• Home
  • Loans
    • Conventional
    • Refinance
    • VA Home Loans
    • Construction Loans
    • Texas FHA
    • Down Payment Assistance
    • Reverse Mortgages
    • Non-QM Mortgage
    • Commercial Loans
  • Contact Us
  • More
    • Home
    • Loans
      • Conventional
      • Refinance
      • VA Home Loans
      • Construction Loans
      • Texas FHA
      • Down Payment Assistance
      • Reverse Mortgages
      • Non-QM Mortgage
      • Commercial Loans
    • Contact Us
  • Home
  • Loans
    • Conventional
    • Refinance
    • VA Home Loans
    • Construction Loans
    • Texas FHA
    • Down Payment Assistance
    • Reverse Mortgages
    • Non-QM Mortgage
    • Commercial Loans
  • Contact Us
Bartling Lending Partners

Mortgage Broker for Residential & Commercial Purpose Loans

Mortgage Broker for Residential & Commercial Purpose LoansMortgage Broker for Residential & Commercial Purpose LoansMortgage Broker for Residential & Commercial Purpose LoansMortgage Broker for Residential & Commercial Purpose Loans

Conventional Home Loans in Texas

Find out more

Your Guide to Affordable Financing in the Lone Star State

Mortgage Refinancing in Texas - Complete Guide


Why Refinance Your Mortgage?


Lower Your Monthly Payment: Reduce your interest rate to decrease monthly payments and free up cash flow for other priorities.

Cash-Out Refinancing: Access your home's equity for home improvements, debt consolidation, education, or investment opportunities.

Switch Loan Types: Move from an adjustable-rate to a fixed-rate mortgage for payment stability.


Loans Available in the following States:

AL, AK, CA, CO, FL, GA, ID, IL, IN, IA, KS, LA, MI, MN, MS, MO, MT, NE, NJ, NM, OH, OK, OR, PA, SC, TN, TX, VA, WA 


Texas State-Specific Regulations


Texas Constitution Article XVI, Section 50(a)(6) - Home Equity Loan Restrictions:

  • Maximum loan-to-value ratio of 80% for cash-out refinances
  • 12-day rescission period for home equity loans (right to cancel)
  • No prepayment penalties on home equity loans


General Refinancing Requirements

  • Credit Score: Minimum 580-620 depending on loan type (higher scores get better rates)
  • Debt-to-Income Ratio: Typically 43% or lower (varies by loan program) 
  • Loan-to-Value Ratio: Generally 80% or lower for best rates 
  • Employment History: 2 years stable employment preferred
  • Property Appraisal: Required to determine current home value
  • Income Documentation: W-2s, pay stubs, tax returns, bank statements


Types of Refinancing Loans Available


VA Refinancing Options

VA Interest Rate Reduction Refinance Loan (IRRRL)

  • Also called VA Streamline Refinance
  • No appraisal required in most cases
  • No income or credit verification required
  • Lower interest rate must result in lower payment 
  • Can refinance up to 100% of home value - Texas , limited to 80%

VA Cash-Out Refinance

  • Access up to 100% of home's appraised value - Texas , limited to 80%
  • Can refinance non-VA loans into VA loans
  • Full income and credit documentation required
  • Primary residence only


Conventional Refinancing

Rate and Term Refinance

  • Lower interest rate or change loan term
  • Up to 80% LTV for best rates (95% possible with PMI)
  • No cash back to borrower (except small amounts for closing costs)
  • Credit score minimum: 620

Cash-Out Refinance

  • Access up to 80% of home's appraised value
  • Higher credit score requirements (640-680+ for best rates)
  • Higher interest rates than rate-and-term refinances

Jumbo Refinancing

  • Loans above conforming limits
  • Stricter credit and income requirements
  • Higher down payment and reserve requirements
  • Competitive rates for well-qualified borrowers


FHA Refinancing

FHA Streamline Refinance

  • Current FHA borrowers only
  • Minimal documentation required
  • No appraisal required in many cases
  • Must result in lower monthly payment
  • Credit score minimum: 580
  • Upfront mortgage insurance premium: 0.55%

FHA Cash-Out Refinance

  • Access up to 80% of home's appraised value
  • Full documentation required
  • Credit score minimum: 580 (620+ for best rates)
  • Mortgage insurance required for life of loan
  • Primary residence only


DSCR (Debt Service Coverage Ratio) Refinancing

Investment Property Refinancing

  • Based on property's rental income, not borrower's personal income
  • DSCR of 1.0 or higher preferred (rental income covers mortgage payment)
  • Credit score minimum: 640-680
  • Down payment: 20-25% minimum
  • No employment or income documentation required
  • Interest rates typically 0.5-1.5% higher than conventional

Portfolio Lending Options

  • Held by lender, not sold to government agencies
  • Flexible underwriting guidelines
  • Can close faster than traditional loans
  • Higher interest rates but more approval flexibility


Frequently Asked Questions (FAQ)


General Refinancing Questions

Q: How much can I save by refinancing?

