Texas Mortgage Broker Silver Mortgage - Since 1981
Steve Silver – Silver Mortgage Funding Group, LLC – Secure Financial Services, Inc – NMLS #314817
Statewide Texas Mortgage Broker. Affordable, Reliable, Fast and 5-Star Rated Since 1981.
$0 Cost to Apply. Fast & Free Quotes. Same Day Mortgage Pre-Qualification
Last Updated: January 10, 2026
📌 Key Takeaways: Texas Mortgage Broker
- 44+ years serving Texas – Licensed statewide since 1981 with local expertise in Houston, Dallas, Austin, San Antonio, and 254 Texas counties
- $0 application fee, $0 upfront costs – Access to 20+ wholesale lenders with one credit pull, Loan Estimate in 3 business days
- Both broker and direct lender – Maximum loan options (FHA, VA, conventional, DSCR, bank statement loans) with competitive pricing and faster closings
- Texas-specific expertise – Navigate MUD district taxes, 80% LTV cash-out limits, 12-day rescission periods, and property tax variations across 254 counties
- 21-30 day closings – Direct access to your local loan processor from application to closing, no call centers
TL;DR – Texas Mortgage Broker Quick Facts
- Serving Texas since 1981—44+ years of statewide experience
- Access to 20+ lenders with one credit pull—$0 cost to apply, $0 upfront fees, Loan Estimate in 3 business days
- Direct access to your loan processor—Local processing from application to closing in 21-30 days
About Steve Silver
Steve Silver (NMLS #314817, Colorado License #100538170) is a licensed mortgage broker with 44+ years of experience since 1981. As founder of Silver Mortgage Funding Group, LLC (NMLS #360472), Steve specializes in traditional and non-traditional home mortgage financing including bank statement loans, DSCR loans, asset depletion loans, HELOCs, Land loans and VA loans for military families. Texas loans are originated through Secure Financial Services, Inc. (NMLS #70160). Steve Silver is licensed in Texas, Colorado, and Florida.
💡 Key Insight: Refinancing in Texas in 2026
As interest rates decline, refinancing your home in Texas could lower your monthly payment. We offer multiple refinance options:
- FHA Streamline Refinance – No appraisal, reduced documentation, faster processing
- VA Streamline Refinance (IRRRL) – Minimal docs, refinance up to 100% LTV
- Rate-and-Term Refinance – Lower your rate or change your loan term
- Cash-Out Refinance – Access your equity (Texas 80% LTV limit under Texas law)
As a mortgage broker with wholesale lender access, we can compare 20+ lenders to find you competitive mortgage refinance rates across Texas.
$0 cost to apply, $0 upfront fees, and just 1 credit pull. Typical timeline to closing: 21-30 days.
💡 Quick Tip: Texas Cash-Out Refinance Rules
Texas law limits cash-out refinances to 80% loan-to-value (LTV), meaning you can access up to 80% of your home’s value minus your current mortgage balance. This is different from most states that allow up to 90% LTV.
Example: Home worth $400,000, current mortgage $200,000 = you can access up to $120,000 in cash ($400k × 80% = $320k max loan – $200k existing = $120k available). Timeline: 21-30 days, $0 application fee.
✓ Serving Texas since 1981—44+ years of statewide experience
✓ Access to 20+ lenders with one credit pull—$0 cost to apply, $0 upfront fees
✓ Direct access to your loan processor—Local processing from application to closing
Why Texas Mortgages Are Different
Texas mortgages differ from other states in three key ways: no state income tax benefits, MUD district taxes, and 80% LTV cash-out refinance limits.
💰 No State Income Tax
Texas is one of only 9 states with no state income tax, which can save you thousands annually compared to high-tax states like California or New York. However, Texas funds local services through property taxes, which range significantly by county and MUD district. Your Loan Estimate includes estimated property taxes, homeowners insurance, and total monthly payment for your specific Texas location.
🏘️ MUD District Taxes
Municipal Utility Districts (MUDs) are common in Texas suburbs, especially Houston area. MUD taxes can add $200-$500/month to your housing costs beyond base property taxes. We calculate your total monthly obligation including MUD taxes, HOA fees, and property taxes to ensure you qualify and can afford the payment comfortably.
📊 80% LTV Cash-Out Limit
Texas law limits cash-out refinances to 80% loan-to-value (LTV), meaning you can access up to 80% of your home’s value minus your current mortgage balance. This differs from states that allow 90%+ cash-out refinances. We help you understand how much equity you can access and structure your Texas cash-out refinance accordingly.
