So… You want to buy or refinace a home with (any combination)…
- 20+ acres welcome, NOT by exception ✅
- Up to $5,000,000 loan amount (INCLUDING CASH OUT!) ✅
- Agricultural tax exemption possible ✅ (no commercial farming)
- Horses + horse barns ✅
- Hobby farms ✅
- Fruit trees / smaller vineyards ✅
- Barndominiums / log cabins ✅
- Complicated easements / private roads / remote access ✅
- Various outbuildings / garages / casitas / manufactured alternative structures ✅
Book a call right here or scroll down for more info
Here are some examples
99% of lenders will not be able to help you because…
- Fannie Mae and Freddie Mac conventional loans ❌- Generally have a ~10 acre limit and ~$800,000 loan size limit in Texas
- FHA loans ❌ – Generally have ~10 acre limit and ~$540,000 loan size limit in most of Texas
- VA loans ❌- Generally have ~20 acre limit and most lenders cap VA loans at $2,000,000 (some exceptions possible)
- USDA loans ❌ – Area dependent but has strict income and other limits so it usually is not applicable
- Most jumbo mortgage offerings cap at 10-15 acres ❌
- Most will not accept any horses or farming attributes whatsoever ❌
- For CASH OUT refinances MOST lenders cap you at $500,000 cash in hand (this can go to $5M) ❌
Competition – What’s the ‘catch’?
- There is an extremely high chance ONLY AFTER paying for an appraisal that they will need to get an exception that has a low chance of approval, wasting weeks of time and causing very high stress ❌
- Usually require you to have a private banking relationship and all of your wealth tied to them to write a custom loan for these rare scenarios ❌
- May not offer 30 year term loans, we often see 5 or 10 year balloon loan options which means you need to risk re-qualifying and refinancing down the road OR pay off the loan OR sell the home to avoid foreclosure ❌
What do you need to qualify?
- 600+ credit score ✅
- 20%+ down payment ✅
Income types accepted (can combine these to qualify)…
- W-2 employment income
- Self-employment income with tax returns
- Asset depletion (for example if you have $2M in stocks we can use a formula to count as income for mortgage purposes)
What does the loan look like?
- 7, 5 or 3 year Adjustable Rate Mortgage with a 30 Year term at market rates. ✅ (Fixed rate option is not available because this is a proprietary product not sold on the secondary market in a mortgage backed security, our partner uses their own funds and needs to hedge market rate risk accordingly.)
- Loan limit: $5,000,000 (MAY have wiggle room if over this) ✅
- Origination fee of 2% of the loan amount, max $40k (excluding Texas 50(a)6 home equity loans) ✅
- Loan purposes: purchase, rate and term refinance, cash-out refinance ✅
- All occupancy types possible: primary residence (homestead), second home, investment property ✅
- Vesting as a person or living trust is possible on all occupancy types, LLC possible on investment properties ✅
- Texas 50(a)6 loans eligible (home equity loan on a primary residence) ✅
- Can close in as little as 3 weeks ✅
Let’s talk – book a call no obligation (and/or start an application)
If URGENT – Complete an online application right away and then pick a time in the calendar below (does NOT automatically pull credit) – APPLY NOW