Texas Hill Country Mortgage Broker

Hill Country property does not always fit a standard loan

Financing in the Hill Country runs into questions that never come up in a subdivision. How many acres come with the house. Whether the water is a well or a co op. Whether there is a septic system and whether it has been inspected. Whether the barn, the shop, or the guest casita counts toward value. Whether the road to the property is maintained by the county or by a handshake among neighbors.

Every one of those answers changes which lenders can do the loan, and plenty of lenders simply decline rather than work through it. As an independent broker, Mike knows which ones are comfortable with acreage and rural property and sends the file there. The consultation and quote are free, and our mortgage FAQ covers the basics.

Building rather than buying

A lot of Hill Country buyers purchase land first and build later, which is two financings rather than one. Raw land loans generally want a larger down payment and carry shorter terms than a mortgage. Construction financing then covers the build in draws, and converts to permanent financing when the house is finished. The cleanest version is a single close construction to permanent loan, which locks the end financing up front and saves you a second round of closing costs.

The trap is buying the land on terms that make the construction loan harder later. It is worth mapping the whole sequence before the first purchase, not after.

Serving the Hill Country and the corridor around it

Mike works with borrowers in New Braunfels, San Marcos, Boerne, Fredericksburg, Kerrville, Wimberley, Dripping Springs, Blanco, Johnson City, Marble Falls, Burnet, Horseshoe Bay, Bulverde, Canyon Lake, Comfort, and Bandera. Second homes and short term rental properties are common here and are financed differently than a primary residence, so it is worth saying up front how you plan to use the property. See the full loan program list, or call and describe the tract. Buying closer to town? The Austin page covers that market.