A: Savings depend on your current rate vs. new rate, loan amount, and how long you plan to stay in the home. A good rule of thumb is that refinancing makes sense if you can lower your rate by at least 0.5-0.75%. We'll provide a detailed cost-benefit analysis based on your specific situation.


Q: How long does the refinancing process take?

A: Typically 30-45 days from application to closing. VA IRRRL and FHA Streamline refinances can close faster (15-30 days) due to reduced documentation requirements.


Q: What are closing costs for refinancing?

A: Generally 2-5% of the loan amount, including appraisal, title insurance, origination fees, and other costs. Many costs can be rolled into the new loan amount.


Q: Should I refinance if I'm planning to move soon?

A: Generally no, unless you're doing a cash-out refinance for a specific purpose. Calculate your break-even point (closing costs ÷ monthly savings) to determine if refinancing makes sense based on your timeline.


Q: Can I roll closing costs into my refinance?

A: Yes, if you have sufficient equity. This is called a "no cash to close" refinance, though you'll pay interest on the closing costs over the loan term.


Ready to Refinance?


Why Choose Adam Bartling for Your Texas Refinance?

✅ Veteran Expertise: Retired Army veteran who understands military benefits and financial discipline
✅ No Upfront Credit Check: Get pre-qualified without impacting your credit score
✅ Educational First Approach: We'll explain all options so you make informed decisions
✅ Multiple Lender Network: Shop top lenders who compete for your business
✅ Video Consultations: Convenient virtual meetings that fit your schedule
✅ Dedicated Processing: Same team from application through closing
✅ Texas Licensed: Fully licensed and experienced with Texas regulations

Loan Range: $85K - $5M
Specializing In: VA, Conventional, FHA, USDA, and DSCR Refinancing

Don't let high interest rates cost you thousands. Contact Adam Bartling today for your free refinancing consultation and discover how much you could save.

refinance home mortgage in texas

Contact Us

Send Message

Attach Files
Attachments (0)

This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.

Bartling Lending Partners LLC

1700 Walger Avenue, Rosenberg, Texas 77471, United States

713-301-0007 adam@bartlinglending.com

Schedule a Meeting: https://calendly.com/adam-j-bartling/30min


713-301-0007 Adam@BartlingLending.com


Copyright © 2023 Bartling Lending Partners - All Rights Reserved

 

 Adam Bartling NMLS #2213358  Residential mortgages originated under  AmNet ESOP Corporation (NMLS ID 1833427)  332 S Plant Ave Ste 4 Tampa, FL 33606    
Texas Mortgage Banker Disclosure: Pursuant to the requirements of section 157.007 of the Texas Mortgage Banker Act, chapter 157, Texas Finance Code, you are hereby notified of the following: CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A COMPANY OR A RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550..
  • Houston VA Home Loans
  • San Antonio VA Home Loans
  • Dallas VA Home Loans
  • Fort Worth VA Home Loans
  • El Paso VA Home Loans
  • Austin VA Home Loans
  • Arlington VA Home Loans
  • Plano VA Home Loans
  • Corpus Christi VA Loans
  • Lubbock VA Home Loans
  • Irving VA Home Loans
  • Garland VA Home Loans
  • Laredo VA Home Loans
  • Amarillo VA Home Loans
  • Grand Prairie VA Loans
  • Brownsville VA Home Loans
  • McKinney VA Home Loans
  • Frisco VA Home Loans
  • College Station VA Loans
  • Mesquite VA Home Loans
  • Killeen VA Home Loans
  • McAllen VA Home Loans
  • Waco VA Home Loans
  • Carrollton VA Home Loans
  • Round Rock VA Home Loans
  • Pearland VA Home Loans
  • Sugar Land VA Home Loans
  • League City VA Home Loans

Powered by