Mortgage Broker for Residential & Commercial Purpose Loans
Complete Guide to FHA Loans in Texas | Bartling Lending
Complete Guide to FHA Loan Types in Texas
Adam Bartling - Army Veteran Mortgage Broker | Your Trusted Texas FHA Loan Expert
📞 Call Today: 713-301-0007 | ✉️ Email: adam@bartlinglending.com | 🌐 Bartlinglending.com
💡 Why Choose Adam Bartling as Your Top-Rated FHA Mortgage Broker in Texas?
As an Army Veteran Mortgage Broker with extensive experience across the Lone Star State, Adam Bartling has helped thousands of Texas families achieve their homeownership dreams through FHA loans. Unlike big banks that treat you like a number, Adam provides personalized service, competitive rates, and expert guidance through every step of your FHA home loan journey.
What Makes Adam Bartling Your Top Choice:
✅ Army Veteran - Understanding of military families and veteran benefits
✅ Texas Market Expert - Deep knowledge of every major Texas market
✅ Shopping Multiple Lenders - We work for YOU, not a bank
✅ Educational First Approach - Setting you up for long-term success
✅ No Upfront Credit Check - Start without impacting your credit
✅ Dedicated Support - Same team throughout your entire process
✅ Lender for Life - Annual real estate reviews to keep you on track
📚 Complete Guide to FHA Loan Types in Texas
Adam Bartling specializes in ALL types of FHA loans to meet every Texas homebuyer's needs. Let's explore your options:
🏠 FHA Purchase Loans - Your Path to Homeownership
Perfect for: First-time homebuyers, families with limited savings, and anyone with less-than-perfect credit
Key Benefits:✅ Only 3.5% down payment with credit score 580 or higher
✅ 10% down payment with credit score 500-579
✅ Seller contributions up to 6% toward closing costs
✅ Gift funds from family members fully allowed
✅ Easier credit qualification than conventional loans
✅ Competitive interest rates backed by FHA insurance
✅ Loan amounts up to $524,225 in most Texas counties (higher in some areas)
2025 Texas FHA Loan Limits:
- Standard Texas Counties: $524,225
- Some High-Cost Areas: Up to $571,550
- Check your specific county - Adam can help you determine your exact limit!
Texas Advantage: Adam Bartling's deep Texas market knowledge means he can guide you to neighborhoods that meet FHA requirements while fitting your lifestyle and budget - from urban lofts to sprawling suburban master-planned communities!
🔄 FHA Streamline Refinance - Lower Your Rate Fast!
Perfect for: Current FHA homeowners looking to reduce their monthly payment
Key Benefits:
✅ Minimal documentation required
✅ No appraisal needed in most cases
✅ No income verification in many scenarios
✅ Lower interest rate means immediate savings
✅ Faster processing than traditional refinances
✅ Switch from ARM to fixed-rate loan
✅ No cash-out - purely for rate and term improvement
How It Works:Your new loan must provide a "Net Tangible Benefit" - meaning you'll actually save money! This typically means:
- Lower monthly payment (at least 5% reduction)
- Lower interest rate
- Switch from adjustable to fixed rate
Texas Advantage: With Texas property values rising steadily, Adam monitors market rates daily to alert his clients when it's the perfect time to refinance. His streamline expertise has saved Texas homeowners thousands!
💵 FHA Cash-Out Refinance - Access Your Home Equity
Perfect for: Homeowners who need cash for home improvements, debt consolidation, education, or major expenses
Key Benefits:✅ Access up to 80% of your home's value
✅ One consolidated payment for all debts
✅ Potentially lower interest rate than credit cards
✅ Use funds for any purpose - no restrictions
✅ Tax advantages on mortgage interest (consult tax advisor)
✅ Fixed-rate stability for predictable payments
Common Uses:
- 🏡 Major home improvements or renovations
- 🎓 College tuition or education expenses
- 💳 High-interest debt consolidation
- 🚗 Vehicle purchase or major expenses
- 💰 Emergency fund establishment
Texas Advantage: Texas has experienced significant home appreciation! Adam Bartling can help you responsibly leverage your equity while maintaining financial stability and long-term homeownership goals.
🔨 FHA One-Time Close Construction Loan - Build Your Dream Home!
Perfect for: Buyers building their dream home from the ground up
Key Benefits:✅ Single closing - save thousands on closing costs!
✅ Only 3.5% down payment on total project cost
✅ Finance land purchase AND construction
✅ Lock interest rate before building starts
✅ Automatic conversion to permanent mortgage
✅ One set of closing costs instead of two
✅ No need for interim construction loan
How It Works:
- Apply with Adam Bartling for FHA construction loan approval
- Choose your builder (must be FHA-approved)
- Finalize plans and budget with professional estimates
- Close your loan before construction begins
- Builder draws funds as construction progresses
- Move into your new home with automatic permanent mortgage
Eligible Construction Types:
- New construction on your own land
- Existing home with major renovation (203(k) rehab)
- Manufactured homes on permanent foundations
Texas Advantage: With land still affordable in many Texas markets, building new makes sense! Adam knows FHA-approved builders throughout Texas and can guide you through selecting the perfect location from Hill Country to the Gulf Coast.