💡 Did You Know? Your CPA Saved You Taxes But Cost You a Mortgage
Texas business owners often write off $80K-$150K in business expenses annually, reducing taxable income to $40K-$60K on tax returns. Banks see $50K income and reject your mortgage application. Bank statement loans use your actual business deposits (not tax returns) to calculate income. If your business deposits $12K/month, we qualify you at $144K annual income—even if your tax return shows $50K. We’ve helped hundreds of Texas contractors, consultants, and small business owners buy $400K-$600K homes using bank statement qualification.
Why Work With a Texas Mortgage Broker?
Mortgage brokers differ from banks by offering access to multiple wholesale lenders through a single application. This provides four primary advantages: more loan product options, specialized programs for non-traditional borrowers, VA loan expertise for Texas military families, and asset-based qualification for retirees.
🏦 Access to 20+ Lenders With One Application
Banks and credit unions offer their own loan products exclusively. Mortgage brokers have relationships with 20+ wholesale lenders. Borrowers work with the broker, submit one application and one credit pull, and the broker shops mortgage rates from all available lenders. Borrowers then choose the best mortgage rate and terms for their situation without filling out multiple applications or taking multiple credit hits.
🔧 Special Situations: Non-Traditional Financing
Self-employed borrowers, divorce mortgage buyouts, bankruptcy recovery (2-3 years after discharge), and investment property purchases often require non-traditional financing. Banks have rigid underwriting guidelines that reject these situations. Mortgage brokers work with wholesale lenders offering bank statement loans, asset depletion loans, DSCR loans, and non-QM programs designed for borrowers who don’t fit traditional qualification guidelines.
🎖️ VA Loans for Texas Military Families
Texas hosts multiple military installations including Fort Hood (now Fort Cavazos), Joint Base San Antonio, Naval Air Station Corpus Christi, and Dyess Air Force Base. Military families face three common mortgage challenges: tight PCS timelines requiring 30-day closings, limited savings for down payments, and uncertainty about using BAH as qualifying income. VA loans address these challenges with 0% down payment, no PMI requirement, and 21-30 day closing timelines. We accept BAH as qualifying income for VA loan approval.
🏡 Asset-Based Loans for Texas Retirees Downsizing
Empty nesters and retirees moving to Texas often have substantial assets (401k, IRA, brokerage accounts, CDs) but limited W-2 income. Traditional lenders reject these borrowers despite strong financial positions. Asset depletion loans calculate qualifying income by dividing total liquid assets by the loan term (e.g., $600,000 in assets ÷ 360 months = $1,667/month qualifying income). This allows asset-rich, income-light retirees to qualify for Texas mortgages without traditional employment verification.
🔍 Myth Debunked: “I Need 20% Down to Buy in Texas”
Reality: Many Texas first-time homebuyers put down 3-5%, not 20%. FHA loans require just 3.5% down. Conventional loans allow 3% down for qualified buyers. VA loans and USDA loans offer $0 down payment for eligible borrowers.
Example: $400,000 Texas home × 3.5% FHA down payment = $14,000 down (not $80,000). We help you calculate your exact down payment, closing costs, and monthly mortgage payment—including PMI (Private Mortgage Insurance) if applicable. $0 cost to apply, Loan Estimate in 3 business days.
Texas Mortgage Loan Programs for Every Borrower Type
We specialize in mortgage programs for borrowers who don’t fit traditional bank guidelines. Whether you’re self-employed, a veteran, a retiree with assets but limited income, or buying your first home or investment property, we have loan programs designed for your situation.
Military & Veterans
VA loans: 0% down, no PMI, competitive rates for active duty and veterans.
Learn More →Texas Mortgage Broker - Silver Mortgage Since 1981
Texas's 12 major metropolitan areas each have distinct real estate markets, mortgage considerations, and local factors that affect home financing.
Houston
Largest city in Texas with 2.3M+ residents, home to Port of Houston (#1 U.S. port by tonnage, 276M+ tons annually ), Texas Medical Center (world's largest medical complex with 106,000 employees), and Energy Corridor (26M+ square feet of office space, 50+ energy company headquarters). Fourth-largest city in the United States with 7.1M+ metro population. Median home price: ~$330,000.
