Mortgage Broker in Texas

I'm licensed to originate mortgages in Texas (TX) through Lumin Lending Inc., and I shop 100+ lenders on purchase, refinance, and investment loans.

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Last updated: October 2026

Key Facts

Randy Mathis (NMLS# 1516760) is a licensed mortgage broker serving Texas through Lumin Lending Inc. (NMLS# 2716106). Available programs include Conventional, FHA, VA, Non-QM, DSCR, Bank Statement, HELOC, Reverse Mortgage, and Commercial loans. The 2026 conforming loan limit in Texas is $832,750.

Texas home equity rules

In Texas, home equity loans and HELOCs on a homestead are capped at 80% combined loan-to-value by the Texas Constitution (Article XVI, Section 50(a)(6)), and they cannot close until 12 days after you apply and receive the required notice. The 85% figure used elsewhere on this site does not apply to Texas homesteads.

Mortgage Lending in Texas

Texas is one of the biggest real estate markets in the country, with no state income tax and fast growth in Dallas-Fort Worth, Houston, Austin, and San Antonio. It also has its own lending rules. The Texas Constitution (Section 50(a)(6)) restricts cash-out refinancing, and the homestead exemption gives you property tax relief and protection from creditors.

I'm a broker, not a bank, so your Texas loan goes to whichever of my 100+ lenders fits it best.

Available Loan Programs in Texas

Conventional

As little as 3% down, for purchase or refinance.

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FHA

Government-backed, 3.5% down, and easier on credit. A common first-time buyer loan.

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VA

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

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Non-QM / DSCR

Bank statement, DSCR, asset depletion, and more for self-employed borrowers and investors.

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HELOC / HELoan

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

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Reverse Mortgage

Convert home equity into cash with no monthly mortgage payments from age 55 on select programs (62 for the FHA-insured HECM); you still pay property taxes, homeowners insurance, and upkeep.

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Commercial

Loans for commercial, mixed-use, and business real estate.

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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

Buying your first home, step by step from pre-approval to closing.

Should You Refinance in 2026?

How to tell if a refinance pays off, with the break-even math.

DSCR Loans Explained

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

5-Day Digital HELOC Guide

How the digital HELOC works: funding in as few as 5 business days after offer acceptance on select digital programs.

Credit Score Myths for Homebuyers

The 5 credit score myths that keep people from buying.

Frequently Asked Questions

Straight answers on loan programs, credit, and applying.

Frequently Asked Questions

Does Texas have a homestead exemption?

Yes, and it's one of the strongest in the country. You get a $100,000 exemption on your primary residence's appraised value for school district taxes, plus more from cities and counties. It also shields your home from most creditors.

What are the rules for cash-out refinancing in Texas?

Texas homestead cash-outs follow constitutional rules (Section 50(a)(6)). 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. The rules exist to protect homeowners, and I build every Texas cash-out around them.

Does Texas have first-time homebuyer programs?

Yes. Texas state housing agencies offer down payment and closing cost assistance for first-time buyers, and some programs are set aside 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). I work with Texas borrowers and know the state's rules well, including the Section 50(a)(6) cash-out requirements.

Why are property taxes higher in Texas?

With no state income tax, local governments lean on property taxes. Rates vary by county, city, and school district, but they generally run above the national average. The homestead exemption and the missing income tax often make up for it, especially if you earn more.

Ready to Get Started in Texas?

Tell me what you're trying to do in Texasand I'll shop it across 100+ lenders. Apply online or grab a time to talk.

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