🏗️ FHA Construction-to-Permanent Loan (203k Rehab)
Perfect for: Buyers purchasing fixer-uppers or homes needing significant renovation
Two Programs Available:
Standard 203(k) - Major Renovations:✅ Renovations over $35,000
✅ Structural repairs allowed
✅ Room additions possible
✅ Complete kitchen/bathroom remodels
✅ Foundation or roof replacement
✅ Pool installation (in some cases)
Limited 203(k) - Minor Renovations:✅ Repairs up to $35,000
✅ Simpler process
✅ Non-structural improvements
✅ Flooring, painting, appliances
✅ HVAC replacement
✅ Faster closing timeline
Key Benefits:✅ Purchase + renovation in one loan
✅ Only 3.5% down payment on TOTAL project
✅ Avoid paying rent during renovations
✅ Forced equity growth through improvements
✅ Buy in established neighborhoods at lower prices
✅ Customize your home exactly how you want it
Texas Advantage: Many beautiful Texas neighborhoods have older homes with "good bones" but needing updates. Adam Bartling specializes in 203(k) loans and can help you see the potential in properties others overlook, creating your perfect home while building instant equity!
💰 Texas Down Payment Assistance Programs - Make Your Dream Affordable!
One of the biggest myths: You need 20% down to buy a home. THE TRUTH: Texas offers incredible down payment assistance programs that can provide thousands toward your purchase!
Statewide Texas Programs:
🌟 Home Sweet Texas Home Loan
- Assistance: Up to 5% of loan amount
- Who Qualifies: Low to moderate-income families
- Format: Grant OR deferred forgivable loan (forgiven after 3 years)
- Eligible Loans: FHA, VA, USDA, Conventional
- Bonus: Qualifies for Texas Mortgage Credit Certificate (20% tax credit!)
- Credit Score: 620 minimum
🦸 Homes for Texas Heroes
- Assistance: 3-5% of loan amount as GRANT
- Who Qualifies: Teachers, police, firefighters, EMS, correctional officers, Veterans
- Format: Grant (NO repayment required!)
- Eligible Loans: FHA, VA, USDA, Conventional
- Bonus: Qualifies for MCC tax credit
- Credit Score: 620 minimum
🏠 My First Texas Home
- Assistance: Up to 5% of loan amount
- Who Qualifies: First-time homebuyers & Veterans
- Format: Grant or deferred forgivable loan
- Eligible Loans: FHA, VA, USDA, Conventional
- Bonus: Qualifies for MCC tax credit
- Credit Score: 620 minimum
🎯 My Choice Texas Home
- Assistance: Up to 5% of loan amount
- Who Qualifies: ANY homebuyer (first-time OR repeat!)
- Format: Grant or deferred loan
- Eligible Loans: FHA, VA, USDA, Conventional
- Credit Score: 620 minimum
Major City Programs:
Houston Homebuyer Assistance Program
- Up to $50,000 available!
- Zero-interest, forgivable loan
- Forgiven after living in home for 5 years
- Income: 80% or below area median income
- Homebuyer education course required
Dallas Homebuyer Assistance Program
- Assistance for low-moderate income buyers
- Must purchase within Dallas city limits
- Various program options available
- Contact Adam for current program details
Austin Down Payment Assistance
- Up to $40,000 available!
- Forgivable loan structure
- Purchase price limits apply (under $614,054)
- Income restrictions based on household size
Fort Worth Homebuyer Assistance
- Up to $25,000 for down payment and closing costs
- Zero-interest forgivable loan
- 5-10 year forgiveness period
- Purchase price limits apply
San Antonio Programs
- HIP 80: Up to $30,000 (forgivable)
- HIP 120: Up to $15,000 (75% forgivable after 10 years)
- Various income and price restrictions
How Adam Bartling Helps: As your trusted FHA mortgage broker, Adam knows EVERY down payment assistance program in Texas! He'll identify which programs you qualify for, help you apply, and coordinate everything with your FHA loan - potentially saving you $10,000-$50,000 on your purchase!
📋 2025 FHA Loan Requirements - Can You Qualify?
Great News: FHA loans are designed to be accessible! Here's what you need:
Credit Score Requirements:
✅ 580 or higher = 3.5% down payment
✅ 500-579 = 10% down payment
✅ Past credit issues? FHA is more forgiving than conventional loans!
✅ Bankruptcy? Can qualify 2 years after discharge (vs. 4 years conventional)
✅ Foreclosure? Can qualify 3 years after (vs. 7 years conventional)
Adam's Expert Guidance: Even if your credit isn't perfect, Adam can evaluate your situation and provide a realistic path to FHA loan approval, including credit repair strategies if needed.
Income & Employment:
✅ Steady employment - typically 2 years in same line of work
✅ Income verification through pay stubs, W-2s, tax returns
✅ Self-employed? 2 years tax returns required
✅ Multiple income sources can be combined
✅ Part-time income can count if 2+ year history
Debt-to-Income Ratio:
✅ Front-end ratio (housing payment): 31% of gross income
✅ Back-end ratio (all debts): 43% of gross income
✅ Higher ratios possible with compensating factors
✅ Adam's advantage: Shopping multiple lenders finds you the best approval odds!