San Antonio
Home to the only UNESCO World Heritage Site in Texas: San Antonio Missions (5 historic missions along a 7.7-mile stretch, attracting 1.2M+ visitors annually ). Features the 15-mile River Walk through downtown and serves as the #4 fastest-growing U.S. city (23,945 new residents 2023-2024). Second-largest city in Texas with 1.5M+ residents. Median home price: ~$300,000.
Dallas
Ninth-largest U.S. city with 1.3M+ residents, anchoring a DFW region with 22 Fortune 500 company headquarters including AT&T, American Airlines, Southwest Airlines, and Texas Instruments. The DFW Metroplex is home to 46 Fortune 1000 companies and 8M+ residents, making it the fastest-growing major metro in the United States. Median home price: ~$355,000.
Austin
"Silicon Hills" tech hub with 5,500+ startups and tech companies including Tesla, Apple, Oracle, and Google. State capital with 1M+ residents, home to University of Texas at Austin (52,000+ students ). Fastest-growing large city in the United States (2010-2020) with 21% population growth. Median home price: ~$550,000.
Fort Worth
Fifth-largest city in Texas with 980,000+ residents, known for Fort Worth Stockyards National Historic District (preserving Western heritage ) and Cultural District (5 world-class museums). Part of DFW Metroplex with strong aerospace, defense, and manufacturing sectors. Median home price: ~$320,000.
El Paso
Sixth-largest city in Texas with 680,000+ residents, located on the U.S.-Mexico border. Home to Fort Bliss (one of largest U.S. Army installations ) and Franklin Mountains State Park (largest urban park in the United States at 24,000+ acres). Major international trade hub. Median home price: ~$235,000.
Arlington
Seventh-largest city in Texas with 400,000+ residents, located between Dallas and Fort Worth. Home to AT&T Stadium (Dallas Cowboys ), Globe Life Field (Texas Rangers), and Six Flags Over Texas. Major entertainment and sports destination in DFW Metroplex. Median home price: ~$295,000.
Corpus Christi
Eighth-largest city in Texas with 320,000+ residents, located on Corpus Christi Bay along the Gulf Coast. Gateway to Padre Island National Seashore (longest undeveloped barrier island in the world ). Major port city and petrochemical hub. Median home price: ~$260,000.
Plano
Tenth-largest city in Texas with 290,000+ residents, home to multiple Fortune 500 company headquarters including AT&T (relocating global headquarters to Plano in 2026 ), Toyota North America, JCPenney, and Frito-Lay. Part of the Legacy District in North Dallas suburbs. Major business relocation destination. Median home price: ~$425,000.
The Woodlands
Master-planned community with 115,000+ residents, ranked #1 best place to live in Texas (2024 ) and #2 in the United States. Features 1.8-mile kayakable waterway, 220+ miles of forest trails, and 9 walkable villages including Sterling Ridge, Panther Creek, and Carlton Woods. Home to The Cynthia Woods Mitchell Pavilion (#1 outdoor amphitheater in the world by ticket sales). Preserves 28% of native forest. Median home price: ~$485,000.
Frisco
"Sports City USA" and #1 fastest-growing city in Texas, #3 in the nation (2024 ) with 220,000+ residents. Home to multiple professional sports team facilities and headquarters. Ranked most affordable, fastest-growing city (2025) and best place for families. Major corporate relocation destination in Collin County. Median home price: ~$550,000.
Lubbock
West Texas "Hub City" with 280,000+ residents, home to Texas Tech University (42,455 students, sixth-largest university in Texas ). Eleventh-largest city in Texas and second-largest west of Interstate 35. Attracts 5.5M+ visitors annually. Projected 7% population growth, offering affordable housing in West Texas. Median home price: ~$210,000.
Texas-Specific Mortgage Considerations
Texas borrowers face four unique mortgage considerations: military VA loan benefits for the nation’s largest active-duty population, self-employment documentation challenges for 1.5M+ gig workers and small business owners, cash-out refinance opportunities in a high-equity market, and non-traditional financing options for borrowers rebuilding after divorce or bankruptcy.
