Mortgage Broker in Bastrop

Loan Types We Specialize In

Explore the loan programs available to Bastrop, TX home buyers and homeowners.

• First-Time Home Buyer
• FHA Home Loan
• Conventional Home Loan
• Fixed-Rate Mortgage
• Jumbo Home Loan
• Low Down Payment Options
• Refinance
• Cash-Out Refinance

Serving Homebuyers in Bastrop

Buying a home in Bastrop comes with its own unique set of opportunities and challenges. Our team helps Bastrop residents and those moving here navigate all types of home loans, from conventional and FHA to VA and non-QM. Whether you’re looking at a classic home near downtown, something newer in Hunter’s Crossing, or acreage just outside city limits, we’re here to help. We work with first-time buyers, families moving up, folks downsizing, and anyone seeking refinancing options. We know Bastrop’s lending landscape and put that knowledge to work for you. When you want Fast Approval or just want to talk to a real person, you’ll find our approach refreshingly direct.

What Buying a Home in Bastrop Is Really Like

Home financing in Bastrop brings together rural charm, historic neighborhoods, and the steady growth that’s reshaping the area. The mix of properties here means every borrower comes through the process a little differently. For many, the appeal is in the older homes near the river, with their wide porches and mature trees. These homes, while full of character, often prompt appraisers to flag foundation or roof issues—so we plan for that upfront and help you understand renovation financing if it’s needed.

Across Bastrop, homes sit on everything from city lots to sprawling tracts. Outside neighborhoods like Tahitian Village and Pine Forest, you’ll find larger parcels that sometimes mean private wells or septic systems. Lenders here are particular about verifying these systems, and we’re ready to walk you through those extra steps. Flood insurance is a consideration for properties near the Colorado River, especially after heavy rains. We help clients determine if flood coverage is required and factor those costs into your approval early, so there are no surprises.

Condominiums are less common here than in Austin, but when they do come up, buyers ask about project approval and association rules. We know which lenders are comfortable with smaller complexes and can help collect the right paperwork from HOA boards. Multi-unit homes are rare but do exist, particularly in the outlying areas; here, rental income can sometimes help with qualification, but documentation requirements are strict.

Bastrop’s market is competitive, especially for move-in ready homes in established neighborhoods. Sellers expect solid preapproval letters, not just prequalification. When you’re up against multiple offers, we’ll work quickly to get you what you need. Some buyers ask about jumbo financing for estate properties, especially closer to Cedar Creek or outside the city limits, and we’re familiar with the extra steps those require.

Ultimately, Bastrop is a place where each property tells a story—and so does each mortgage. We know the quirks, the pitfalls, and the opportunities, and we’re ready to guide you through them.

Bastrop facts and sources

Census estimates show Bastrop grew about 38% between 2020 and 2025, with a median owner-occupied home value below the Travis and Hays county medians. That mix draws first-time buyers, commuters and investors, and it’s why bank statement, DSCR and ITIN questions come up alongside FHA and VA.

How We Help Bastrop Buyers and Homeowners

Every Bastrop buyer comes to us with a different set of needs, and we tailor our approach to fit. First-time buyers in neighborhoods like Riverside Grove or Hunters Crossing often feel overwhelmed by paperwork and program choices. We take the time to explain options in plain language, and you’ll always get real answers—never a brush-off or a canned reply.

Move-up buyers looking for more space, whether in The Colony or on a few acres outside town, sometimes need to coordinate selling their current home while purchasing. We help you explore bridge loan options, or structure contingencies that make sense for the local market. Downsizers trading larger lots for a low-maintenance patio home find that certain lenders are more flexible on property types, and we know which ones to approach.

Self-employed or commission-earning clients are common in Bastrop, especially given the number of small businesses and folks commuting to Austin. We’re experienced in documenting income for everyone from artists to contractors, and we know how to work with local CPAs when tax returns get complicated.

When buyers find a rare condo or a multi-unit property, we help them navigate association rules, reserve requirements, and rental income guidelines. We’re also here for those refinancing—whether it’s to tap equity for renovations on a historic home, or to lower monthly payments after a few years in a newer build.

In Bastrop’s fast-moving market, some buyers need to act quickly. We’re set up for Fast Approval and work with lenders that understand Bastrop’s pace and property types. You won’t wait days for a call-back; when you need to talk to a real person, we’re ready. We work closely with local title companies and real estate agents, smoothing out snags before they become problems.

Which loan fits a Bastrop buyer

Terms vary by lender. No FICO, LTV, rate or reserve numbers shown on purpose.

