Full-Service Residential Mortgage — Plus Rural Expertise
While First Source Capital Mortgage is best known for our rural land and agricultural lending expertise, we also offer a complete suite of residential mortgage products for Texas homebuyers. Whether you're purchasing your first home in a subdivision or refinancing an existing residential property, we bring the same independent broker advantage to every deal.
As an independent mortgage broker, we aren't limited to one bank's products or rate sheet. We shop your residential mortgage across multiple lenders and investors to find the best combination of rate, fees, and terms for your specific situation. This means you get access to competitive pricing without the hassle of applying at multiple institutions yourself.
And if your "residential" property happens to be on acreage, in a rural area, or has unique characteristics that confuse other lenders — that's where our 30+ years of rural expertise really shines. We bridge the gap between standard residential lending and rural property financing better than anyone in Texas.
Residential Loan Programs
Conventional Loans
Fannie Mae and Freddie Mac conforming loans. As low as 3% down for first-time buyers, 5% for repeat buyers. PMI drops off at 80% LTV.
FHA Loans
Government-insured loans with flexible qualification. 3.5% down with 580+ credit. More lenient DTI ratios. Great for first-time buyers or those rebuilding credit.
VA Loans
For eligible veterans and active-duty military. 0% down payment, no PMI, competitive rates. We're proud to serve those who served.
USDA Rural Development
0% down payment for eligible rural properties. Income limits apply. Many Texas communities qualify. Excellent for rural homebuyers.
Residential Mortgage FAQ
Do you offer conventional residential mortgages?
Yes. In addition to our rural land specialty, we offer full-service residential mortgage products including Conventional (Fannie Mae/Freddie Mac), FHA, VA, and USDA loans. We serve both urban and rural Texas borrowers.
What is the minimum down payment for a residential mortgage?
Down payments range from 0% (VA and USDA) to 3% (Conventional) to 3.5% (FHA). The right program depends on your eligibility, property location, and financial situation. We'll help you find the lowest down payment option you qualify for.
Do you offer VA loans?
Yes. We are an approved VA lender and offer VA purchase loans, VA refinances (IRRRL), and VA cash-out refinances. VA loans offer 0% down payment and no monthly mortgage insurance for eligible veterans and active-duty service members.
What credit score do I need for a home loan?
Minimum credit scores vary by program: Conventional typically requires 620+, FHA requires 580+ (or 500 with 10% down), VA has no official minimum but most lenders require 620+, and USDA typically requires 640+. We can help you determine which program best fits your credit profile.
Can you help with first-time homebuyer programs?
Absolutely. We offer multiple first-time homebuyer options including low down payment programs, down payment assistance, and educational resources. Texas has several state-level programs we can help you access.
Do you offer refinance loans?
Yes. We offer rate-and-term refinances, cash-out refinances, and streamline refinances (FHA and VA). Whether you want to lower your rate, shorten your term, or access equity, we can help.
How long does closing take?
Standard residential closings take 30-45 days from application to closing. VA and USDA loans may take slightly longer due to additional government requirements. We work to close as quickly as possible while ensuring accuracy.
Do you charge origination fees?
Our fee structure is transparent and competitive. We'll provide a detailed Loan Estimate within 3 business days of application showing all costs. Call us to discuss your specific scenario — we're always honest about what a deal will cost.
Can I get pre-approved before I find a house?
Yes, and we strongly recommend it. Pre-approval gives you a clear budget, strengthens your offer in competitive markets, and speeds up the closing process once you find your home. Our pre-approval process is quick and straightforward.
Why choose FSCAP for a standard residential mortgage?
As an independent broker, we shop your deal across multiple lenders — not just one bank's rate sheet. This means you get access to more competitive rates and programs. Plus, you get the personal service of a family-operated business, not a call center.
NMLS #217672 | First Source Capital Mortgage, Inc.