Texas
Texas Mortgage Broker
Buying or refinancing in Texas? Work directly with Jodie Barber — 30years' experience, VA/FHA/USDA/conventional, and the local knowledge that actually moves your loan forward. NMLS #76185. Not a real estate brokerage.
Definition
What does a Texas mortgage broker do?
Jodie Barber (NMLS #76185) originates Texas VA, FHA, conventional, USDA, and first-time loans through NEXA Mortgage (NMLS #1660690). She is not a real estate broker. No Texas county is high-cost conforming in 2026 — the one-unit limit is $832,750 statewide. FHA is $541,287 in the Killeen-Temple MSA (Bell County) and higher in DFW, Austin, and San Antonio. Statewide median about $343,779 in a buyer’s-market year. No state income tax; effective property tax about 1.6% — the highest of her Tier-1 states. Fort Cavazos, JBSA, and Fort Bliss are the VA engines.
2026 is a statewide buyer's market: rising/elevated inventory (~181,844 active listings, ~4-5 months supply in many metros) and heavy price-cut activity (~24.6% of listings had price drops, up YoY). Prices flat-to-modestly-up statewide (+0.9% YoY) but declining in Austin and Fort Worth; Dallas and Houston up. Median ~$343,779 (Redfin, May 2026); TAMU TRERC/HomeStats corroborate ~$342K-$344K. No state income tax + highest property taxes in Jodie's Tier-1 states are the dominant local affordability story.
The Cavazos corridor is not San Antonio and not Austin
Belton, Killeen, Harker Heights, Copperas Cove, Temple, and Nolanville share a Fort Cavazos VA thesis and sub-$310,000 medians (Belton ~$226,000). San Antonio is a JBSA thesis at a $260,000-ish median. Austin is a conventional/first-time thesis with a higher FHA cap ($571,550). This site’s Belton VA leaf is written for the county-seat Cavazos file. Do not paste an Austin jumbo story onto a Three Creeks purchase.
Texas 50(a)(6) cash-out rules are constitutional, not a guideline rumor. Homestead exemptions and the protest culture (roughly a May 15 protest world) change carrying costs after you own. 100% disabled veterans can see a full residence-homestead tax exemption.
TDHCA and TSAHC
My First Texas Home (up to 5%, first-time or veteran/targeted-area exemptions) and My Choice (repeat buyers allowed) sit at TDHCA. TSAHC Homes for Texas Heroes includes veterans, teachers, and first responders. MCC tax credits can stack with some firsts. 620 FICO and education are typical. Full-entitlement VA often does not need DPA for the down payment; PCS cash-to-close still might.
Where we lend in Texas
City pages exist only where the local data layer supports unique facts — not a doorway spray.
Featured cities
Major metros
More areas we serve
Down payment help in Texas
- My First Texas Home (MFTH)
up to 5% of loan amount. First-time buyer (or veteran / targeted-area exemption); 620 min FICO; income limits vary by county/household (~$97K for 1-2 person, ~$111,550 for 3+ in most counties, higher in Austin/Dallas); homebuyer education required; stackable with MCC
- My Choice Texas Home (MCTH)
up to 5% of loan amount. Repeat buyers allowed (NO first-time requirement); same 620 FICO, county income limits, and homebuyer-ed rules as MFTH
- Texas Mortgage Credit Certificate (MCC)
federal tax credit worth 20%-40% of annual mortgage interest (up to $2,000/yr). First-time buyer / veteran / targeted area; stackable with MFTH DPA; income & purchase-price limits apply
VA loans & Texas military communities
- Fort Cavazos (formerly Fort Hood)
Serving Killeen, Harker Heights, Copperas Cove, Belton, Temple. CRITICAL wedge. Highest VA purchase/refi intent in TX; 'VA loans near Fort Cavazos' + BAH-driven price bands + PCS relocation content.
- Joint Base San Antonio (JBSA)
Serving San Antonio, Universal City, Schertz, Converse, Live Oak. Massive VA demand across a metro of 2.6M. Randolph AFB anchors Universal City/Schertz/Converse/Live Oak; Lackland/Fort Sam anchor SW/central San Antonio.
- Fort Bliss
Serving El Paso, Socorro, Horizon City, Fort Bliss (NM side / Chaparral). Anchors the entire El Paso VA market; strong VA + first-time-buyer intent at low price points (median ~$254K).
- NAS Corpus Christi
Serving Corpus Christi, Portland, Ingleside, Flour Bluff. Coastal VA niche; smaller but distinct from the big three.
Keep learning
Entitlement, $0 down, funding fee.
A timeline you can hand to family.
The sequence that keeps offers alive.
State HFAs, stacked honestly.
Generic process — no named agents.
Stations across Jodie’s licensed states.
Texas buyer FAQ
- Is Jodie licensed in Texas?
- Yes. NMLS #76185, NEXA NMLS #1660690. Phone (425) 830-2240.
- Is any Texas county high-cost conforming in 2026?
- No. $832,750 statewide for a one-unit. FHA varies by MSA; Bell County (Belton/Killeen) is at the $541,287 floor.
- Will BAH cover a Fort Cavazos-area VA payment?
- Sometimes. Property tax at ~1.6% effective is the forgotten line. Jodie will not publish BAH or a payment. She will run your rank/dependency BAH against an escrowed worksheet.
- Where do I start if I am PCSing to Cavazos?
- The Belton VA page if you want the county seat; Killeen if you want the gate; Harker Heights if you want the premium corridor; /military for the statewide station map. Get pre-approved before you tour.
- Can Jodie intro a Texas buyer’s agent?
- Yes, after pre-approval. Not a real estate brokerage. No named agents on this site.
- Do disabled veterans get a Texas property-tax break?
- 100% disabled or P&T can qualify for a full residence-homestead exemption. Partial ratings have smaller exemptions. File with the appraisal district. Jodie will ask so the escrow is not wrong.
Let's find your Texas home.
Straight answers, no pressure — from someone who's done this for 30 years.
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