Mortgage Broker in Hays County

Loan Types We Specialize In

Explore the loan programs available to Hays County, 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 Hays County

Our team helps buyers and homeowners across Hays County secure the right mortgage for their needs, whether you’re looking in Buda, Kyle, San Marcos, or one of the rural communities that dot the Hill Country. We handle conventional, FHA, VA, jumbo, renovation and non-QM loans, and know the ins and outs of each as they apply right here. Whether you’re buying your first home along the I-35 corridor, refinancing in Wimberley, or financing acreage outside Dripping Springs, you’ll talk to a real person who actually knows the local market and can get real answers to your questions.

What Buying a Home in Hays County Is Really Like

Financing a home in Hays County means navigating a unique mix of suburban neighborhoods, rural properties, and rapidly growing communities. In places like San Marcos and Buda, we see a blend of new construction subdivisions and older homes. Newer developments often come with homeowners’ associations that require extra documentation for lenders, while older homes can bring appraisal challenges if condition items are flagged—especially if you’re eyeing character homes near downtown San Marcos. We help prepare for these hurdles from the start, so there are no surprises.

Condominiums aren’t as dominant here as in Austin, but they do crop up around Texas State University and in parts of Kyle. When they do, association approvals and limited review processes can slow things down if you’re not ready. That’s why we request governing documents and budget summaries early, so your loan isn’t held up by paperwork.

Rural properties around Driftwood or outside Wimberley often raise different questions. Wells, septic systems, and acreage can complicate underwriting, especially with VA loans, and we’re used to explaining these requirements to both buyers and agents. We double-check all property locations and talk you through qualifying guidelines, so you know exactly what to expect.

With the demand for homes in Buda and Kyle rising, buyers often find themselves in competitive situations. Fast Approval can be the difference between winning and losing a contract. We’re used to hustling for quick pre-approvals, and we set realistic expectations given local turn times. Jumbo financing occasionally comes into play in neighborhoods like Ruby Ranch or La Ventana, where larger custom homes are the norm. We know which lenders understand the nuances of appraising and underwriting these properties.

Flood insurance rarely comes up outside of the Blanco River corridor, but when it does, we proactively identify it and coordinate with insurance providers so there are no last-minute surprises. Whatever part of Hays County you’re looking in, we’re tuned in to the local quirks that can shape your financing path.

Hays County facts and sources

The Balcones Escarpment splits Hays County into hilly ranch country in the northwest and farmland plains in the southeast, per the Handbook of Texas. Census estimates show the county grew about 26% between 2020 and 2025, and the average commute is more than half an hour.

How We Help Hays County Buyers and Homeowners

First-time buyers in San Marcos or Kyle often come to us needing clarity on what they can afford and which programs might help with down payment. We spend time reviewing their options, help them understand what lenders look for, and get them pre-approved early so their offers are competitive. If you’re buying new construction in Buda or one of the master-planned communities, we work directly with builders and their sales teams to coordinate financing timelines and builder incentives.

Move-up buyers and those downsizing, especially in neighborhoods like Wimberley or Dripping Springs, may be juggling the sale of an existing home. We help with bridge loan options and strategize the timing of sales and purchases, so you’re never left in the lurch. If you’re self-employed or earning commissions, we know how to present your income in a way local underwriters are comfortable with—especially if you have income from short-term rentals or farm operations, which show up more often in Hays County than in Austin.

People buying condos near Texas State or multi-unit properties in San Marcos come to us for help navigating limited project approvals, rental income calculations, and association requirements. We source and review all necessary documentation up front, so your loan isn’t delayed by paperwork at the last minute.

Homeowners looking to refinance—whether to tap equity for renovations, consolidate debt, or lower their payment—often reach out after hearing from neighbors who’ve worked with us. We provide honest advice about when refinancing makes sense, and when it doesn’t. And for buyers competing in Buda or Kyle, we’re prepared to move quickly: we gather documents ahead of time, coordinate with listing agents, and make sure your offer is as strong as possible from a financing standpoint. Our goal is simple: to take the stress off your shoulders and keep the process as smooth as possible, no matter your situation.