Property Requirements:
✅ Primary residence only (must live there)
✅ Single-family or 2-4 unit properties
✅ Condos (must be FHA-approved)
✅ Manufactured homes (on permanent foundation)
✅ FHA appraisal required (property must be safe and sound)
💳 Understanding FHA Mortgage Insurance (MIP)
FHA loans require mortgage insurance to protect lenders, but the benefits often outweigh the costs:
Upfront MIP:
- 1.75% of loan amount
- Can be rolled into your loan (no cash needed)
- Example: $300,000 loan = $5,250 upfront MIP
Annual MIP:
- 0.55% of loan amount annually (reduced in 2025!)
- Paid monthly as part of mortgage payment
- Example: $300,000 loan = $137.50/month
MIP Duration:
- Less than 10% down: MIP for life of loan
- 10% or more down: MIP drops after 11 years
- Refinance option: Remove MIP by refinancing to conventional loan once you reach 20% equity
Adam's Perspective: While MIP adds cost, FHA's lower down payment and easier qualifying often make it worthwhile - especially for first-time buyers. Adam runs the numbers to show you total costs vs. conventional loans, ensuring you make the best choice!
🏘️ Top Texas Communities Perfect for FHA Homebuyers
Houston Area Master-Planned Communities:
- The Woodlands - Parks, amenities, top schools
- Bridgeland - Lakes, trails, community events
- Elyson - Affordable luxury living
- Cross Creek Ranch - Water park, fitness centers
- Sienna Plantation - Resort-style amenities
- Grand Parkway - New construction opportunities
- Fulshear - Growing community near Energy Corridor
- Cinco Ranch - Established community, Katy ISD
Dallas-Fort Worth Metro:
- Viridian (Arlington) - Lagoon, resort amenities
- Light Farms (Dallas) - European-inspired design
- Walsh (Fort Worth) - Crystal Lagoon feature
- Aliana (Richmond) - Town center, trails
- Harvest (Northlake/Argyle) - Country living near city
- Union Park (Little Elm) - Lakeside community
- Phillips Creek Ranch (Frisco) - Resort amenities
- Canyon Falls (Northlake) - Golf, nature preserve
Austin Area:
- Belterra - Hill Country views, amenities
- Travisso - Lakeside community
- Bryson - Trails and parks
- Sweetwater - Established community
- Circle C Ranch - Southwest Austin location
San Antonio:
- Alamo Ranch - Northwest location
- Cibolo Canyons - Golf community
- The Preserve at Alamo Ranch - Nature trails
- Stone Oak - Upscale area
- Helotes - Hill Country charm
Why Veterans Love Texas:🇺🇸 No state income tax (more money in your pocket!)
🎖️ Strong military presence and support
🏡 Affordable housing compared to most states
🌞 Great weather year-round
💼 Booming job market across all sectors
🏞️ Outdoor recreation opportunities
🤝 Welcoming communities with Texas hospitality
🎓 Excellent schools and universities
As an Army Veteran himself, Adam Bartling understands what matters most to military families and helps veterans find the perfect Texas community to call home!
🎓 Specialized FHA Loan Programs for Texas Homebuyers
FHA Energy Efficient Mortgage (EEM)
Want to make your Texas home more energy-efficient? The FHA EEM can finance up to $8,000 in energy improvements!
Eligible Improvements:
- Solar panels (huge value in sunny Texas!)
- New HVAC system (essential in Texas heat!)
- Energy-efficient windows
- Insulation upgrades
- Programmable thermostats
- Energy-efficient water heaters
Benefits:✅ Roll improvement costs into loan
✅ No additional down payment required
✅ Lower utility bills
✅ Increased home value
✅ More comfortable living
Adam's Value: Few Texas mortgage brokers understand the FHA EEM program. Adam coordinates with energy raters and contractors to maximize your energy savings while staying within FHA guidelines!
FHA Condo Financing
Love urban living? Adam specializes in FHA condo loans in Texas's major cities!
Requirements:✅ Condo complex must be FHA-approved
✅ At least 50% owner-occupied
✅ HOA must be financially sound
✅ Building maintenance must be current
Popular Texas FHA-Approved Condo Areas:
- Downtown Houston high-rises
- Austin urban developments
- Dallas Uptown condos
- San Antonio River Walk area
- Fort Worth downtown lofts
Adam's Condo Expertise: He maintains a database of FHA-approved Texas condos and can check approval status before you make an offer!
💼 How Adam Bartling's Process Works
Step 1: Free Consultation 📞
Call 713-301-0007 or email adam@bartlinglending.com
- Discuss your homebuying goals
- Review your financial situation
- Explain FHA loan options
- Answer all questions
- NO pressure, NO obligation!
Step 2: Pre-Approval ✅
- Quick information gathering
- Soft credit review
- Shopping multiple lenders for best terms
- Pre-approval letter issued (often same day!)
