Temple and Belton Mortgage Broker
By Dustin Edwards, Founding Partner / MLO, NMLS 577050 · CapFi Lending, NMLS 1692019
CapFi Lending is a Central Texas mortgage broker that helps Temple and Belton buyers compare home loans from more than 50 wholesale lenders, including conventional, FHA and VA loans and non-QM options like bank statement, DSCR and asset depletion. We’re based in Austin, about an hour down I-35, and licensed to make loans anywhere in Texas. Call or text (512) 593-1336 to start.
- 50+ wholesale lenders
- Rated 4.9 on Google (79 reviews)
- Licensed to make loans anywhere in Texas
Call or text (512) 593-1336, Mon–Sat 9–7.
Why Temple and Belton buyers work with a broker
Temple grew up around railroads and hospitals, and Belton around the county courthouse and a university. Today buyers here include medical staff relocating for a job, university employees, I-35 commuters, military retirees, self-employed tradespeople and investors. Each needs a different loan. A bank offers its own products; I compare options across more than 50 wholesale lenders and match the program to your income and plans.
I’m Dustin Edwards (NMLS 577050). My partner Clay Wilson (NMLS 1849979) and I run CapFi Lending (NMLS 1692019) from 2617 Willow St, Unit 1, Austin TX 78702. We’re Rated 4.9 on Google (79 reviews). Call or text (512) 593-1336.
Temple and Belton at a glance
Facts are tied to sources at the bottom. Confirm boundaries and taxes for the specific address.
- Where Temple is. Temple sits at Interstate 35 and State Highways 53 and 95 in northeastern Bell County, thirty-six miles south of Waco and sixty-seven miles north of Austin (Handbook of Texas).
- Named for a railroad engineer. The Gulf, Colorado and Santa Fe Railway’s camp was called Temple Junction, after chief engineer Bernard Moore Temple; the post office took the name Temple in January 1881, and the town incorporated in 1882 (Handbook of Texas).
- A medical center since the 1890s. The Santa Fe Hospital opened in 1891, King’s Daughters Hospital in 1897 and Scott and White Hospital in 1904, and a Veterans Administration hospital opened in 1942 (Handbook of Texas). The Temple area also became a place military personnel moved to for retirement (Handbook of Texas).
- Belton is the county seat. Belton, on Nolan Creek at I-35 and U.S. 190 near the center of Bell County, was chosen as county seat in 1850 and renamed Belton, after Bell County, in December 1851 (Handbook of Texas).
- University town. Baylor Female College, later the University of Mary Hardin-Baylor, moved to Belton in 1885 (Handbook of Texas).
- Appraisal. Bell County parcels in both cities are appraised by the Bell Central Appraisal District.
- School districts. Temple-area and Belton-area addresses are served by more than one district, including Temple ISD and Belton ISD. Confirm the district for the exact address.
- Population. Temple: 98,412; Belton: 25,964, per the Census Bureau’s July 1, 2025 estimates (Vintage 2025).
- Median home value. Temple: $239,000; Belton: $258,700 for owner-occupied homes, per the Census Bureau’s 2020–2024 American Community Survey. These are owners’ estimated values, not current sale prices.
Loan programs that fit Temple and Belton
Program terms vary by lender. This is a starting point.
| Your situation | Loan types we usually compare | What we check first |
|---|---|---|
| Relocating for a hospital or university job | Conventional, FHA, jumbo at higher prices | Offer letter, start date, income structure |
| Military retiree or veteran | VA | Certificate of Eligibility and entitlement |
| Self-employed or business owner | Bank statement, P&L | Deposits, ownership, write-offs |
| Retiree living on savings | Asset depletion | Account statements |
| Rental near a university or hospital | DSCR, Texas DSCR | Market rent vs full payment |
| Variable or bonus-heavy pay | Interest-only, WVOE-only | Pay history and how the employer documents it |
| ITIN borrower | ITIN mortgage | Income docs and credit history |
| Buyer living outside the U.S. | Foreign national | Source of funds and intended use |
Non-QM loans for Temple and Belton borrowers
Plenty of Temple and Belton borrowers have strong finances that a bank’s standard file can’t read. Non-QM loans qualify you another way:
- Bank statement loans use deposits instead of tax returns, a fit for contractors and small-business owners along the I-35 corridor.
- P&L loans use a profit-and-loss statement.
- Asset depletion turns savings and investments into qualifying income, useful for retirees.
- DSCR loans qualify rentals on rent, not income, and many programs allow an LLC.
- WVOE-only loans: the lender verifies employment directly with your employer, in place of tax returns.
- Foreign national and ITIN loans for borrowers without US credit or an SSN.
Down payment, credit and reserve requirements vary by lender. That’s why we shop more than 50 wholesale lenders.
Agency loans: conventional, FHA and VA
Conventional, FHA and VA loans fit many Temple and Belton primary-residence buyers with documented income, including veterans and military retirees.
No lender fees on agency loans (conventional, FHA, VA). Third-party costs may apply.
Property taxes in Temple and Belton
I don’t quote tax rates here because they change yearly and differ by parcel. Pull the taxing units for the address from the Bell Central Appraisal District, and we’ll use the real numbers in your payment.
- Homestead exemption. Under Texas Tax Code §11.13(b), school districts must exempt $140,000 of a homestead’s appraised value, plus $60,000 more for owners 65 or older or disabled under §11.13(c) (Texas Comptroller).
- 10% homestead cap. Under §23.23, a homestead’s taxable appraised value can’t rise more than 10% a year, plus new improvements, starting the year after you qualify.
