Mortgage Broker for Residential & Commercial Purpose Loans
Your Guide to Affordable Financing in the Lone Star State
Conventional Home Loans with Adam Bartling
Looking for a Conventional Home Loan in Texas that balances flexibility, competitive rates, and fewer constraints? At Bartling Lending, brokered by Adam Bartling, we offer conventional mortgages that follow Fannie Mae and Freddie Mac guidelines — giving you access to great terms without government-backed restrictions.
What Is a Conventional Home Loan?
A conventional loan is a mortgage not insured or guaranteed by government programs (FHA, VA, USDA). These are backed by private lenders under rules set by Fannie Mae or Freddie Mac. Because they’re not tied to government insurance, they often come with more flexibility, especially for borrowers who meet certain credit and financial benchmark requirements.
Why Choose a Conventional Loan with Bartling Lending?
- Competitive Interest Rates & Terms – For qualified borrowers (strong credit, good DTI, etc.), conventional loans can deliver lower rates and more favorable terms than many insured loans.
- Lower Down Payment Options – First-time homebuyers may qualify for as little as 3-5% down payments, depending on the program and credit strength.
- No Mortgage Insurance (PMI) or Remove It Early – If you put down 20% or more, or build equity over time, you may avoid or later eliminate private mortgage insurance, reducing monthly costs.
- Variety of Loan Terms – Fixed-rate loans (15- or 30-year), adjustable-rate mortgages (ARMs) that start fixed and adjust later — so you can choose what works best based on how long you plan to stay in the home.
Conventional Loan Guidelines in Texas
Credit Score Requirements
Minimum 620 FICO score required, but 740+ scores receive the best interest rates
Down Payment
As low as 3% for first-time homebuyers
Debt-to-Income Ratio (DTI)
Generally capped at 45%, though some lenders may allow up to 50% with strong compensating factors
Loan Limits
In most Texas counties: $726,200 (2024) for single-family homes
Private Mortgage Insurance (PMI)
Required if down payment is less than 20%, can be removed once you reach 20% equity
How We Help You Qualify & Succeed
At Bartling Lending, we don’t just originate loans — we partner with you to make sure your conventional mortgage works for your goals. Here’s how we help:
- Education-First Approach – We walk you through how credit, down payment, property type, and loan term affect your rate and payments.
- Multiple Lender Access – As a mortgage broker, Adam Bartling shops around with the best lenders and offers to find competitive rates and terms.
- Support for Self-Employed & Challenging Scenarios – Even if your income isn't standard W-2, or you’re self-employed, we have conventional loan options that accommodate your situation.
- Transparent Costs & Closing Support – We’re upfront about all fees, PMI, and closing costs. Our processing team ensures smooth, timely closings.
Tips for Qualifying for the Best Conventional Loan Rates in Texas
Improve Your Credit Score
Aim for a score of 740+ to qualify for the best interest rates. Pay down credit card balances, avoid new credit applications, and resolve any credit report errors.
Save for a Larger Down Payment
A 20% down payment allows you to avoid PMI altogether, resulting in lower monthly payments and potentially better interest rates.
Reduce Your Debt-to-Income Ratio
Pay down existing debts to improve your DTI ratio, making you more attractive to lenders and potentially qualifying you for better loan terms.