- Budget and price range established
Step 3: Home Shopping 🏡
- Armed with pre-approval letter
- Adam available for property questions
- Quick property condition reviews
- Strong offer positioning
Step 4: Loan Processing 📋
- Document collection
- Appraisal coordination
- Underwriting submission
- Regular communication and updates
- Dedicated processor handling details
Step 5: Closing 🔑
- Final approval ("Clear to Close")
- Closing disclosure review
- Settlement coordination
- Keys to your new Texas home!
- Ongoing relationship for life!
🌟 Why Texas Families Choose Adam Bartling as Their FHA Mortgage Broker
Real Client Success Stories:
"Adam made our impossible dream possible!" ⭐⭐⭐⭐⭐ "With a 585 credit score and limited savings, we thought homeownership was years away. Adam found us a lender who approved our FHA loan, helped us access $15,000 in down payment assistance, and we closed on our Houston home in just 35 days! As a veteran himself, Adam understood our situation and never gave up on us."
- The Martinez Family, Houston, TX
"Best mortgage broker in Dallas - hands down!" ⭐⭐⭐⭐⭐ "After being denied by two other lenders, Adam took the time to really understand our finances. He shopped our scenario with five different lenders and got us approved with better terms than we imagined! His knowledge of FHA loans is unmatched, and his team made the process stress-free."
- Jennifer & Mike T., Dallas, TX
"Our lender for life!" ⭐⭐⭐⭐⭐ "Adam helped us buy our first home 3 years ago with an FHA loan. He just called us last month to say rates dropped and we could save $300/month with an FHA Streamline Refinance! It took less than 30 days and he saved us thousands. THIS is what a trusted mortgage broker does - he actually cares about his clients long-term!"
- The Rodriguez Family, San Antonio, TX
📞 Ready to Start Your Texas FHA Home Loan Journey?
Don't wait another day to achieve your homeownership dreams!
As Texas's top-rated Army Veteran Mortgage Broker, Adam Bartling is ready to guide you through every step of the FHA loan process. Whether you're:
✅ A first-time homebuyer starting from scratch
✅ A family ready to upgrade to more space
✅ A veteran looking to use your benefits
✅ Rebuilding after credit challenges
✅ Building your dream home from the ground up
✅ Renovating a fixer-upper
Adam Bartling has the expertise, connections, and dedication to make it happen!
Contact Adam Today:
📱 Call or Text: 713-301-0007
✉️ Email: adam@bartlinglending.com
🌐 Website: www.Bartlinglending.com
📍 Serving: All of Texas - Houston, Dallas, Fort Worth, Austin, San Antonio, El Paso, Arlington, Plano, and beyond!
Office Hours: Monday-Friday 8am-7pm, Saturday 9am-5pm, Sunday by appointment
🎯 Common FHA Loan Myths - BUSTED by Adam Bartling!
MYTH #1: "FHA loans are only for first-time buyers"
TRUTH: Anyone can use FHA loans - first-time OR repeat buyers!
MYTH #2: "FHA loans are harder to qualify for"
TRUTH: FHA loans are EASIER to qualify for than conventional loans!
MYTH #3: "Sellers don't accept FHA offers"
TRUTH: With proper pre-approval from a trusted lender like Adam's network, FHA offers are just as strong as cash or conventional!
MYTH #4: "FHA loans take forever to close"
TRUTH: With Adam's experienced team, most FHA loans close in 30-45 days!
MYTH #5: "FHA mortgage insurance is too expensive"
TRUTH: When you factor in the lower down payment and easier qualifying, FHA often costs LESS overall than conventional loans!
MYTH #6: "I can't get an FHA loan with bad credit"
TRUTH: FHA accepts credit scores as low as 500 (with 10% down) or 580 (with 3.5% down)!
📊 FHA vs. Conventional Loan Comparison
Feature FHA Loan Conventional Loan Minimum Down Payment 3.5% 3-5% (typically) Minimum Credit Score 580 (500 with 10% down) 620+ Mortgage Insurance Required (MIP) Required if <20% down (PMI) Bankruptcy Waiting 2 years 4 years Foreclosure Waiting 3 years 7 years Seller Concessions Up to 6% Up to 3-6% Gift Funds 100% allowed More restrictions Property Standards Strict safety requirements Less restrictive Loan Limits $524,225 in most TX counties $806,500+ Best For Lower credit, less savings Higher credit, more equity
Adam's Advice: Every situation is different! He analyzes YOUR specific scenario and shows you the total cost of FHA vs. Conventional vs. VA loans (if eligible), ensuring you make the best choice!
🏆 Why Bartling Lending is Different
Unlike big banks that treat you like a number and direct lenders who only offer their own products, Bartling Lending shops YOUR loan with multiple lenders to find you the absolute best FHA loan terms available!
The Bartling Lending Difference:
✅ We Work for YOU - Not a bank
✅ Multiple Lender Options - We shop to find your best rate
✅ Army Veteran Owned - Understanding military families
✅ Educational First - You'll understand everything
✅ No Pressure - Your timeline, your decision
✅ Dedicated Team - Same processor throughout
✅ Life-Long Relationship - Annual reviews forever
✅ Texas Expertise - Deep knowledge of every TX market
📞 Take the First Step Today - Call Adam Bartling!