How buying in Temple or Belton works
- First conversation. Call or text (512) 593-1336. Price range, down payment, income type and timing.
- Documents. Pay stubs and W-2s, an offer letter if you’re relocating, bank statements or a P&L, VA eligibility, or rent estimates for a rental.
- Pre-approval. Compared across more than 50 wholesale lenders.
- Address check. City, school district, Bell CAD taxing units and HOA.
- Under contract. Appraisal, title and insurance.
- Underwriting. Clear, specific conditions.
- Closing. File your homestead exemption with Bell CAD.
Already own? Compare a refinance, cash-out refinance or HELOC.
What makes CapFi different
- More than 50 wholesale lenders.
- Non-QM is core, not a side menu.
- Locally owned in Austin, licensed to make loans anywhere in Texas.
- Rated 4.9 on Google (79 reviews).
- Direct line: (512) 593-1336, Mon–Sat 9–7. Office visits by appointment.
First-time buyer? See first-time buyer options. Down payment assistance can sometimes help as a supporting piece.
Nearby areas we serve
VA buyers near the base:
Temple and Belton mortgage FAQs
Can I get pre-approved before I start a new job at a Temple hospital?
Often, yes. Some lenders can use a signed offer letter for a job that hasn’t started yet; the rules vary by lender. That can let you buy before or around your start date. Send us your offer letter early, and we’ll match you to lenders whose guidelines fit your relocation.
Is Belton or Temple the Bell County seat?
Belton is the Bell County seat; it was chosen in 1850 and renamed for the county in 1851. Temple is a separate city to the northeast along I-35. Both are in Bell County, so parcels in either are appraised by the Bell Central Appraisal District, where you’ll also file your homestead exemption.
Can I buy a rental near the University of Mary Hardin-Baylor with a DSCR loan?
Yes, if it’s an investment property. DSCR lenders qualify the home on its market rent compared with its full payment, not your personal income. Rent assumptions should be market-supported, and lease or occupancy rules from the city or HOA still apply. Terms vary by lender, and we run the ratio before you offer.
I’m a military retiree. Which loan should I compare in Temple?
Start with a VA loan if you have eligibility, then compare conventional for the same home. If you’re living partly on savings, asset depletion can count those balances as income. Program terms vary by lender, and we price each option side by side across more than 50 wholesale lenders.
Can I commute from Temple or Belton to Austin and still buy here?
Yes. Where you work doesn’t limit where you can buy, as long as the home fits the loan’s occupancy rules. Lenders qualify your income and the full payment, so we build in taxes, insurance and HOA dues for the specific address. CapFi is licensed to make loans anywhere in Texas.
I’m self-employed in Temple. Can I qualify without tax returns?
Often, yes. Bank statement loans use your deposits, and P&L loans use a profit-and-loss statement, instead of tax returns. These are non-QM programs, and down payment, credit and reserve requirements vary by lender. We compare several and tell you plainly which path fits.
What is a WVOE-only loan, and who in Temple uses it?
A WVOE-only loan is a non-QM program where the lender verifies employment directly with your employer, in place of tax returns. It can help W-2 employees whose returns don’t reflect their income cleanly. Fewer lenders offer it than standard programs, and terms vary by lender.
Do I need to visit your Austin office to buy in Temple or Belton?
No. We handle Temple and Belton loans by phone, text, email and secure online upload, and you close with a local title company. If you’d like to meet in person at 2617 Willow St, Unit 1, Austin, call or text (512) 593-1336 to set an appointment, Monday through Saturday.
Ready to buy in Temple or Belton?
Call or text (512) 593-1336, Mon–Sat 9–7, or tap Get Started. We’ll compare more than 50 wholesale lenders for your file.
- CapFi Lending, NMLS 1692019
- Dustin Edwards, NMLS 577050
- Clay Wilson, NMLS 1849979
- 2617 Willow St, Unit 1, Austin TX 78702
- Office visits by appointment
- Rated 4.9 on Google (79 reviews).
Program availability and terms vary by lender. Equal Housing Opportunity.
Sources
Checked October 24, 2026.
- Handbook of Texas Online, “Temple, TX” (I-35/SH 53/95, NE Bell County, distances to Waco/Austin, Temple Junction and Bernard Moore Temple, Jan 1881 post office, 1882 incorporation, hospitals 1891/1897/1904, VA hospital 1942, military retirees): https://www.tshaonline.org/handbook/entries/temple-tx
- Handbook of Texas Online, “Belton, TX” (county seat, Nolan Creek, I-35/U.S. 190, chosen 1850, renamed Dec 1851, UMHB moved 1885): https://www.tshaonline.org/handbook/entries/belton-tx
- Bell Central Appraisal District: https://bellcad.org/
- Temple ISD: https://www.tisd.org/ · Belton ISD: https://www.bisd.net/ · City of Temple: https://www.templetx.gov/ · City of Belton: https://www.beltontexas.gov/
- Texas Comptroller, Property Tax Exemptions; Texas Tax Code §11.13, §23.23 (as in the Cedar Park sources)
- U.S. Census Bureau QuickFacts (https://www.census.gov/quickfacts/fact/table/newbraunfelscitytexas,killeencitytexas,templecitytexas,harkerheightscitytexas,beltoncitytexas/HSG495223), accessed Oct 24, 2026
- U.S. Census Bureau 2024 Gazetteer Files, Texas places (https://www2.census.gov/geo/docs/maps-data/data/gazetteer/2024_Gazetteer/2024_gaz_place_48.txt), accessed Oct 24, 2026