Conventional loans
Compare down payment choices, fixed or adjustable rates, and mortgage insurance requirements based on your loan and borrower profile.
Discuss conventional options ↗Texas mortgages / PJ Zaji
Texas home loans.A clearer path home.
Explore Texas home loans with a clear view of your options, your monthly payment and your cash to close. Start with the numbers. Move forward with a plan.
PJ Zaji · Loan Originator · NMLS #2280005
Nexa Mortgage · NMLS #1660690 · Serving Texas
Your move. Your starting point.
What are you
planning next?
01Buy a homeExplore your purchase loan options.
02Refinance a mortgageCompare the cost and the potential benefit.
03Finance a new homeLook beyond the builder’s advertised rate.
04Purchase an investment propertyReview financing around your strategy.
Explore first. Apply when you are ready.
01 / Start with the numbers
See the payment.
Understand the pieces.
Adjust the assumptions to explore a purchase scenario. Your homeownership budget includes more than principal and interest.
Illustrative monthly total
/ month
Includes the costs entered below. This is not a loan quote or approval.
- Principal + interest
- $2,528
- Property taxes
- $833
- Homeowners insurance
- $200
- HOA dues
- $100
- Mortgage insurance
- $0
Loan amount
Discuss my buying budget ↗Educational estimate for a fully amortizing fixed-rate loan. The default 6.5% is an example, not a current advertised rate. Excludes closing costs, upfront mortgage insurance or funding fees, and PID/MUD or other assessments not included in your inputs. Actual taxes may change after purchase or construction. HOA dues are included in this total but may be paid separately. No personal information is needed to use this calculator.
02 / Find your fit
Different goals.
Different loan paths.
Explore common mortgage categories, then discuss which programs are available and suitable for your situation.
FHA loans
Explore an FHA-insured mortgage and review its down payment, credit and mortgage insurance requirements alongside other options.
Explore FHA financing ↗VA loans
For eligible veterans, service members and certain surviving spouses. Review entitlement, funding fees and property requirements.
Ask about VA eligibility ↗Jumbo financing
For borrowing above applicable conforming loan limits. Compare lender-specific down payment, reserve and documentation requirements.
Review jumbo options ↗Self-employed buyers
Start with your income documentation. Ask whether conventional underwriting or an alternative documentation program may fit.
Discuss my income situation ↗USDA financing
Review location and household income eligibility for USDA programs. Eligibility depends on the property and borrower, not the city name alone.
Check USDA possibilities ↗First-time homebuyersYour first home.
Your first home.
A clear starting point.
Compare the down payment, cash to close and ongoing payment before deciding on a loan. Ask about any currently available assistance programs and their eligibility, repayment conditions and lender requirements.
Plan my first purchase ↗These are educational loan categories, not an offer or guarantee of program availability. Products, terms and eligibility vary by lender and may change. All loans are subject to underwriting and property approval.
Loan programs in detail
FHA, VA, conventional,
jumbo and DSCR loans.
The basics of each program as of 2026. As a mortgage broker serving Frisco and the Dallas area, I compare these across 280+ wholesale lenders so you see real options side by side.
FHA loans
- As little as 3.5% down with a 580+ credit score (10% down from 500 to 579).
- Upfront mortgage insurance of 1.75% plus an annual premium.
- 2026 FHA limit in Dallas, Collin, Denton and Tarrant counties: $563,500 for a single family home.
- Sellers can contribute up to 6% toward closing costs.
VA loans
- No down payment for borrowers with full entitlement.
- No monthly mortgage insurance.
- One time funding fee (2.15% on first use with under 5% down); waived for veterans receiving service connected disability compensation.
- No VA loan limit with full entitlement.
Conventional loans
- As little as 3% down for eligible first time buyers; 5% or more is common otherwise.
- Private mortgage insurance applies under 20% down and can be removed at 20% equity (it ends automatically at 22%).
- 2026 conforming limit: $832,750 for a single family home in DFW.
- Fixed and adjustable rate options.
Jumbo loans
- For loan amounts above the 2026 conforming limit of $832,750.
- Expect 10% to 20% down, stronger credit (often 700+), and 6 to 12 months of reserves, depending on the lender.
- Pricing varies widely between lenders, so shopping matters most here.
DSCR loans
- Qualifies on the property’s rental income instead of your personal income or tax returns.
- Lenders typically look for a DSCR of 1.0 or higher, meaning rent covers the monthly payment.
- Usually 20% to 25% down; the property can be held in an LLC.
- Rates run higher than owner occupied loans.
$832,7502026 conforming loan limit (single family, DFW)
$563,5002026 FHA loan limit (Dallas, Collin, Denton, Tarrant)
280+wholesale lenders compared for your loan
Rates are not quoted on this page because they change daily and depend on your credit, down payment, property type, occupancy and loan amount. Figures shown are for education only and are not a commitment to lend. Loan limits are 2026 figures published by FHFA and HUD. All loans are subject to credit approval, underwriting and property eligibility. PJ Zaji, NMLS #2280005. NEXA Mortgage, NMLS #1660690. Equal Housing Opportunity.
03 / Compare the complete offer
A lower rate
is only part of the story.
Two offers can look similar and cost very differently. Compare written Loan Estimates using the same loan amount, term and comparable timing.