🎖️ VA Loans for Texas Military Families
Texas hosts the nation’s largest active-duty military population with Fort Cavazos (formerly Fort Hood) housing 36,000+ soldiers, Joint Base San Antonio combining three installations with 80,000+ personnel, and Naval Air Station Corpus Christi training all Navy aviators. Military families face three mortgage challenges: PCS orders requiring 30-day closings, limited savings for down payments, and uncertainty about using BAH as income. VA loans solve these with 0% down, no PMI, and 21-30 day closings. 2026 BAH rates for Fort Cavazos: E4 with dependents receives $1,590/month, O3 receives $2,280/month—lenders accept BAH as qualifying income. We close VA loans in Killeen, San Antonio, Corpus Christi, and all Texas military communities.
💼 Self-Employed in Texas? Bank Statement Loans
Texas has 1.5 million self-employed workers—oil field contractors, real estate agents, construction business owners, truckers, and gig economy workers (Uber, DoorDash, freelance). Traditional lenders require 2 years of tax returns showing high net income. Self-employed borrowers write off expenses, reducing taxable income and killing mortgage qualification. Bank statement loans use 12-24 months of business deposits to calculate income—no tax returns required. We’ve closed loans for Austin tech consultants, Houston energy contractors, Dallas real estate investors, and San Antonio small business owners. Competitive rates, 21-30 day closings, $0 application fee.
💰 Texas Cash-Out Refinance: Tap Your Equity
Texas homeowners sitting on massive equity gains from 2020-2024 appreciation can access cash for home improvements, debt consolidation, investment property down payments, or business capital. Texas restricts cash-out refinances to 80% loan-to-value (LTV)—stricter than most states. Example: Home worth $400,000, current mortgage $200,000 = you can borrow up to $320,000 (80% of $400,000), giving you $120,000 cash after paying off existing loan. We structure rate-and-term refinances or HELOCs if you need more flexibility. One application, 20+ lenders competing for your loan, 21-30 day closings.
🔧 Divorce, Bankruptcy, Asset-Rich/Income-Light? We Have Solutions
Life happens. Divorce mortgage buyouts: One spouse keeps the house, needs to refinance to remove ex-spouse from loan—we handle these weekly. Bankruptcy recovery: 2-3 years after discharge, you can qualify for FHA or non-QM loans. Asset depletion loans: Retirees or early-retirement Texans with $500K+ in IRAs/401Ks but low W-2 income—we calculate qualifying income from assets (Total assets ÷ 360 months = monthly income). DSCR loans: Investment properties qualify based on rental income, not personal income—perfect for real estate investors. We specialize in situations banks reject.
🔍 Myth Debunked: “Self-Employed Borrowers Can’t Get Approved in Texas”
Reality: Self-employed borrowers, business owners, and contractors can qualify for Texas mortgages with flexible documentation. We offer bank statement loans (12-24 months of statements), P&L-only programs, and asset depletion loans that focus on your actual cash flow—not just tax returns.
What we provide: We understand complex income documentation including 1099s, K-1s, bank statements, and asset depletion. Access to 20+ wholesale mortgage lenders with one credit pull. $0 application fee and same-day mortgage prequalification.
Frequently Asked Questions: Texas Mortgages
These frequently asked questions address Texas-specific mortgage timelines, pricing, qualification requirements, and broker services.
❓ How long does it take to close on a Texas mortgage?
21-30 days on average. VA loans and cash-out refinances may take slightly longer. We handle all paperwork and coordinate with title companies, appraisers, and underwriters to keep your closing on track.
❓ What’s the median home price in Texas?
According to Zillow data as of January 2026, median home prices in Texas’s major cities are: Houston ($320,000), San Antonio ($285,000), Dallas ($375,000), Austin ($550,000), Fort Worth ($340,000), and Plano ($485,000). Texas home prices vary significantly by location. Hill Country, Galveston, and South Padre Island have different market dynamics.
❓ I’m self-employed in Texas – can I get a mortgage?
Yes. Texas has over 1.5 million self-employed workers (oil and gas contractors and engineers, independent engineering consultants, tech consultants and software developers, data center technicians, medical professionals, logistics and shipping operators, tourism and hospitality operators, real estate agents, construction business owners, gig economy workers). Traditional lenders require 2 years of tax returns showing high income. We offer bank statement loans using 12-24 months of business deposits to calculate income. No tax returns required.
❓ I’m stationed at Fort Cavazos or JBSA – how does VA BAH work with mortgages?
Texas hosts the nation’s largest active-duty military population. According to Department of Defense 2026 BAH rates, Fort Cavazos service members receive: E4 with dependents ($1,590), O3 ($2,280). Lenders use BAH as qualifying income for VA loans. 0% down, no PMI, 21-30 day closings. We understand PCS timelines and military relocations.
