of 10 acres, though some investors will go as low as 5 acres for properties with agricultural use. The property must have a legitimate agricultural purpose or potential — we can help you determine eligibility based on your specific situation.
Do you offer 30-year fixed rates on farm and ranch loans?
Yes. Unlike many agricultural lenders who only offer 5, 10, or 15-year terms with balloon payments, we have access to investors who provide true 30-year fixed-rate financing on qualifying farm and ranch properties. Your payment at year one is your payment at year thirty.
What down payment do I need for a farm and ranch loan?
Down payment requirements typically range from 15% to 25% depending on the property type, borrower qualifications, and loan amount. Working agricultural operations with strong cash flow may qualify for lower down payments. Call us to discuss your specific scenario.
Can I refinance my existing farm or ranch loan?
Absolutely. We refinance existing farm and ranch mortgages regularly — whether you want to lower your rate, extend your term, eliminate a balloon payment, or pull equity from your property for improvements or additional land purchases.
Do I need to have an active farming or ranching operation?
Not necessarily. While active agricultural operations often qualify for the best terms, we also finance recreational ranches, investment land with agricultural potential, and properties transitioning between uses. The key factor is the property itself, not just its current use.
How does FSCAP differ from Farm Credit for farm and ranch loans?
As an independent broker, we shop your deal across multiple investors and lenders — not just one institution's rate sheet. Farm Credit cooperatives can only offer their own products. We may find you a better rate, more flexible terms, or approval on deals Farm Credit declines. We also don't require cooperative membership or stock purchases.
What credit score do I need for a farm and ranch loan?
Most of our farm and ranch programs require a minimum 640 credit score, with better rates available at 680+. However, strong compensating factors like significant equity, agricultural income history, or large down payments can sometimes offset lower scores. Call us to discuss your situation.
Can I include improvements in my farm and ranch loan?
Yes. We can finance the land plus existing improvements (homes, barns, working facilities, fencing, water systems) in a single loan. For new improvements, we also offer construction-to-permanent financing options on qualifying properties.
How long does closing take on a farm and ranch loan?
Typical closing timelines range from 30 to 60 days depending on deal complexity, appraisal requirements, and title work. Our rural land expertise means fewer surprises and delays compared to lenders unfamiliar with agricultural properties. Call for a realistic timeline on your specific deal.
NMLS #217672 | First Source Capital Mortgage, Inc.