Neighborhoods We Serve in Bastrop

• Historic Downtown Bastrop – Known for its classic bungalows and craftsman homes, Downtown draws buyers who want walkability and a sense of history. Financing here often means navigating older home inspections and possible renovation loans.
• Tahitian Village – With its winding roads and abundant pines, Tahitian Village attracts nature lovers and those looking for larger lots. Septic and water service questions are frequent here, and we’re ready to answer them.
• Hunters Crossing – A popular spot for families, Hunters Crossing features newer construction and community amenities. Buyers here ask about HOA dues and neighborhood amenities, and we help factor those into approval.
• Pine Forest – Larger homesites and a mix of custom builds mean buyers in Pine Forest sometimes need to look at unique property types. We help with appraisal concerns and lender questions about non-traditional homes.
• The Colony – This master-planned community is known for its newer homes and family-friendly vibe. Many buyers here are moving from Austin, so we help bridge the gap between metro and Bastrop area lending expectations.
• River Meadows – River Meadows offers modern homes with easy access to the Colorado River. Flood insurance is a frequent topic here, and we explain how it fits into both FHA and conventional loan scenarios.
• Circle D – With acreage homes, barns, and the occasional horse property, Circle D buyers need someone who understands rural lending and outbuilding considerations.
• Cedar Creek – Just outside Bastrop, Cedar Creek offers country living and larger estates. Buyers here often explore jumbo or non-QM financing for rural homes.
• Colovista – Golf course views and a mix of patio homes and larger estates set Colovista apart. We help buyers here understand HOA requirements and property restrictions.

We also serve nearby communities like Paige, Smithville, and Red Rock, where rural property considerations and unique local lender guidelines come up frequently.

Programs Available to Bastrop Buyers

Bastrop does not currently offer city-specific homebuyer assistance programs, but Bastrop County residents can access several helpful options. The Texas State Affordable Housing Corporation (TSAHC) provides down payment assistance and special programs for teachers, first responders, and veterans. These can be a good fit for first-time buyers and those with moderate incomes, especially in neighborhoods like Riverside Grove or Hunters Crossing where affordability is a concern.

The Texas Department of Housing and Community Affairs (TDHCA) has programs for first-time buyers statewide, including Bastrop, with options for down payment help and fixed-rate loans.

VA loans are available to eligible veterans and active-duty service members, and we frequently help Bastrop-area buyers use these benefits, especially for homes that may require appraisal flexibility.

Program terms and eligibility requirements change, so we always confirm the latest details and help you find a fit for your situation.

Non-QM loans are for borrowers whose income is real but doesn’t fit a tax-return box: business owners, 1099 contractors, investors, retirees living on assets, and buyers without a Social Security number.

Non-QM loans

Non-QM loans are for borrowers whose income is real but doesn’t fit a tax-return box.

• Bank statement loans qualify you on 12 or 24 months of deposits instead of tax returns, at any price point.
• P&L loans use a profit-and-loss statement prepared by a CPA or tax preparer.
• DSCR loans qualify a rental on its rent. See also DSCR 5–8 unit loans, the DSCR second mortgage and our Texas DSCR guide.
• Asset depletion turns eligible savings and investments into qualifying income.
• ITIN and foreign national mortgages serve buyers without a Social Security number or U.S. credit history.
• WVOE loans: the lender verifies employment directly with your employer.
• Interest-only, non-warrantable condo and after bankruptcy or foreclosure loans cover what agency rules won’t. Waiting periods vary by lender and chapter.

See all non-QM loan options or the self-employed mortgage page.

Agency loans

Conventional, FHA and VA loans fit buyers with W-2 income and documented tax returns. Jumbo loans cover amounts above the conforming limit. Homeowners can also look at a refinance, cash-out refinance or HELOC.

Property taxes and your payment

Who sets the value. The Bastrop Central Appraisal District (bastropcad.org) appraises the property; your total rate is the sum of each taxing unit on the bill (county, city, school district and any special district).

Homestead exemption. Once the home is your principal residence, apply with the appraisal district for the residence homestead exemption under Texas Tax Code §11.13. School districts must exempt $140,000 of value, plus another $60,000 if you are 65 or older or disabled.

The 10% cap. Under Tax Code §23.23, a homestead’s taxable value can’t rise more than 10% a year, plus new improvements, starting the year after you qualify.

Protests. Under Tax Code §41.44, file a protest by May 15 or 30 days after your notice is delivered, whichever is later.

Why it matters for the loan. Lenders qualify you on the full monthly payment, taxes and insurance included, so we check the tax record before you write an offer.

Agency loan costs

No lender fees on agency loans (conventional, FHA, VA). Third-party costs may apply.

Talk to Someone Who Knows Bastrop

If you’re thinking about buying or refinancing in Bastrop, give us a call or send a message. You’ll talk to someone who truly understands Bastrop, from downtown to the far edges of the county. We’re here to answer your questions—big or small—and help you get real answers about your options. When you want a team that knows the area and puts your needs first, we’re ready to help.

Talk to a broker about Bastrop

CapFi Lending is a broker, not the lender. We work with more than 50 wholesale lenders and are licensed to make loans anywhere in Texas. Program terms are set by each lender.

Call or text (512) 593-1336, Mon–Sat 9–7. Office visits are in Austin.

Rated 4.9 on Google (79 reviews).

• Dustin Edwards, Founding Partner / MLO
• Clay Wilson.

By Dustin Edwards,

Frequently Asked Questions

Sources

• U.S. Census Bureau QuickFacts, Bastrop city, Travis County and Hays County, Texas, checked Oct 25, 2026.
• Bastrop Central Appraisal District, bastropcad.org, checked Oct 25, 2026.
• Texas Tax Code §§11.13, 23.23, 41.44; Texas Comptroller homestead guidance, checked Oct 25, 2026.