Request a loan comparison ↗Share financial documents through an approved secure channel after speaking with PJ, rather than a general contact form.
- Interest rate + APR
- Review the rate along with APR, points and fees. APR helps compare borrowing costs but should be considered with your loan type and expected holding period.
- Points + lender credits
- Check what you pay upfront for the quoted rate and whether a lender credit comes with a different rate.
- Cash to close
- Separate the down payment, loan costs, prepaids and escrow deposits. Understand where any credits apply.
- The complete monthly cost
- Include mortgage insurance, property taxes and insurance. Lower estimated taxes do not make one lender’s loan less expensive.
- Rate lock + loan features
- Review the lock period, potential extension costs and any adjustable-rate, balloon or prepayment-penalty features.
04 / New construction financing
The builder has an offer.
Make sure you understand it.
A promoted rate or closing-cost credit can be useful. The right comparison includes the home price, loan terms, lender costs and the conditions behind the incentive.
Temporary or permanent?
Understand whether the promotion changes the note rate or temporarily reduces your payment. Compare the payment after any buydown ends.
What is required?
Check the preferred-lender condition, eligible homes, closing deadline and any restrictions on combining incentives.
What is the full cost?
Compare points, lender fees, cash to close and realistic property taxes for the completed home, not just the advertised payment.
05 / Think beyond the purchase
Financing around
your next move.
A refinance or investment loan should be evaluated against your goals, costs and timeline.
Does refinancing
make sense for you?
Compare the new payment and term against closing costs and how long you expect to keep the loan. A lower payment alone does not establish savings.
- Rate-and-term refinance
- Cash-out goals and available equity
- Closing costs and break-even period
- Remaining term versus a new loan term
The property.
The financing. The strategy.
Ask about investment property mortgages and DSCR programs, where available. Review how the lender evaluates rental income, property expenses and borrower requirements.
- Down payment, reserves and credit criteria
- Rental income and lender-defined coverage
- Prepayment penalties and loan structure
- Long-term hold versus planned exit
06 / Your point of contact
The home and the loan.
One clearer conversation.
PJ brings a real estate perspective to the financing conversation. Discuss the purchase, the budget and the loan details together, while keeping each role and agreement clear.
- Start with your priorities. Your payment comfort, available cash and move date.
- Compare the tradeoffs. Down payment, loan term, mortgage insurance and upfront costs.
- Ask direct questions. What is required, what could change and what happens next.
- Stay informed. Review the written terms and outstanding conditions before closing.
07 / From first question to closing
Know what happens next.
Define your goal
Discuss buying, refinancing or investing, your timeline and your priorities. Ask what information is needed to explore options.
Apply + document
Use the application portal and provide the requested income, asset and credit information through approved channels.
Review + verify
Compare the available terms. Underwriting and property review determine approval and any conditions that must be satisfied.
Prepare to close
Review final disclosures, confirm cash to close and complete the closing requirements. Funding follows the applicable process.
Prequalification or preapproval does not guarantee final loan approval. Approval and closing depend on underwriting, the property and satisfaction of applicable conditions.
08 / Straight answers
Mortgage questions.
Clearer next steps.
Start here, then discuss the details of your own situation with PJ.
Ask a mortgage question ↗How much down payment will I need?
It depends on the loan program, occupancy, property and borrower profile. Compare both the down payment and total cash to close. Ask about mortgage insurance and any program-specific fees rather than assuming every loan needs the same percentage.
What is the difference between prequalification and preapproval?
The terms and review process vary by lender. Ask what information has been verified, whether credit has been reviewed and which conditions remain. Neither is a guarantee of final underwriting approval.
What affects my mortgage rate?
Market pricing, loan type and term, credit profile, down payment, occupancy and rate-lock timing can affect an offer. Points and lender credits can change the quoted rate and upfront costs. Compare written offers with consistent assumptions.
Does applying for a mortgage affect my credit?
Ask whether the lender will use a soft or hard credit inquiry and when it occurs. A hard inquiry can affect your score. Rate-shopping treatment depends on the credit-scoring model and timing, so ask before authorizing a credit review.
Can I get a mortgage if I am self-employed?
Self-employed borrowers can explore mortgage options, but income must be evaluated under the applicable program. Tax returns, business information or alternative documentation may be needed. Ask which programs are available and compare their rates, fees and requirements.
Should I use the builder’s preferred lender?
Compare the builder-linked incentive with other written loan offers. Include rates, points, lender fees, cash to close and any closing deadline. A temporary buydown should be compared using the payment after the temporary benefit ends as well.
What is included in my monthly payment?
Principal and interest, property taxes, homeowners insurance and any mortgage insurance may be included in the lender’s payment or escrow arrangement. HOA dues and some assessments can be paid separately. Review the full homeownership budget and the property’s specific costs.
When does refinancing make financial sense?
Compare closing costs, payment changes, loan terms and your expected holding period. Consider whether a longer new term increases total interest even if it reduces the payment. Cash-out refinancing also changes your debt and equity position.
Your next move starts with clarity
Bring the goal.
Let’s work through the numbers.
Ready to apply, comparing an offer or still figuring out your budget? Choose the next step that fits where you are.
Use the application portal for financial information. General inquiries do not require income documents or a Social Security number.