Mortgage Broker in Round Rock

Loan Types We Specialize In

Explore the loan programs available to Round Rock, 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

Round Rock facts and sources

Every fact below is tied to a public source listed at the bottom of the page. For a particular property, confirm with the source, because boundaries and taxing units are set by parcel.

• Where it is. Round Rock is on Interstate 35 in south-central Williamson County, sixteen miles north of downtown Austin (Handbook of Texas).
• The rock in Brushy Creek. The settlement started in 1848 on the north bank of Brushy Creek and was first called Brushy Creek. On August 24, 1854, it officially became Round Rock, named for a large anvil-shaped limestone rock in the creek where early settlers Thomas Oatts and Jacob Harrell fished. The Chisholm Trail crossed Brushy Creek near the rock (Handbook of Texas).
• Old Town and the railroad. When the International-Great Northern Railroad came through in 1876, the town moved toward the tracks and the south bank of the creek. The original site became known as Old Round Rock (Handbook of Texas).
• Sam Bass, 1878. Outlaw Sam Bass was drawn to the area in 1878; his capture and death after a shootout that year are remembered at the town’s annual Frontier Days (Handbook of Texas).
• Growth. Round Rock had 2,811 residents in 1970, 30,923 in 1990, 61,136 in 2000 and 119,468 in 2020 (Handbook of Texas). The city itself notes over 100,000 residents today (City of Round Rock). Computer-related industries arrived in the 1980s (Handbook of Texas).
• Two counties. Round Rock is mainly in Williamson County, with a small area in Travis County to the south along IH 35 (City of Round Rock). Williamson County homes are appraised by the Williamson Central Appraisal District (WCAD); Travis County homes by the Travis Central Appraisal District (TCAD).
• City limits vs. mailing address. The City says postal addresses don’t show whether you live inside city limits; check with the county tax office or the City’s Planning and Development Services (City of Round Rock).
• School districts. Round Rock ISD serves Round Rock and parts of Williamson and Travis counties, including parts of Cedar Park and Austin (City of Round Rock). Some Round Rock addresses are in other districts, so confirm the exact address with the City’s GIS maps and the district (City of Round Rock GIS).
• MUDs. Outside city limits, water and sewer may come from a municipal utility district, a local government with its own elected board and taxing power (City of Round Rock). Whether a specific subdivision has a MUD shows on the WCAD or TCAD taxing-unit list for the parcel.

What Buying a Home in Round Rock Is Really Like

Round Rock grew fast from the 1970s on, so most of the housing is newer than in central Austin, and you’ll often compare a 1980s or 1990s subdivision home with a much newer one in the same week. A few things come up again and again:

• The tax bill depends on the parcel. County, school district and any MUD all change the payment, and two similar homes can carry different tax lines.
• The school district can surprise you. A Round Rock mailing address doesn’t guarantee Round Rock ISD.
• HOA dues add up. Lenders count them in your debt-to-income ratio.
• Flood zones near creeks matter. Brushy Creek runs through the city, and a home’s flood zone can change insurance and the payment.

None of these stop a purchase. They just need to be checked before you write the offer, not after.

Neighborhoods We Serve in Round Rock

We finance homes across Round Rock, and the first thing we check on any address is its school district and taxing units. Round Rock ISD serves Round Rock and parts of Williamson and Travis counties, including parts of Cedar Park and Austin, and some Round Rock addresses are in other districts (City of Round Rock). Those lines follow parcels, not ZIP codes or mailing addresses. The City’s GIS maps show school district boundaries, and we confirm the specific property with the district and the appraisal district before you write an offer.

Loan-fit table

Programs Available to Round Rock Buyers

Non-QM loans

If your income doesn’t fit a W-2 box, non-QM loans qualify you on something else:

• Bank statement loans figure income from business or personal deposits.
• P&L loans use a profit-and-loss statement.
• Asset depletion turns eligible savings and investments into qualifying income.
• DSCR loans qualify a rental on its rent instead of your personal income. See also our Texas DSCR page.
• ITIN mortgages are for borrowers who file taxes with an ITIN.
• Foreign national mortgages are for buyers who live outside the U.S.

Down payment, credit and reserve requirements on these programs vary by lender. That’s the reason to shop more than 50 wholesale lenders. If you’re self-employed, start there.

Standard programs

Conventional, FHA, VA and jumbo loans cover most Round Rock purchases. First-time buyers can look at first-time buyer options, and down payment assistance can sometimes help as a supporting piece, through approved participating lenders.

Tech RSU income

Round Rock has been home to computer-related industries since the 1980s (Handbook of Texas), and if part of your pay comes as restricted stock units or an annual bonus, lenders can often count it. How much counts depends on the lender and the program.

In general, underwriters want a history of vesting or bonus payments, evidence the income is likely to continue, and a way to value the shares. Some lenders average past vesting; others look at the remaining schedule. Requirements vary by lender, so we match your pay structure to a lender whose guidelines fit it.

Vested shares you’ve sold can also go toward the down payment or reserves, as long as the money is documented. Bring your vesting history and brokerage statements to the first call, and we’ll show you both ways RSUs can help.