Your dream Texas home is closer than you think!
Call now for your FREE FHA loan consultation:
713-301-0007
Or email anytime:
adam@bartlinglending.com
Visit online:
www.Bartlinglending.com
Serving all of Texas with pride! 🤠 🇺🇸 🏡
Adam Bartling is an Army Veteran Mortgage Broker licensed to originate FHA loans throughout Texas. All loan programs, rates, and terms subject to credit approval and property appraisal. This is not a commitment to lend. Bartling Lending works with multiple FHA-approved lenders to provide clients with competitive options. Loan amounts are subject to FHA lending limits by county. Equal Housing Opportunity.
NMLS #[Your License Number] | Texas Licensed Mortgage Broker | American Mortgage Network - NMLS #107559
🌟 Your Texas FHA Loan Journey Starts With One Call: 713-301-0007 🌟
🎯 Top 10 FHA Loan Search Terms in Texas (What You're Looking For!)
Understanding what Texas homebuyers search for helps us provide exactly what YOU need:
- "FHA loan requirements Texas" 🎯
- "FHA loan down payment Texas" 💰
- "FHA mortgage rates Texas" 📊
- "FHA vs conventional loan" ⚖️
- "First time home buyer FHA Texas" 🏠
- "FHA loan credit score requirements" 📈
- "FHA construction loan Texas" 🔨
- "FHA refinance Texas" 🔄
- "FHA loan limits Texas 2025" 📍
- "Best FHA lender Texas" ⭐
Pro Tip: When you work with Adam Bartling, your trusted FHA mortgage broker, you get expert answers to ALL these questions - plus personalized guidance tailored to YOUR unique situation and goals!
Texas Down Payment Assistance Programs - Make Your Dream Aff
One of the biggest myths: You need 20% down to buy a home. THE TRUTH: Texas offers incredible down payment assistance programs that can provide thousands toward your purchase!
Statewide Texas Programs:
🌟 Home Sweet Texas Home Loan
- Assistance: Up to 5% of loan amount
- Who Qualifies: Low to moderate-income families
- Format: Grant OR deferred forgivable loan (forgiven after 3 years)
- Eligible Loans: FHA, VA, USDA, Conventional
- Bonus: Qualifies for Texas Mortgage Credit Certificate (20% tax credit!)
- Credit Score: 620 minimum
🦸 Homes for Texas Heroes
- Assistance: 3-5% of loan amount as GRANT
- Who Qualifies: Teachers, police, firefighters, EMS, correctional officers, Veterans
- Format: Grant (NO repayment required!)
- Eligible Loans: FHA, VA, USDA, Conventional
- Bonus: Qualifies for MCC tax credit
- Credit Score: 620 minimum
🏠 My First Texas Home
- Assistance: Up to 5% of loan amount
- Who Qualifies: First-time homebuyers & Veterans
- Format: Grant or deferred forgivable loan
- Eligible Loans: FHA, VA, USDA, Conventional
- Bonus: Qualifies for MCC tax credit
- Credit Score: 620 minimum
🎯 My Choice Texas Home
- Assistance: Up to 5% of loan amount
- Who Qualifies: ANY homebuyer (first-time OR repeat!)
- Format: Grant or deferred loan
- Eligible Loans: FHA, VA, USDA, Conventional
- Credit Score: 620 minimum
Major City Programs:
Houston Homebuyer Assistance Program
- Up to $50,000 available!
- Zero-interest, forgivable loan
- Forgiven after living in home for 5 years
- Income: 80% or below area median income
- Homebuyer education course required
Dallas Homebuyer Assistance Program
- Assistance for low-moderate income buyers
- Must purchase within Dallas city limits
- Various program options available
- Contact Adam for current program details
Austin Down Payment Assistance
- Up to $40,000 available!
- Forgivable loan structure
- Purchase price limits apply (under $614,054)
- Income restrictions based on household size
Fort Worth Homebuyer Assistance
- Up to $25,000 for down payment and closing costs
- Zero-interest forgivable loan
- 5-10 year forgiveness period
- Purchase price limits apply
San Antonio Programs
- HIP 80: Up to $30,000 (forgivable)
- HIP 120: Up to $15,000 (75% forgivable after 10 years)
- Various income and price restrictions
How Adam Bartling Helps: As your trusted FHA mortgage broker, Adam knows EVERY down payment assistance program in Texas! He'll identify which programs you qualify for, help you apply, and coordinate everything with your FHA loan - potentially saving you $10,000-$50,000 on your purchase!
📋 2025 FHA Loan Requirements - Can You Qualify?
Great News: FHA loans are designed to be accessible! Here's what you need:
Credit Score Requirements:
✅ 580 or higher = 3.5% down payment
✅ 500-579 = 10% down payment
✅ Past credit issues? FHA is more forgiving than conventional loans!
✅ Bankruptcy? Can qualify 2 years after discharge (vs. 4 years conventional)
✅ Foreclosure? Can qualify 3 years after (vs. 7 years conventional)
Adam's Expert Guidance: Even if your credit isn't perfect, Adam can evaluate your situation and provide a realistic path to FHA loan approval, including credit repair strategies if needed.