Which loan fits a Hays County buyer

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

Neighborhoods We Serve in Hays County

• Buda: Known for its friendly small-town feel and new master-planned subdivisions, Buda attracts families and commuters. Buyers here often look for homes with more space. HOA dues and new construction documentation often come up in financing.
• Kyle: Rapid growth means a mix of starter homes, established neighborhoods, and new builds. Many first-time buyers and young families are drawn to Kyle. Appraisals tend to move quickly, but new builds often mean builder-specific contract terms.
• San Marcos: With Texas State University at its heart, San Marcos includes everything from student condos to historic homes near the Square. Investors and parents buying for students often seek guidance on condo financing and rental income guidelines.
• Wimberley: Known for its scenic lots and unique custom homes, Wimberley attracts retirees, artists, and those seeking a slower pace. Financing often involves wells, septic systems, and acreage, so we pay special attention to property condition and rural lending requirements.
• Driftwood: Rural, with larger tracts and custom homes, Driftwood buyers tend to be established families or those seeking privacy. We often see buyers using jumbo loans and needing financing for properties with outbuildings or agricultural exemptions.
• Dripping Springs (Hays County portion): The edge of the Hill Country draws buyers for both primary residences and second homes. Larger lots, custom construction, and unique property features often mean more detailed appraisals.
• Mountain City: Small and residential, Mountain City appeals to those seeking quiet, mature neighborhoods.
• Uhland: On the eastern edge of the county, Uhland offers rural properties and newer subdivisions, attracting buyers who want space without straying far from the city. FHA loans are common here, and we check eligibility early.

Programs Available to Hays County Buyers

Hays County doesn’t have its own county-specific down payment assistance program, but buyers here can access several statewide and regional options. The Texas State Affordable Housing Corporation (TSAHC) offers down payment assistance for eligible first-time and repeat buyers, including grants and deferred second liens. These programs are especially helpful for teachers, first responders, and those with moderate incomes. The Homes for Texas Heroes program is also popular among local educators and healthcare workers, giving an extra hand to those serving the community.

Texas Department of Housing and Community Affairs (TDHCA) programs provide assistance that can combine with FHA, VA or conventional loans, and can be used for both first-time and returning buyers. VA loans are an option for veterans and active duty service members, and we walk through the unique requirements for those buying in both rural and suburban areas.

Program terms and eligibility guidelines change frequently, so we confirm each detail with you up front and ensure you have the latest information. If you’d like to explore what you might qualify for, we’re happy to review all available options based on your needs.

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

Hays County homes are appraised by the Hays Central Appraisal District; see our Buda page for homestead, cap and protest details.

Agency loan costs

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

Talk to Someone Who Knows Hays County

If you’re buying or refinancing in Hays County, you’ll always work with a local expert who knows the difference between lending on a Buda subdivision and a Wimberley acreage. Licensed in TX and serving Travis and Williamson counties too, our team is here to answer your questions with honesty and local experience—no pressure, just real answers. When you’re ready, let’s talk.

Talk to a broker about Hays County

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 by appointment in Austin.

Rated 4.9 on Google (79 reviews).

• CapFi Lending
• Dustin Edwards NMLS 577050
• Clay Wilson NMLS 1849979.

By Dustin Edwards, NMLS 577050

Frequently Asked Questions

Nearby areas

Sources

• U.S. Census Bureau QuickFacts, Hays County, Texas, checked Oct 25, 2026.
• Handbook of Texas Online, “Hays County,” checked Oct 25, 2026.
• Hays Central Appraisal District, hayscad.com, checked Oct 25, 2026.
• Texas Tax Code §§11.13, 23.23, 41.44; Texas Comptroller homestead guidance, checked Oct 25, 2026.