Property taxes in Round Rock

I won’t quote tax rates here; they change every year and differ by parcel. Pull the current rates for the address from the appraisal district, and we’ll put them in your payment.

Who appraises the home. WCAD for Williamson County parcels, TCAD for the small Travis County portion. The parcel page lists every taxing unit: county, city, school district and any MUD or special district.

MUD tax. A MUD can levy its own property tax for water, sewer and drainage infrastructure. If the parcel is in one, it’s a separate line on the bill. Check the taxing-unit list rather than going by the subdivision name.

Homestead exemption. Once the home is your principal residence, apply to the appraisal district. Under Texas Tax Code §11.13(b), school districts must exempt $140,000 of a homestead’s appraised value. Owners who are 65 or older, or disabled, get an additional $60,000 school-district exemption under §11.13(c). Other taxing units may offer local-option exemptions (Texas Comptroller).

The 10% homestead cap. Under Texas Tax Code §23.23, a homestead’s appraised value for tax purposes can’t rise more than 10% a year, plus new improvements. The cap starts the year after you qualify.

Protest deadline. Under Texas Tax Code §41.44, you must protest by May 15 or 30 days after the appraisal district delivers your notice of appraised value, whichever is later.

What this means for your loan. Lenders qualify you on the full payment, taxes included. We estimate the tax on the actual parcel before you offer so the number doesn’t change on you later.

How We Help Round Rock Buyers and Homeowners

A Round Rock purchase, start to finish

1. First conversation. Call or text (512) 593-1336. We talk about price, timing, down payment and how you’re paid.
2. Documents. Pay stubs and W-2s, RSU vesting statements, bank statements or a P&L for self-employed buyers, or a Certificate of Eligibility for VA.
3. Pre-approval. We compare more than 50 wholesale lenders and issue a pre-approval for the loan you’ll actually use.
4. Address-level check. For the home you like, we check the appraisal district record: county, school district, MUD and HOA. Then we update your payment.
5. Under contract. We lock when you’re ready, order the appraisal and work with the title company.
6. Underwriting. We tell you what the underwriter needs and why.
7. Closing. You sign and get keys. Then file your homestead exemption.

Refinancing in Round Rock

If you already own here, we’ll look at a rate-and-term refinance, a cash-out refinance, or a HELOC if you’d rather keep your current first mortgage. If the numbers don’t work yet, we’ll say so.

Questions before an offer

• Is the address inside Round Rock city limits? The mailing address won’t tell you; check with the county tax office or the City.
• Which school district is it in? Check the City’s school district map and the district itself.
• Is the parcel in a MUD or other special district? Check the appraisal district’s taxing-unit list.
• Is it Williamson or Travis County? It changes the appraisal district and the tax lines.
• What are the HOA dues? They count in your debt-to-income ratio.
• Is it near Brushy Creek or another creek? Check the flood zone early.
• If you have RSUs, what’s your vesting history? Bring statements to the first call.

Talk to Someone Who Knows Round Rock

• More than 50 wholesale lenders, compared for your file.
• Non-QM is a real part of what we do: bank statement, P&L, asset depletion, DSCR, ITIN and foreign national loans.
• Locally owned, with our office in Austin.
• Rated 4.9 on Google (79 reviews).
• Call or text (512) 593-1336, Mon–Sat, 9 AM–7 PM.

Looking nearby too? See Cedar Park, Georgetown, Pflugerville, our Austin page, our Williamson County mortgage broker page, the Round Rock mortgage calculator, today’s Austin mortgage rates with APR, or every Texas area we serve.

Frequently Asked Questions

Sources

Sources checked October 23, 2026.

1. Handbook of Texas Online, “Round Rock, TX” (location, 1848 settlement on Brushy Creek, Aug 24, 1854 naming, the rock, Chisholm Trail, 1876 railroad and Old Round Rock, Sam Bass 1878 and Frontier Days, computer-related industries in the 1980s, population, coordinates): https://www.tshaonline.org/handbook/entries/round-rock-tx
2. City of Round Rock, New Residents (100,000+ residents; mainly Williamson County with a small area in Travis County along IH 35; RRISD serves Round Rock and parts of Cedar Park and Austin; postal address vs city limits; MUD definition): https://www.roundrocktexas.gov/city-about-round-rock/new-residents/
3. City of Round Rock, Geospatial Services (GeoHub and interactive maps, including school districts): https://www.roundrocktexas.gov/city-departments/geospatial-services/
4. Round Rock ISD: https://www.roundrockisd.org/
5. Williamson Central Appraisal District: https://www.wcad.org/
6. Travis Central Appraisal District: https://traviscad.org/
7. Texas Comptroller, Property Tax Exemptions: https://comptroller.texas.gov/taxes/property-tax/exemptions/
8. Texas Tax Code §11.13: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.11.htm
9. Texas Tax Code §23.23: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.23.htm
10. Texas Tax Code §41.44: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.41.htm
11. FEMA, flood insurance: https://www.fema.gov/flood-insurance