Lumin Lending
Randy Mathis
All States

Mortgage Broker in Texas

Licensed to originate mortgages in Texas (TX) through Lumin Lending Inc. Purchase, refinance, and investment property loans with access to over 90 lenders.

Last updated: April 2026

Key Facts

Randy Mathis is a licensed mortgage broker serving Texas through Lumin Lending Inc. (NMLS# 1516760). Available programs include Conventional, FHA, VA, Non-QM, DSCR, Bank Statement, HELOC, Reverse Mortgage, and Commercial loans. The conforming loan limit in Texas is $806,500 for 2026.

Mortgage Lending in Texas

Texas is one of the largest and most active real estate markets in the country, bolstered by no state income tax, a business-friendly environment, and strong population growth across major metros like Dallas-Fort Worth, Houston, Austin, and San Antonio. The state has unique lending rules, including restrictions on cash-out refinancing under the Texas Constitution (Section 50(a)(6)), and its homestead exemption provides property tax relief and asset protection.

With access to over 90 lenders through Lumin Lending Inc., I can shop your loan across multiple investors to find the right rate and terms for your specific situation in Texas. Whether you are a first-time homebuyer, looking to refinance, or building an investment portfolio, I have programs designed to fit your needs.

Available Loan Programs in Texas

Conventional

Traditional financing with as little as 3% down. Competitive rates for purchase and refinance.

Learn more

FHA

Government-backed loans with 3.5% down and flexible credit requirements for first-time buyers.

Learn more

VA

Zero down payment and no PMI for eligible veterans, active-duty, and qualifying spouses.

Learn more

Non-QM / DSCR

Bank statement, DSCR, asset depletion, and other flexible programs for self-employed and investors.

Learn more

HELOC / HELoan

Access your home equity with a line of credit or fixed-rate home equity loan.

Learn more

Reverse Mortgage

Convert home equity into cash with no monthly mortgage payments for homeowners 62 and older.

Learn more

Commercial

Financing for commercial properties, mixed-use buildings, and business real estate needs.

Learn more

Rates and program availability may vary based on the state or region in which the financed property is located. This is not a credit decision, an offer, or a commitment to lend. Program restrictions apply.

HELOC: Timing may vary based on borrower qualifications and loan conditions. Appraisal may be required in certain circumstances. Subject to credit approval. Your home is used as collateral and may be at risk if you do not repay. APR, terms, and repayment structure vary by product.

Texas Residents — Consumer Complaint Notice

Consumers wishing to file a complaint against a mortgage banker or a licensed mortgage banker residential mortgage loan originator should complete and send a complaint form to the Texas Department of Savings and Mortgage Lending, 2601 N Lamar Ste 201, Austin TX 78705, 1-877-276-5550, www.sml.texas.gov.

Helpful Resources

First-Time Homebuyer Guide 2026

Everything you need to know about buying your first home, from pre-approval to closing day.

Read more

Should You Refinance in 2026?

How to decide if refinancing makes sense for your situation, with break-even analysis.

Read more

DSCR Loans Explained

How real estate investors qualify based on rental income instead of personal tax returns.

Read more

5-Day Digital HELOC Guide

Access your home equity in as few as 5 days with our digital HELOC process.

Read more

Credit Score Myths for Homebuyers

The 5 biggest credit score myths that stop people from pursuing homeownership.

Read more

Frequently Asked Questions

Answers to common mortgage questions about loan programs, credit, and the application process.

Read more

Frequently Asked Questions

Does Texas have a homestead exemption?
Yes, Texas has one of the most powerful homestead exemptions in the country. It provides a $100,000 exemption on the appraised value of your primary residence for school district taxes, plus additional exemptions from cities and counties. The homestead exemption also provides asset protection, shielding your primary home from most creditors.
What are the rules for cash-out refinancing in Texas?
Texas has unique constitutional rules (Section 50(a)(6)) governing cash-out refinances. The loan-to-value ratio is capped at 80%, there is a 12-day cooling period before closing, and fees are capped at 2% of the loan amount. These rules apply specifically to Texas homestead properties and are designed to protect homeowners.
Does Texas have first-time homebuyer programs?
Yes, the Texas Department of Housing and Community Affairs (TDHCA) offers the My First Texas Home program with competitive rates and down payment and closing cost assistance. The Texas State Affordable Housing Corporation (TSAHC) also offers programs for teachers, first responders, and other public servants.
Is Randy Mathis licensed to lend in Texas?
Yes, Randy Mathis (NMLS# 1516760) is licensed in Texas through Lumin Lending Inc. (NMLS# 2716106), which holds a Texas Mortgage Company License (SML). Texas is one of Randy's most active markets, and he has extensive experience with the state's unique lending requirements including Texas Section 50(a)(6) cash-out rules.
Why are property taxes higher in Texas?
Because Texas has no state income tax, local governments rely more heavily on property taxes for revenue. Property tax rates vary by county, city, and school district but are generally higher than the national average. However, the homestead exemption and lack of income tax often offset this, especially for homeowners who earn higher incomes.

Ready to Get Started in Texas?

Let me find you a competitive mortgage rate from our network of 90+ lenders. Apply online or schedule a call to discuss your options in Texas.

Schedule a CallApply Now

Randy Mathis NMLS# 1516760 | Lumin Lending Inc. NMLS# 2716106 | NMLS Consumer Access