Mortgage & Financing Information

Understanding your financing options is one of the most important parts of buying a home. Whether you're a first-time buyer in Corpus Christi, a military family PCSing to the Coastal Bend, or an investor looking at properties in Port Aransas, getting your financing squared away early puts you in the strongest possible position.

Why Getting Pre-Approved Matters:

Before you start touring homes, get pre-approved by a lender. Pre-approval reviews your income, credit, and financial history to determine how much you can borrow. It's not just a formality. In the Coastal Bend market, a pre-approval letter signals to sellers that you're a serious, qualified buyer and can make the difference when competing against other offers.

What pre-approval does for you:

Shows sellers and listing agents you're a qualified buyer, not just browsing. Narrows your home search to what you can actually afford, so you're not wasting time on properties outside your range. Identifies potential credit or income issues early, when there's still time to address them. Speeds up the closing process once you find the right home. For military families on PCS timelines, getting pre-approved before you arrive in the Coastal Bend is especially important since tight move-in deadlines leave little room for financing delays.

We work with experienced, VA-savvy local lenders and can connect you with someone who fits your situation. Just ask.


Common Loan Types:

There's no one-size-fits-all mortgage. Here's an overview of the most common options for Coastal Bend buyers:

Conventional Loans
Best for buyers with strong credit and stable income. Down payments can be as low as 3% with private mortgage insurance (PMI), or 20% to avoid PMI entirely. These loans offer flexible term lengths (15, 20, or 30 years) and are widely available through most lenders.

FHA Loans
Popular with first-time buyers, FHA loans allow down payments as low as 3.5% and have more lenient credit score requirements than conventional loans. They do require mortgage insurance for the life of the loan, which is worth factoring into your monthly payment calculations.

VA Loans
Available to eligible veterans, active-duty service members, and some military spouses. VA loans offer zero down payment, no private mortgage insurance, and typically lower interest rates than conventional loans. In a military-heavy market like the Coastal Bend, near NAS Corpus Christi and NAS Kingsville, VA loans are one of the most common financing tools we see. There is a one-time VA funding fee (ranging from 1.25% to 3.3%), though veterans with service-connected disabilities are exempt. Visit our Military & Veterans page for a deeper breakdown of VA loan benefits and Texas-specific veteran programs.

Texas Veterans Land Board (VLB) Home Loans
Texas offers its own veteran home loan programs through the Veterans Land Board, with competitive interest rates that are often below market. These can be used alongside or as an alternative to a VA loan. If you're a Texas veteran, this is worth exploring. Learn more at vlb.texas.gov.

USDA Loans
If you're looking at properties in more rural areas of the Coastal Bend, such as parts of Kingsville, Taft, or unincorporated Nueces and San Patricio County, you may qualify for a USDA loan. These offer zero down payment and competitive rates for buyers purchasing in USDA-eligible areas. Not every part of the Coastal Bend qualifies, but more areas do than most people realize.

Adjustable-Rate Mortgages (ARMs)
ARMs start with a lower interest rate that adjusts after a set period (commonly 5, 7, or 10 years). These can make sense for buyers who plan to sell or refinance before the adjustment period begins, which is common for military families who know they'll PCS within a few years.



Down Payment & Closing Costs

Depending on your loan type, your down payment could range from 0% (VA and USDA) to 3.5% (FHA) to 3-20% (conventional). Beyond the down payment, budget for:

Closing costs: Typically 2-5% of the purchase price, covering lender fees, title insurance, escrow, and recording fees.

Home inspection: Usually $300-500 in the Corpus Christi area, depending on the size and age of the home. Highly recommended even though it's not required by most lenders.

Appraisal: Required by the lender to confirm the home's value supports the loan amount. Typically $400-600.

Windstorm insurance: This is a Coastal Bend-specific cost that catches many buyers off guard. Properties in the Texas Windstorm Insurance Association (TWIA) designated area, which includes most of Corpus Christi, North Padre Island, Port Aransas, Flour Bluff, Rockport, and Portland, require a separate windstorm policy in addition to standard homeowner's insurance. This can add $1,500-5,000+ per year depending on the property's location, age, and construction. Ask your lender and insurance agent about this early so it doesn't surprise you at closing.

Prepaid taxes and insurance: Your lender will typically collect several months of property tax and insurance payments upfront to fund your escrow account.

Earnest money: In Texas, earnest money is deposited when your offer is accepted and is held by the title company. The amount is negotiable but typically ranges from 1-2% of the purchase price in the Coastal Bend.


Estimate Your Monthly Payment

Not sure what your monthly mortgage might look like? Use this calculator to get a rough estimate based on home price, down payment, interest rate, and loan term.

Keep in mind this estimate won't include property taxes, homeowner's insurance, windstorm insurance, or PMI/VA funding fee. Your actual monthly cost will be higher than the principal and interest number shown here. A lender can give you a full picture.

Have Questions About Financing?

Financing can feel complicated, but it doesn't have to be. We help connect our buyers with trusted local lenders who know the Coastal Bend market, understand VA and VLB loan programs, and communicate clearly throughout the process.

If you're not sure where to start, that's fine. That's what we're here for.

Call us at (361) 239-4239 or Email us at info@theporchlightrealty.com, or fill out the form below and we'll connect you with the right person.