Mortgage Lender in Austin, Texas
When you call Intra-Mortgage, a real loan officer picks up, not a call center three states away, and they actually know Austin's neighborhoods, not just a ZIP code on a screen.
See what you may qualify for
Answer a few quick questions to get a personalized starting home price range.
No credit pull. No obligation. No calls unless you ask for one.
Takes about 3 minutes. Not a loan application or commitment to lend.
Austin market snapshot
LiveWe know Austin, not just the state average
Austin's housing market moves fast across every corner of the city, from the bungalows in East Austin and South Congress to the newer construction spreading through Pflugerville, Cedar Park, and Kyle. Whether you are eyeing a condo near the Domain, a craftsman in Travis Heights, or a first home out in Hutto, the offer process here rarely resembles the national average you read about online. A local loan officer who has worked with Austin buyers, and Austin listing agents, can make a real difference in how your offer is perceived.
For first-time buyers, the gap between wanting to own and feeling ready to close often comes down to understanding the upfront cash. Down payment assistance (DPA), help covering the cash needed to close, is available through several Texas and Travis County programs, and eligibility rules change. We can walk you through what exists, what you likely qualify for, and what the debt-to-income ratio (DTI), how much of your monthly income goes to debt, means for your buying power before you ever make an offer. FHA loans are also available for buyers with lower down payments or credit scores that are still being built; note that FHA loans carry a mortgage insurance premium (MIP), a fee on FHA loans that protects the lender, which affects your monthly payment.
Closing timelines in the Austin area can be compressed when sellers have multiple offers on the table. Having your financing reviewed by a real team, not a lead-generation site that sells your information, gives your offer credibility and your agent confidence. Intra-Mortgage operates as a mortgage lender and broker, which means we can match your situation to the right loan product rather than pushing you toward a single option. Travis County appraisals and title processes have their own rhythm, and we have worked inside that rhythm long enough to anticipate where slowdowns tend to happen.
A licensed lender with real roots
We're not a lead-generation site that sells your information. We're a licensed mortgage team, and we're here in Texas.
A real team
You work with a licensed mortgage team and a loan officer who knows this market, not a national portal that sells your information to the highest bidder.
Market knowledge
We know Austin's neighborhoods, appraisers, title companies, and county quirks, because we close here every week.
A human, not a call center
You get one loan officer with a direct line, not a 1-800 number and a different rep every time you call.
Multi-state licensed
Licensed across OH, IN, PA, TX and more. Moving out of state later? We can likely still be your lender.
The right loan for your situation
Not sure which fits? See what you may qualify for above, or read the full guide on any option below.
FHA Loans
As little as 3.5% down with a 580 credit score. The most flexible path for first-time and credit-building buyers.
FHA in AustinConventional
3–5% down for strong-credit buyers. Mortgage insurance drops at 20% equity — the long-term cost winner.
Conventional guideVA Loans
Zero down, no monthly mortgage insurance, for eligible veterans and active-duty service members.
VA loan benefitsRefinance
Lower your rate, shorten your term, or tap equity. We'll run the break-even math honestly.
Refinance optionsFirst-Time Buyer
Down payment assistance, education, and step-by-step guidance built for people buying their first home.
First-time buyer guideNot sure yet?
Compare FHA vs. Conventional side by side, or talk to a loan officer who'll run both on your actual numbers.
Compare loan typesDown payment assistance in Austin
Texas buyers can often stack state, county, and city assistance on top of an FHA or conventional loan to cover part, sometimes all, of the down payment. What you qualify for depends on your income, the home, and the program.
No credit pull to start, we'll check your assistance eligibility with you.
Real footprint
We close loans across the entire Greater Austin metro, city neighborhoods, suburbs, and the core counties we serve.
Austin Neighborhoods
Suburbs
Statewide context, then your city
Austin prices sit well above the Texas median, so county loan limits and jumbo vs. conforming come up more often here than in Houston or San Antonio. Statewide tax, assistance, and metro-comparison context is on the Texas mortgage lender page.