Income & Employment:
✅ Steady employment - typically 2 years in same line of work
✅ Income verification through pay stubs, W-2s, tax returns
✅ Self-employed? 2 years tax returns required
✅ Multiple income sources can be combined
✅ Part-time income can count if 2+ year history
Debt-to-Income Ratio:
✅ Front-end ratio (housing payment): 31% of gross income
✅ Back-end ratio (all debts): 43% of gross income
✅ Higher ratios possible with compensating factors
✅ Adam's advantage: Shopping multiple lenders finds you the best approval odds!
Property Requirements:
✅ Primary residence only (must live there)
✅ Single-family or 2-4 unit properties
✅ Condos (must be FHA-approved)
✅ Manufactured homes (on permanent foundation)
✅ FHA appraisal required (property must be safe and sound)
💳 Understanding FHA Mortgage Insurance (MIP)
FHA loans require mortgage insurance to protect lenders, but the benefits often outweigh the costs:
Upfront MIP:
- 1.75% of loan amount
- Can be rolled into your loan (no cash needed)
- Example: $300,000 loan = $5,250 upfront MIP
Annual MIP:
- 0.55% of loan amount annually (reduced in 2025!)
- Paid monthly as part of mortgage payment
- Example: $300,000 loan = $137.50/month
MIP Duration:
- Less than 10% down: MIP for life of loan
- 10% or more down: MIP drops after 11 years
- Refinance option: Remove MIP by refinancing to conventional loan once you reach 20% equity
Adam's Perspective: While MIP adds cost, FHA's lower down payment and easier qualifying often make it worthwhile - especially for first-time buyers. Adam runs the numbers to show you total costs vs. conventional loans, ensuring you make the best choice!
🏘️ Top Texas Communities Perfect for FHA Homebuyers
Houston Area Master-Planned Communities:
- The Woodlands - Parks, amenities, top schools
- Bridgeland - Lakes, trails, community events
- Elyson - Affordable luxury living
- Cross Creek Ranch - Water park, fitness centers
- Sienna Plantation - Resort-style amenities
- Grand Parkway - New construction opportunities
- Fulshear - Growing community near Energy Corridor
- Cinco Ranch - Established community, Katy ISD
Dallas-Fort Worth Metro:
- Viridian (Arlington) - Lagoon, resort amenities
- Light Farms (Dallas) - European-inspired design
- Walsh (Fort Worth) - Crystal Lagoon feature
- Aliana (Richmond) - Town center, trails
- Harvest (Northlake/Argyle) - Country living near city
- Union Park (Little Elm) - Lakeside community
- Phillips Creek Ranch (Frisco) - Resort amenities
- Canyon Falls (Northlake) - Golf, nature preserve
Austin Area:
- Belterra - Hill Country views, amenities
- Travisso - Lakeside community
- Bryson - Trails and parks
- Sweetwater - Established community
- Circle C Ranch - Southwest Austin location
San Antonio:
- Alamo Ranch - Northwest location
- Cibolo Canyons - Golf community
- The Preserve at Alamo Ranch - Nature trails
- Stone Oak - Upscale area
- Helotes - Hill Country charm
Why Veterans Love Texas:🇺🇸 No state income tax (more money in your pocket!)
🎖️ Strong military presence and support
🏡 Affordable housing compared to most states
🌞 Great weather year-round
💼 Booming job market across all sectors
🏞️ Outdoor recreation opportunities
🤝 Welcoming communities with Texas hospitality
🎓 Excellent schools and universities
As an Army Veteran himself, Adam Bartling understands what matters most to military families and helps veterans find the perfect Texas community to call home!
🎓 Specialized FHA Loan Programs for Texas Homebuyers
FHA Energy Efficient Mortgage (EEM)
Want to make your Texas home more energy-efficient? The FHA EEM can finance up to $8,000 in energy improvements!
Eligible Improvements:
- Solar panels (huge value in sunny Texas!)
- New HVAC system (essential in Texas heat!)
- Energy-efficient windows
- Insulation upgrades
- Programmable thermostats
- Energy-efficient water heaters
Benefits:✅ Roll improvement costs into loan
✅ No additional down payment required
✅ Lower utility bills
✅ Increased home value
✅ More comfortable living
Adam's Value: Few Texas mortgage brokers understand the FHA EEM program. Adam coordinates with energy raters and contractors to maximize your energy savings while staying within FHA guidelines!
FHA Condo Financing
Love urban living? Adam specializes in FHA condo loans in Texas's major cities!
Requirements:✅ Condo complex must be FHA-approved
✅ At least 50% owner-occupied
✅ HOA must be financially sound
✅ Building maintenance must be current
Popular Texas FHA-Approved Condo Areas:
- Downtown Houston high-rises
- Austin urban developments
- Dallas Uptown condos
- San Antonio River Walk area
- Fort Worth downtown lofts
Adam's Condo Expertise: He maintains a database of FHA-approved Texas condos and can check approval status before you make an offer!
