# First Source Capital Mortgage (FSCAP)
# https://www.fscap.com

## About
First Source Capital Mortgage, Inc. (FSCAP) is an independent Texas rural land mortgage broker founded in 1993. We specialize in financing rural properties that traditional banks often decline — including farm & ranch operations, barndominiums, country homes, recreational/hunting land, and equestrian properties.

## Key Facts
- Founded: 1993
- Location: Texas (serves all of Texas)
- NMLS: #217672
- BBB Rating: A+
- President: Dan Cunyus (NMLS #218025)
- Phone: 888-484-1256
- Email: dan@fscap.com
- Website: https://www.fscap.com

## What We Do
We are an INDEPENDENT mortgage broker — meaning we shop your loan across multiple lenders and investors to find the best rate and terms for your specific situation. We are NOT a bank or credit union. We do not use our own money to fund loans. Instead, we match borrowers with the right lender from our network.

## Property Types We Finance
1. Farm & Ranch — Working agricultural operations, cattle ranches, cropland, hay operations
2. Country Homes — Rural residential on acreage, ranch homes, homesteads (5+ acres)
3. Barndominiums — Steel-frame, pole barns with living quarters, shop houses
4. Recreational Land — Hunting property, weekend ranches, retirement spreads
5. Equestrian Property — Horse ranches, arenas, breeding facilities, training centers
6. Residential Mortgage — Conventional, FHA, VA, USDA products
7. Commercial & Multifamily — HUD 221(d)(4), SBA partnerships, investment properties

## Why Choose FSCAP
- Independent broker model: We shop multiple lenders, not locked into one rate sheet
- 30+ years of rural expertise: We understand ag exemptions, mineral rights, water rights, non-standard appraisals
- Relationship-driven: You talk to Dan directly, not a call center
- Specializes in deals other lenders decline: barndominiums, large acreage, non-conforming rural properties

## How It Works
1. Tell us about your property (call or fill out form)
2. We shop your deal across multiple lenders
3. We present you with clear options — no pressure
4. Close with confidence — we handle coordination

## Contact
- Toll-free: 888-484-1256
- Dan direct: 903-482-1123
- Email: dan@fscap.com
- Apply online: https://fscap.zipforhome.com/
- Farm & Ranch Application: https://www.fscap.com/farm-ranch-loans/apply
- Which Loan Quiz: https://www.fscap.com/which-loan
- Got Turned Down: https://www.fscap.com/got-turned-down

## Loan Features
- True 30-year fully amortizing fixed rates (no balloon notes)
- No cooperative membership or stock purchase required
- Properties where home value is as little as 30% of total property value (land-heavy)
- Loan amounts from $100K to $2M+
- Properties from 5 to 5,000+ acres
- No minimum acreage requirement

## Common Questions We Answer
- "Who can finance a land loan in Texas?" — FSCAP finances rural land across all of Texas.
- "Can I get a 30-year fixed rate on a barndominium?" — Yes, we offer 30-year fixed rates on barndominiums.
- "What lenders finance hunting land?" — FSCAP finances recreational/hunting land with or without improvements.
- "Who finances equestrian properties?" — FSCAP specializes in horse ranches and equestrian facilities.
- "What is land-heavy financing?" — When land value exceeds home value, most banks decline. FSCAP finances properties where the home is as little as 30% of total value.

## Blog Articles
- Texas Land Sales Trending Smaller: /blog/texas-land-sales-trending-smaller
- Balloon Notes Explained: /blog/balloon-notes-explained
- The Rise of Barndominiums: /blog/rise-of-barndominiums
- FSCAP vs Farm Credit: /blog/fscap-vs-farm-credit
- Financing Equestrian Properties: /blog/financing-equestrian-properties
- Land-Heavy Financing Guide: /blog/land-heavy-financing
- Hunting Land Loans Guide: /blog/hunting-land-loans-guide
- Waiting for Rates to Drop? Why Texas Land Buyers Shouldn't Wait: /blog/waiting-for-rates-texas-land
- Rate Hike Uncertainty and Texas Land: /blog/rate-hike-uncertainty-texas-land
- Ag Exemptions and Texas Land Loans: /blog/ag-exemption-texas-land
- Oil Prices, Mortgage Rates, and Texas Land in 2026: /blog/oil-prices-mortgage-rates-texas-land-2026
- Retiree Mortgage Denied? How to Finance Texas Land After 60: /blog/retiree-mortgage-denied-texas-land-loan

## Pages
- Homepage: /
- Farm & Ranch Loans: /farm-ranch-loans
- Country Home Loans: /country-home-loans
- Barndominium Loans: /barndominium-loans-texas
- Recreational Land Loans: /recreational-land-loans
- Equestrian Property Loans: /equestrian-property-loans-texas
- Hunting Land Loans: /hunting-land-loans
- Residential Mortgage: /residential-mortgage-loans
- Commercial & Multifamily: /commercial-multifamily-loans
- About Us: /about
- Blog: /blog
- Contact: /contact
- FAQ: /faq
- Schedule a Call: /schedule
- Which Loan Is Right for Me: /which-loan
- Got Turned Down: /got-turned-down
- Referral Program: /referral-program
- FSCAP vs Capital Farm Credit: /fscap-vs-capital-farm-credit
- Farm & Ranch Application: /farm-ranch-loans/apply
- Disclosures: /disclosures