Texas mortgage lender
Statewide property tax, county loan limits, and down payment assistance — and how the five Texas metros compare.
Texas home loansDallas
Shares a metro name with Fort Worth and not much else on price or inventory. Several Dallas-area counties sit above the FHA floor.
Mortgage lender in DallasFort Worth
More purchasing power than Dallas or Austin. Naval Air Station JRB is why VA loans come up so often here.
Mortgage lender in Fort WorthHouston
Near the statewide median, with more inventory than Central Texas. Most area counties use the FHA floor.
Mortgage lender in HoustonSan Antonio
The most approachable of the five on price. Joint Base San Antonio is why VA and first-time assistance often pair here.
Mortgage lender in San AntonioFrom "just looking" to keys in hand
A clear four-step path, with a real person guiding you at each stage.
Get pre-qualified
Answer a few questions, no credit pull, no obligation. We'll tell you what you can realistically afford in Austin.
~60 secondsApply & get pre-approved
A full application and verified pre-approval letter, the kind Austin sellers take seriously in a multiple-offer situation.
1–2 daysUnderwriting & approval
Your file goes through full underwriting, appraisal, title, and conditions handled by a team you can actually reach.
2–3 weeksClear to close
Sign, fund, and get your keys. We coordinate with your title company to keep closing day smooth.
Day of closeJoe Heister and Katie Smith are outstanding to work with. Joe is professional, knowledgeable, and genuinely cares about his clients — he goes above and beyond to make sure everything goes smoothly from start to finish.
I'm a real estate agent and have known Joe Heister for over 15 years. I have always respected him as a lender with integrity who consistently puts his client's interests first.
As a first-time homebuyer, I had so many questions about the mortgage process, but Katie made everything so much easier. From the beginning she took the time to explain every step and answered all my questions patiently.
I recently refinanced with loan officer Mitra Dhital, and he was very helpful and professional throughout the process. He explained everything clearly and made the experience smooth and stress-free.
Thank you to Keshabi Acharya for making our home buying experience so smooth and stress free. She was very quick to respond and very knowledgeable on the topic of loans.
I worked with Joe Heister and Katie Smith and the process was seamless. Professional, organized, and low rates. Highly recommend.
Austin mortgage FAQs
No. Several loan types allow lower down payments. FHA loans can go as low as 3.5 percent down for qualifying buyers, though they add a mortgage insurance premium. Conventional loans may allow as little as 3 percent down with private mortgage insurance (PMI), a monthly fee added when the down payment is under 20 percent. There are also Texas-specific down payment assistance programs that may help cover some of that upfront cost.
That depends on your personal finances, how long you plan to stay, and what is available in the neighborhoods you want. Market conditions shift, and what is true today may look different in six months. A loan officer can help you understand your current buying power so you can make an informed decision based on your own situation, not a headline.
A typical purchase can close in roughly 21 to 45 days once you have an accepted offer, though that window depends on the loan type, the appraisal schedule, and how quickly documentation is gathered. In a competitive Austin market, being pre-reviewed before you start shopping can put you closer to the faster end of that range.
It varies by loan type. FHA loans generally have more flexible credit requirements than conventional loans. The score you need to qualify is not always the same as the score that gets you the most favorable terms. The best first step is talking with a loan officer who can look at your full picture, not just one number.
Yes, there are state and local programs that offer down payment assistance to eligible buyers, including first-time buyer programs through the Texas State Affordable Housing Corporation and City of Austin initiatives. Income limits, property price limits, and program availability change, so it is worth asking a loan officer to check what is current before you assume you do or do not qualify.
A lender funds the loan directly. A broker works with multiple funding sources to find a loan that fits your situation. Intra-Mortgage operates as both, depending on the loan product. That means we are not locked into a single set of options. We can explain which channel applies to your specific loan so there are no surprises about who is handling your file.
Texas loan guides
In-depth guides on loan programs, limits, and buyer assistance across Texas.
Get pre-qualified for a Austin home loan
See what you qualify for in about a minute, or talk to a loan officer who actually knows the Greater Austin market.