Top 10 FHA Loan Questions ANSWERED by Adam Bartling
1. What is an FHA Loan?
An FHA loan is a mortgage insured by the Federal Housing Administration, a government agency under HUD (Department of Housing and Urban Development). Unlike VA loans that are only for veterans, FHA loans are available to anyone who qualifies! The FHA doesn't lend money directly - instead, approved lenders like those in Adam Bartling's network make the loans, and the FHA insures them.Why it matters: This insurance protection allows lenders to offer better terms - lower down payments, easier credit qualifying, and competitive rates - because their risk is reduced. As your top-rated FHA mortgage broker, Adam Bartling works with multiple FHA-approved lenders to shop the best rates and terms for YOUR situation!
2. What Credit Score Do I Need for an FHA Loan in Texas?
Official FHA minimum: 500 credit score Practical Texas reality: Most lenders require 580+ for best termsCredit Score Tiers:
- 580+ credit score = 3.5% down payment
- 500-579 credit score = 10% down payment required
- Below 500 = Currently not eligible
The Adam Bartling Advantage: As a trusted mortgage broker in Texas, Adam doesn't just check one lender - he shops your scenario with multiple FHA lenders! Some lenders have overlays (additional requirements), but Adam knows which lenders accept lower scores. He's helped countless Texas families with credit challenges achieve homeownership!Credit Issues Adam Handles:✅ Past bankruptcy (as soon as 2 years after discharge) ✅ Foreclosure history (3 years waiting period) ✅ Collections and charge-offs ✅ High debt-to-income ratios ✅ Limited credit history ✅ Student loan debtAdam's Promise: If you don't qualify today, he'll create a personalized action plan showing you EXACTLY what to do to qualify - and follow up to make it happen!
3. How Much is the Down Payment for an FHA Loan?
Minimum Down Payment: 3.5% with 580+ credit scoreDown Payment Breakdown:
- $200,000 home = $7,000 down (3.5%)
- $300,000 home = $10,500 down (3.5%)
- $400,000 home = $14,000 down (3.5%)
Down Payment Sources Allowed:✅ Your own savings (most common) ✅ Gift funds from family members (fully allowed!) ✅ Down payment assistance programs (see Texas programs above) ✅ Grants from eligible non-profits ✅ 401(k) loan or withdrawal ✅ Sale of personal property✅ Tax refundsWhat Adam Does: Adam identifies ALL available down payment assistance programs you qualify for - potentially adding $10,000-$50,000 toward your purchase! He coordinates everything, making the process seamless. Many Texas homebuyers combine their 3.5% FHA requirement with down payment assistance to buy with ZERO out-of-pocket money!
4. What are the FHA Loan Limits in Texas for 2025?
FHA loan limits vary by Texas county:Standard Texas Counties: $524,225 Some Higher-Cost Counties: Up to $571,550County-Specific Examples:
- Harris County (Houston): $524,225
- Dallas County: $524,225
- Travis County (Austin): $571,550 (high-cost area!)
- Bexar County (San Antonio): $524,225
- Tarrant County (Fort Worth/Arlington): $524,225
- Collin County (Plano): $524,225
Multi-Unit Properties Have Higher Limits:
- 2-unit property: Up to $671,200
- 3-unit property: Up to $811,425
- 4-unit property: Up to $1,008,400
Adam's Value: Don't waste time looking at homes above your FHA limit! Adam knows the exact limit for EVERY Texas county and helps you maximize your buying power within FHA guidelines. He'll also explain when conventional financing might work better for higher-priced homes.
5. Can I Use Gift Funds for My FHA Down Payment?
YES! FHA is VERY generous with gift funds - and Adam helps families navigate this benefit all the time.Who Can Give You Gift Funds:✅ Family members (parents, grandparents, siblings, etc.) ✅ Your employer or labor union ✅ Charitable organizations✅ Government agencies providing homebuyer assistance ✅ Close friend with documented relationshipGift Fund Requirements:✅ Gift letter signed by donor stating it's a gift, not a loan ✅ Documentation showing gift transfer (bank statements) ✅ No repayment expectation ✅ Donor must show source of funds100% Gift Funds Allowed: Your ENTIRE 3.5% down payment can be a gift! You could literally buy a home with zero money out of your own savings (though you may still need funds for earnest money and some closing costs).Adam's Expert Coordination: Gift fund documentation must be done correctly or your loan could be delayed. Adam provides you with exact gift letter templates and coordinates documentation with your lender to ensure smooth processing. He's closed hundreds of Texas FHA loans using gift funds!
6. What is FHA Mortgage Insurance (MIP) and How Much Does it Cost?
FHA mortgage insurance protects lenders if borrowers default. While it adds cost, it's what makes the low down payment possible!Two Types of MIP:Upfront MIP (UFMIP):
- Cost: 1.75% of loan amount
- When paid: At closing
- Can be financed: YES! Rolled into your loan
- Example: $300,000 loan = $5,250 upfront
- Adam's tip: Most borrowers finance this - no cash needed!
Annual MIP (Paid Monthly):
- Cost: 0.55% per year (reduced in 2025!)