❓ Can I get a mortgage after bankruptcy in Texas?
Yes, but you’ll need to wait. FHA allows mortgages 2 years after Chapter 7 discharge or 1 year into Chapter 13 repayment plan (with trustee approval). Conventional loans require 4 years after Chapter 7. We shop 20+ lenders with flexible underwriting.
❓ What’s the difference between a mortgage broker and a bank?
Banks offer their own loan products. Brokers shop multiple lenders. We shop 20+ wholesale lenders with one credit pull so you can compare rates and terms. We handle all paperwork, coordinate closing, and work for you (not the lender).
❓ I’m going through a divorce – can I refinance to remove my ex-spouse?
Yes. Divorce mortgage buyouts allow you to refinance the existing mortgage, remove your ex-spouse from the title and loan, and potentially cash out equity for settlement. You’ll need to qualify for the new loan on your own income.
❓ I’m retired with assets but low income – can I get a mortgage?
Yes. Asset depletion loans use your investment accounts, retirement accounts, or savings to calculate qualifying income. Formula: (Total assets – down payment) ÷ 360 months = monthly income. We shop 20+ lenders with asset depletion programs.
❓ Do you charge an application fee?
No. Silver Mortgage operates as both a mortgage broker and a direct lender, giving you maximum loan options with one credit pull. As a broker, we access dozens of wholesale lenders. As a direct lender through non-delegated correspondent lending, we can fund loans directly in-house. Compensation is either lender-paid or borrower-paid (never both), and we provide transparent disclosure upfront. This dual capability means you get competitive pricing, more program options, and faster closings when needed. *Wholesale and Direct lending services provided through Secure Financial Services, Inc. (NMLS #70160).
🔍 Myth Debunked: “I Need Perfect Credit to Get a Colorado Mortgage”
Reality: You don’t need perfect credit to buy a home in Colorado. FHA loans accept credit scores as low as 580 (3.5% down) or even 500-579 (10% down). VA loans have no official minimum credit score. Conventional loans typically require 620+ for approval.
What we provide: We work with a variety of credit profiles to find you competitive mortgage rates across Texas. One credit pull to access 20+ wholesale mortgage lenders. $0 application fee and same-day mortgage prequalification.
Ready For Your Texas Mortgage Broker Rate Quote?
What Our Texas Clients Say About Silver Mortgage – Steve Silver
Here are 6 out of 307 verified reviews across Google, Zillow, Yelp, Facebook and Social Survey about Silver Mortgage – Steve Silver.
“We were selling our home and buying one. Meeting Steve and using his services became the most important step in the whole process. Steve and Robin are gems in this industry. The strenght of this company starts with strong communication, Steve is always providing detailed…”
“I’m an exclusive buyer’s agent, and one of my buyer was going through extreme frustration trying to find a lender. Most, if not all, the lenders she spoke with would give her false information or just disappear after quoting a really good rate. Then, the buyer gets in touch…”
“After working with national mortgage brokers on a past loans I decided to look for someone local. I signed up at Angie?s List and reviewed many of the companies listed in my area. My plan was to interview several companies based on qualities like good communication,…”
“I found Steve at Silver Mortgage Co. during an internet search of current re-fi interest rates. I had no intention of using a company I found on the internet BUT he emailed me immediately offered me the information I needed and tons of information I didn’t know I needed to…”
“We have completed a purchase of an existing home with Silver Mortgage and can say confidently that their 5 start reputation on other referral sites is very well deserved. We are beyond impressed with Steve Silver and his staff’s attention to detail, speed of execution and…”
“Securing a mortgage is one of the most important financial decisions a person will make in their lifetime. We were fortunate to find Steve Silver. He was tireless in his effort to help us refinance our home. Although our refinance was a very small transaction for him, Steve…”
Rated 5.0/5.0 based on 307+ verified reviews across Google, Zillow, and SocialSurvey
Popular Loan Programs in Texas
• Conforming Mortgage
• FHA Mortgage
• VA Mortgage
• Jumbo Mortgage
• Refinance Mortgage
• First-Time Homebuyer Mortgage
• Investment Property Mortgage
• Cashout–Home Equity
• HELOC
• DSCR
• Land-Lot Loans
• Self-Employed
• Bank Statement Mortgage
• Reverse Mortgage
• Construction – Perm Financing