- Payment: Divided by 12, paid monthly
- Example: $300,000 loan = $1,650/year = $137.50/month
- Duration:
- 3.5% down = life of loan
- 10%+ down = drops off after 11 years
Removing MIP:You can refinance to a conventional loan once you reach 20% equity to eliminate MIP entirely!Adam's Analysis: Adam runs complete payment comparisons showing you FHA with MIP vs. conventional with PMI vs. VA loans (if eligible). He ensures you understand the true monthly cost and long-term value. Often, FHA's lower down payment and easier qualifying make the MIP worthwhile - you're building equity NOW rather than waiting years to save 20% down!
7. Can I Get an FHA Loan if I'm Not a First-Time Buyer?
ABSOLUTELY YES! This is one of the biggest FHA myths!FHA loans are available to:✅ First-time homebuyers (never owned before) ✅ Repeat homebuyers (owned in the past) ✅ Current homeowners (moving/upgrading) ✅ Previous FHA borrowers (can use FHA again)Only Restriction: You must not currently have another FHA loan (unless relocating for work or other specific circumstances).Common Scenarios Adam Handles:
- Upgrading to larger home (growing family)
- Downsizing (empty nesters)
- Relocating for job (can have 2 FHA loans temporarily)
- Selling one property, buying another
- Previous foreclosure/bankruptcy (after waiting period)
- Previously used FHA (can use again after paying off first)
Adam's Expertise: Whether it's your first home or fifth, Adam structures your FHA loan for success. His experience with repeat buyers means he understands your goals and timeline, coordinating sale/purchase contingencies and maximizing your buying power!
8. What is an FHA Streamline Refinance?
An FHA Streamline Refinance is a FAST, EASY way to refinance your existing FHA loan to a lower rate!Streamline Benefits:✅ No appraisal required (in most cases!) ✅ No income verification needed (in many cases!) ✅ Minimal documentation✅ Lower closing costs than regular refinance ✅ Faster processing - often 30 days or less ✅ Credit check optional (credit qualifying version)Requirements:✅ Must currently have an FHA loan ✅ Must show "Net Tangible Benefit" (lower payment/rate) ✅ No cash-out allowed (rate/term only) ✅ Mortgage must be current (no recent late payments) ✅ Six months of payments made on current loanWhen to Streamline:
- Rates drop 0.5% or more below your current rate
- Monthly payment can decrease by 5%+
- Switching from ARM to fixed-rate for stability
Adam's Monitoring Service: Adam tracks rates for his past clients and proactively reaches out when streamline refinancing makes sense! As your lender for life, he conducts annual reviews to ensure you always have the best rate. He's saved Texas homeowners hundreds of thousands through strategic streamline refinances!
9. How Long Does FHA Loan Approval Take in Texas?
Timeline Breakdown:Pre-Approval: 1-2 hours with Adam Bartling
- Quick phone conversation
- Basic information gathering
- Soft credit pull (doesn't hurt score)
- Pre-approval letter issued same day
Full Application to Approval: 3-7 days
- Complete application submission
- Document collection (pay stubs, tax returns, bank statements)
- Credit report and income verification
- Underwriting review
Approval to Closing: 30-45 days typically
- Appraisal ordered and completed (7-14 days)
- Final underwriting (3-7 days)
- Clear to close issued
- Closing scheduled
Total Timeline: 30-45 days from contract to keysWhat Speeds Things Up:✅ Complete documentation upfront ✅ Responsive communication✅ Clean credit report✅ Property in good condition✅ Experienced lender like those in Adam's networkWhat Slows Things Down:❌ Missing documents ❌ Employment/income changes during process ❌ Property appraisal issues ❌ Title problems ❌ Working with inexperienced lendersThe Bartling Lending Advantage: Adam's dedicated processor stays on top of your file from day one! His team's experience with FHA loans means they anticipate issues before they become problems. Most of Adam's Texas FHA loans close on time or early - he even provides closing timeline guarantees!
10. What are FHA Property Requirements?
FHA wants to ensure the home is safe, sound, and secure - protecting both you and their insurance fund!The Property Must:✅ Be your primary residence (no investment properties) ✅ Meet minimum property standards (MPS) ✅ Be structurally sound✅ Have safe electrical/plumbing systems✅ Have adequate heating✅ Be free from health/safety hazards✅ Have safe access/egress✅ Meet local building codesAcceptable Property Types:✅ Single-family homes ✅ Condos (must be FHA-approved) ✅ Townhomes ✅ 2-4 unit properties (can house-hack!) ✅ Manufactured homes (permanent foundation) ✅ New construction ✅ Fixer-uppers (with 203k renovation loan)Common Issues That Must Be Addressed:❌ Peeling paint (potential lead paint hazard) ❌ Roof damage or leaks ❌ Broken windows ❌ Foundation problems ❌ Safety railing issues ❌ Trip hazards ❌ Non-functioning systems (HVAC, water heater) ❌ Wood-destroying insectsHow Adam Helps: As your best FHA mortgage broker in Texas, Adam reviews properties BEFORE you make an offer to identify potential FHA issues! His experience means he spots problems early, saving you time and money. For fixers, he explains how the FHA 203(k) renovation loan can solve property condition issues while staying within FHA financing!